SR 04-26-2022 7C
City Council
Report
City Council Meeting: April 26, 2022
Agenda Item: 7.C
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To: Mayor and City Council
From: Susan Cola, Interim City Attorney, City Attorney's Office, Administration
Subject: Second Reading and Adoption of Ordinance Approving Providence St. John's
Development Agreement
Recommended Action
Staff recommends that City Council adopt the attached Ordinance.
Executive Summary
At its meeting on March 22, 2022, the City Council introduced for first reading an
ordinance to adopt the Third Amendment to the Development Agreement for the
Providence Saint John’s Health Center Phase Two Master Plan. The ordinance is now
presented to City Council for adoption.
Prepared By: Bradley Michaud, Legal Operations Coordinator
Approved
Forwarded to Council
Attachments:
A. ORD-ord-2nd Reading PSJ Third Amendment
B. Ordinance Exhibit A Development Agreement PSJ Third Amendment 2022.04.26
C. Exhibit N 2022.04.26
D. Exhibit O Part 1 of 3 2022.04.26
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E. Exhibit O Part 2 of 3 2022.04.26
F. Exhibit O Part 3 of 3 2022.04.26
G. Exhibits P to U 2022.04.26
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City Council Meeting: April 26, 2022 Santa Monica, California
ORDINANCE NUMBER __________ (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA APPROVING THE DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF SANTA MONICA, A MUNICIPAL CORPORATION,
AND PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA, A CALIFORNIA
NON-PROFIT RELIGIOUS CORPORATION, AS SOLE MEMBER OF PROVIDENCE
SAINT JOHN’S HEALTH CENTER, A CALIFORNIA NON-PROFIT RELIGIOUS
CORPORATION
WHEREAS, California Government Code Section 65450 et seq. permits each city
to adopt a specific plan for the systematic implementation of the general plan for
individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by
Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure
harmonious development within the Hospital Area identified in the HASP; and
WHEREAS, the HASP was adopted to be consistent with the Land Use and
Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in
effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June 29,
1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced herein
as the “HASP Amendments”) to reflect the changes associated with the Saint John’s
Health Center Development Agreement (the “Original Agreement”), dated June 9, 1998
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and recorded in the Official Records of the County of Los Angeles, State of California on
July 29, 1998 as Instrument No. 98-1311808 (the “Original Development Agreement”);
and
WHEREAS, the Original Development Agreement contemplated new
development and associated zoning changes within the HASP areas associated with
Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and
associated zoning changes Citywide, including the Hospital Area; and
WHEREAS, the 2010 LUCE contemplates that future amendments to the HASP
will occur to be consistent with 2010 LUCE and associated zoning code updates, as
well as new development proposed by the Saint John’s Health Center; and
WHEREAS, the Original Development Agreement provided vested rights for
development of the Saint John’s Health Center in two phases (“Phase I” and “Phase II”,
respectively), with Phase I being developed entirely on the North Campus of the Saint
John’s Health Center properties (i.e., those properties north of Santa Monica Boulevard)
and Phase II being developed on a portion of the North Campus and on the South
Campus (i.e., those properties south of Santa Monica Boulevard) of the Saint John’s
Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year
vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year
vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the
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provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of
the Original Development Agreement; and
WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City
executed that certain First Amendment to Development Agreement dated October 4,
2011 and recorded in the Official Records of the County of Los Angeles, State of
California on October 13, 2011 as Instrument No. 20111388841 (the “First
Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified
the obligation under the Original Development Agreement to construct the North
Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a
modified Entry Plaza and parking program in-lieu of constructing the North
Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with
the Original Development Agreement and First Amendment; however, Saint John’s was
unable to complete Phase II within the Original Phase II Vesting Deadline; and
WHEREAS, Saint John’s and the City executed that certain Second Amendment
to Development Agreement dated August 28, 2017 and recorded in the Official Records
of the County of Los Angeles, State of California on October 2, 2017 as Instrument No.
20171125181 (“Second Amendment”). The Second Amendment modified the terms of
the Original Development Agreement, as amended by the First Amendment, with
respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s
requirement for City council approval of a South Campus Master Plan with a
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requirement for City Council approval of the Phase II Master Plan to address Phase II
development on both the North and South Campuses (“Phase II Master Plan”).
(2) Establishment of the basic development parameters for the Phase
II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be
issued for the development of any building or parcel contemplated in the Phase II
Master Plan prior to City Council approval of the Phase II Master Plan.
(4) Provision that Saint John’s and the City each agree and covenant
to negotiate in good faith a third amendment to the Original Development Agreement,
as amended, to extend the Original Phase II Vesting Deadline in consideration for the
provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a
confirmation or denial of Saint John’s vested rights under the Original Development
Agreement, as modified by the First Amendment, it being understood and agreed to by
the City and Saint John’s that the intent of the Second Amendment was solely to make
a procedural change to implement the Original Development Agreement, as modified by
the First Amendment, while preserving the substantive rights of Saint John’s and the
City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015
rendered the zoning map designations and zoning code references in the HASP
obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third
amendment to the Original Development Agreement, as amended, to extend the
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Original Phase II Vesting Deadline in consideration for the provision of additional
community benefits (the “Third Amendment”); and
WHEREAS, the Third Amendment contemplates the concurrent adoption of the
Phase II Master Plan, which will act as the specific plan for Phase II development of the
Saint John’s Health Center after the Third Amendment Effective Date and until the end
of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that
governs the Phase II portion of the Saint John’s Health Center Campus, including with
respect to development, uses, circulation, parking, open space, and timing for
implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect
shall apply to any development applications filed for the Saint John’s Health Center,
except as otherwise expressly allowed in the Third Amendment; and
WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master
Plan is a focused specific plan for the Saint John’s Health Center, and the development
standards for the remainder of the Hospital Area are now included in Chapter 9 of the
Santa Monica Municipal Code, City staff is recommending amendments to the 2010
LUCE and repeal of the HASP; and
WHEREAS, the proposed Phase II Master Plan conforms to the requirements of
Government Code sections 65450 et seq. as well as the requirements of Chapter 9.45
of the Santa Monica Municipal Code (General and Specific Plans); and
WHEREAS, the City prepared and circulated for public review and comment a
Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”)
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pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No.
2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly
noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”), the
Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third
Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street,
between Santa Monica Boulevard and Broadway, with conditions. At such hearing, the
Planning Commission recommended that the City Council certify the Phase II FEIR and
approve the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment
with specified conditions, the Phase II Master Plan, the Tentative Tract Map, and the
proposed conditional street vacation of 21st Street, between Santa Monica Boulevard
and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public
hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment,
the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the
proposed street vacation of 21st Street, between Santa Monica Boulevard and
Broadway, with conditions, and certified the FEIR and adopted a Statement of
Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022 LUCE
Amendment and repealed the HASP; approved the Third Amendment; and approved
the initiation of proceedings for the street vacation of 21st Street, between Santa Monica
Boulevard and Broadway, with conditions; approved the Phase II Master Plan; and
approved the Tentative Tract Map; and
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WHEREAS, the proposed amendments to the LUCE and repeal of the HASP
should only be effective concurrently with the “Third Amendment Effective Date,” as
such term is defined in the Third Amendment; and
WHEREAS, the Phase II Master Plan should only be effective concurrently with
the “Third Amendment Effective Date,” as such term is defined in the Third Amendment;
and
WHEREAS, the proposed Third Amendment, which is attached hereto as Exhibit
A to this ordinance, conforms to the requirements of Government Code sections 65450
et seq. as well as the requirement of Chapter 9.60 of the Santa Monica Municipal Code
(Development Agreements); and
WHEREAS, the City Council, after consideration of all oral and written testimony
presented at the duly noticed meeting of the City Council on March 22, 2022, made the
following findings (collectively, “the Findings”):
1. The proposed Third Amendment, including all exhibits attached thereto, is
consistent with the objectives, policies, general land uses and programs specified in the
general plan and any applicable specific plan, in that Providence Saint John’s Health
Center is a non-profit healthcare facility located in the Healthcare District Land Use
Designation. The vision for this land use designation is to create a cohesive
environment that supports the continued vitality of the City’s hospitals, responds to the
evolving needs of the health care community, and improves the way health care
facilities relate to surrounding residential and commercial areas. The Phase II Master
Plan and Third Amendment is consistent with Land Use and Circulation Element
(LUCE) Goal D28: Allow for the continued improvement of the Healthcare District and
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the ongoing responsible expansion of the Saint John’s Health Center (St. John’s) and
Santa Monica-UCLA Medical Center (SMUCLA). Specifically, the Phase II Master Plan
and Third Amendment to the Development Agreement present a comprehensive Master
Plan that addresses all development on the north and south campuses for a 17-year
period and provides for substantive review of individual buildings closer to the time of
construction in order to create the cohesive environment that supports the vitality of the
health care district and also protects adjacent residential neighborhoods. The proposed
Phase II Master Plan and Third Amendment to the Development Agreement is also
consistent with LUCE Goal LU7: Support the continued vitality of the City’s hospitals to
meet the healthcare needs of the City and the larger region, and implement strategies to
reduce vehicle trips. Specifically, development standards in the Master Plan and the
procedural requirements set forth in the Third Amendment to the Development
Agreement ensure that a mix of medical research and hospital health care uses are
vested (permitted) for a period of 17 years to allow phased implementation of health
care facilities that are responsive to changing health care needs in the community.
Moreover, Saint John’s Health Center will be required to continue to implement a
Transportation Demand Management (TDM) Program to reduce vehicle trips in the area
and associated parking demand and the Master Plan includes pedestrian and bicycle
enhancements to promote alternative modes of travel and better connections to public
transit. Accordingly, the Phase II Master Plan is therefore consistent with LUCE
Circulation Policy T19.2 which seeks appropriate TDM requirements for new
development. Furthermore, the project is consistent with LUCE’s overall land use
policies by providing community benefits for the area, including but not limited to,
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affordable housing, mobility improvements, visitor accommodations, publicly-accessible
open spaces, and programs to address the needs of vulnerable populations in the
community.
2. The proposed Third Amendment, including all exhibits attached thereto, is
compatible with the uses authorized in the district in which the real property is located in
the Healthcare Mixed-Use (HMU) District and with the existing uses on site. The
existing Health Center includes hospital, medical research and related medical uses;
the Master Plan proposes the same mix of uses and includes visitor accommodations, a
new childcare center, education and conference center uses, and medical office. These
uses are all permitted uses in the HMU District.
3. The proposed Third Amendment, including all exhibits attached thereto, is
in conformity with the public necessity, public convenience, general welfare, and good
land use practices, in that the Master Plan allows for the redevelopment of certain
components an existing Health Center campus and diversifies medical uses and
services would benefit Santa Monica residents and the broader region. The project is
consistent with the Land and Use Circulation Element vision for the area. The proposed
Master Plan supports orderly, phased, and integrated development at the health care
campus. Key components the Master Plan include a cohesive circulation and multi-
modal mobility strategy for vehicles, pedestrians, and bicycles; providing sufficient on-
site parking; establishing development standards that address the specific needs of a
health care campus; and requiring necessary utilities, publicly-accessible open space
areas, and infrastructure to improve connections between the Health Center and the
surrounding neighborhood. Moreover, the Master Plan and Third Amendment will
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provide community benefits including affordable housing, publicly-accessible open
space on the parcel, and monetary contributions that would support critical behavioral
health initiatives and provide services to individuals who are homeless and other
vulnerable populations.
4. The proposed Third Amendment, including all exhibits attached thereto,
will not be detrimental to the health, safety and general welfare, in that the Master Plan
would allow for the redevelopment of the Providence Saint John’s Health Center in a
manner that is consistent with the LUCE vision for the area (the Healthcare District Land
Use Designation). The proposed project will be located in an urbanized area and is
consistent with other health care uses, include Saint John’s acute care and in-patient
hospital on the north campus and does not have the potential to disrupt the urban
environment or cause health or safety problems. The proposed Master Plan provides a
minimum of 10 new residential units, with all 10 units being deed restricted affordable
units, a new Child and Family Development Center, new medical research facilities, and
ambulatory and acute care facilities. The project will feature critically-needed medical
and research uses, and a variety publicly-accessible open spaces on the property. The
project will also provide community benefits including the aforementioned deed-
restricted affordable housing as well as a requirement to monetary grants and provide
in-kind health services to support programs provide homelessness services and
services for other vulnerable populations in the community.
5. The proposed Third Amendment, including all exhibits attached thereto,
will not adversely affect the orderly development of the property, in that the proposed
Phase II Master Plan and Third Amendment establishes a long-range, orderly, and
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phased framework to redevelop and expand critically needed medical research and
health care facilities to serve the community and as such is consistent with recognized
urban design principles that reflect the goals and policies of the City of Santa Monica
which were established through a long range planning process and are reflected in the
Land Use and Circulation Element of the City’s General Plan. Further, the project will be
subject to a construction mitigation plan that will be reviewed and approved prior
issuance of a building permit for the project.
6. The proposed Third Amendment, including all exhibits attached thereto,
will have a positive fiscal impact on the City in that the City will benefit from creating an
orderly, phased, and comprehensive plan for buildout of the Phase II development
program for Providence Saint John’s Health Center. The Master Plan will be support of
orderly development of the site, predictable phasing of project construction, and secure
negotiated community benefits that will preserve and expand community access to the
high quality health care provided by Saint John’s; promote economic investment in
Santa Monica through the creation of construction jobs and permanent high quality jobs
in the health care industry; and attract investment in medical research and health care
through the construction of new state-of-the-art facilities. It is estimated that the
proposed Third Amendment to the Development Agreement would also provide
significant community benefits through the provision of substantial funding for the City’s
behavioral health initiatives and required funding to other non-profit organizations in the
community who provide critically needed programs to provide social and health care
services to vulnerable populations in the community; and
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WHEREAS, the City Council has determined that a development agreement
substantially in the form of the Third Amendment is appropriate for the proposed
development of the Saint John’s Health Center; and
WHEREAS, the Third Amendment will (1) eliminate uncertainty in planning for
the Project and result in the orderly development of the Saint John’s Health Center, (2)
assure installation of necessary improvements, (3) provide for public infrastructure and
services appropriate to development of the Saint John’s Health Center, (4) preserve
substantial City discretion in reviewing the design of buildings constructed as part of the
Phase II Master Plan, (5) secure for the City improvements that benefit the public, (6)
ensure the provision of community benefits as envisioned in the LUCE, and (7)
otherwise achieve the goals and purposes for which the Development Agreement
Statutes were enacted; and
WHEREAS, the Third Amendment is consistent with the public health, safety,
and welfare needs of the residents of the City and the surrounding region. The City has
specifically considered and approved the impact and benefits of the Phase II Master
Plan in accordance with the Third Amendment;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The above recitals are true and correct, and incorporated herein by
this reference.
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SECTION 2. The City Council hereby adopts the Findings, and recommends
approval of the Third Amendment, attached hereto as Exhibit A and incorporated
herein by this reference.
SECTION 3. Based upon Findings 1-6, the Third Amendment is hereby approved.
SECTION 4. Each and every term and condition of the Third Amendment shall be
and is made a part of the Santa Monica Municipal Code and any appendices thereto. The
City Council of the City of Santa Monica finds that public necessity, public convenience,
and general welfare require that any provision of the Santa Monica Municipal Code or
appendices thereto inconsistent with the provisions of the Third Amendment, to the extent
of such inconsistencies and no further, be repealed or modified to that extent necessary
to make fully effective the provisions of the Third Amendment.
SECTION 5. Any provision of the Santa Monica Municipal Code or appendices
thereto, inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 6. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of any competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby declares that it would have
passed this Ordinance, and each and every section, subsection, sentence, clause, or
phrase not declared invalid or unconstitutional without regard to whether any portion of
the Ordinance would be subsequently declared invalid or unconstitutional.
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SECTION 7. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall be effective 30 days
from its adoption.
APPROVED AS TO FORM:
______________________________
SUSAN Y. COLA
Interim City Attorney
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EXHIBIT A
DEVELOPMENT AGREEMENT
[behind this page]
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Recording Requested By:
City of Santa Monica
When Recorded Mail To: City of Santa Monica
Santa Monica City Attorney’s Office
1685 Main Street, Third Floor Santa Monica, CA 90401 Attention: City Attorney
No Recording Fee Required
California Government Code Section 27383
Space Above Line For Recorder’s Use
THIRD AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN CITY OF SANTA MONICA AND PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA, A CALIFORNIA NON-PROFIT RELIGIOUS CORPORATION, AS SOLE MEMBER OF PROVIDENCE SAINT JOHN’S HEALTH CENTER, A CALIFORNIA NON-PROFIT RELIGIOUS CORPORATION __________________, 2022
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TABLE OF CONTENTS
RECITALS ..................................................................................................................................... 7
ARTICLE 1 DEFINITIONS ................................................................................................... 13
ARTICLE 1.5 PHASE II MASTER PLAN AND DEVELOPMENT AGREEMENT ............. 16
1.5.1 Phase II Master Plan ....................................................................................................16
1.5.2 Phase II Master Plan Adoption and Amendment .........................................................16
1.5.3 Original Development Agreement and First Amendment Terms and
Conditions Deleted and Superseded as to Phase II Development Sites .......................16
1.5.4 Conflicts .......................................................................................................................17
1.5.5 Zoning Code Standards Superseded by Master Plan ...................................................17
1.5.6 Applicability of 2022 Zoning Code .............................................................................17
ARTICLE 2 DESCRIPTION OF PHASE II .......................................................................... 17
2.1 General Description of Phase II ...................................................................................17
2.2 Statement of Purpose ...................................................................................................18
2.3 Phase II Development Sites .........................................................................................18
2.4 Phase II Uses for Phase II Vested Development(s) .....................................................19
2.5 Phase II Vested Development Rights for Phase II Vested Development(s) ................20
2.6 Phase II Vesting Deadline ............................................................................................20
2.7 Outside Building Permit Issuance Dates......................................................................23
2.8 No Obligation to Develop Phase II ..............................................................................24
2.9 Damage or Destruction ................................................................................................25
2.10 Enhanced Transportation Demand Management .........................................................25
2.11 Open Space ..................................................................................................................26
2.12 Community Benefits ....................................................................................................29
2.13 Application Process for Phase II Buildings .................................................................29
2.14 Phase I and Phase II Parking ........................................................................................32
2.15 Access and Circulation ................................................................................................32
2.16 Removal of Surface Parking and Related Requirements .............................................32
2.17 Utility Easements .........................................................................................................32
2.18 Fire Access Easements .................................................................................................33
2.19 Water Neutrality During the Term of the Development Agreement ...........................33
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2.20 Recycled Water Ordinance ..........................................................................................33
2.21 Urban Runoff Reduction ..............................................................................................34
ARTICLE 3 PHASE II FEES, EXACTIONS, MITIGATION MEASURES
AND CONDITIONS ......................................................................................... 34
3.1 Phase II Fees, Exactions, Conditions and Mitigation Measures ..................................34
3.2 Conditions on Modifications........................................................................................35
3.3 Implementation of Mitigation Measures and Conditions of Approval ........................35
3.4 On-Site Affordable Fee Waivers and Reductions ........................................................36
ARTICLE 4 OSHPD .............................................................................................................. 36
4.1 Phase II OSHPD Regulations ......................................................................................36
4.2 Preemption ...................................................................................................................37
4.3 Phase II Technical City Permit for Phase II Hospital Buildings .................................38
ARTICLE 5 EFFECT OF THIRD AMENDMENT ON CITY LAWS
AND REGULATIONS ...................................................................................... 38
5.1 Development Standards for Phase II; Phase II Existing Regulations ..........................38
5.2 Permitted Phase II Subsequent Code Changes ............................................................39
5.3 Common Set of Phase II Existing Regulations ............................................................41
5.4 Conflicting Enactments ................................................................................................41
5.5 Timing of Development ...............................................................................................42
ARTICLE 6 ARCHITECTURAL REVIEW BOARD, SIGNAGE AND LANDMARKS COMMISSION REVIEW FOR PHASE II DEVELOPMENT SITES PROCEEDING WITHIN THE PHASE II
VESTING DEADLINE ESTABLISHED BY SECTION 2.6 OF
THIS THIRD AMENDMENT .......................................................................... 42
6.1 Architectural Review Board Approval ........................................................................42
6.2 Phase II Signage ...........................................................................................................42
6.3 Landmarks Commission Review .................................................................................43
6.4 Concurrent Processing of Foundation Only Permit .....................................................43
6.5 Sections in Effect Prior to the Phase II Vesting Deadline ...........................................43
ARTICLE 7 PHASE II TECHNICAL PERMITS .................................................................. 43
7.1 Definitions....................................................................................................................43
7.2 Diligent Action by City ................................................................................................44
7.3 Conditions for Diligent Action by the City..................................................................44
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7.4 Duration of Phase II Technical City Permits ...............................................................45
ARTICLE 8 AMENDMENT AND MODIFICATION OF
DEVELOPMENT AGREEMENT .................................................................... 45
8.1 Amendment and Modification .....................................................................................46
8.2 Minor Modifications ....................................................................................................46
8.3 Major Modifications ....................................................................................................46
ARTICLE 9 TERM OF DEVELOPMENT AGREEMENT .................................................. 47
9.1 Third Amendment Effective Date ................................................................................47
9.2 Term .............................................................................................................................47
ARTICLE 10 PERIODIC REVIEW OF COMPLIANCE ....................................................... 47
10.1 City Review .................................................................................................................47
10.2 Evidence of Good Faith Compliance ...........................................................................47
10.3 Information to be Provided to Saint John’s .................................................................48
10.4 Notice of Breach; Cure Rights .....................................................................................48
10.5 Failure of Periodic Review ..........................................................................................48
10.6 Termination of Development Agreement ....................................................................48
10.7 City Cost Recovery ......................................................................................................48
ARTICLE 11 DEFAULT ......................................................................................................... 48
11.1 Notice and Cure ...........................................................................................................48
11.2 Remedies for Monetary Default...................................................................................49
11.3 Remedies for Non-Monetary Default ..........................................................................49
11.4 Modification or Termination of Agreement by City....................................................51
11.5 Cessation of Rights and Obligations ............................................................................52
11.6 Completion of Improvements ......................................................................................52
ARTICLE 12 MORTGAGEES ................................................................................................ 53
12.1 Encumbrances on the Campus Property ......................................................................53
ARTICLE 13 TRANSFERS AND ASSIGNMENTS .............................................................. 55
13.1 Transfers and Assignments ..........................................................................................55
13.2 Release Upon Transfer .................................................................................................55
ARTICLE 14 INDEMNITY TO CITY .................................................................................... 56
14.1 Indemnity .....................................................................................................................56
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14.2 City’s Right to Defense ................................................................................................56
ARTICLE 15 GENERAL PROVISIONS ................................................................................ 57
15.1 Notices .........................................................................................................................57
15.2 Entire Development Agreement; Conflicts ..................................................................58
15.3 Binding Effect ..............................................................................................................58
15.4 Development Agreement Not for Benefit of Third Parties ..........................................58
15.5 No Partnership or Joint Venture ..................................................................................58
15.6 Estoppel Certificates ....................................................................................................58
15.7 Time .............................................................................................................................59
15.8 Excusable Delays .........................................................................................................59
15.9 Governing Law ............................................................................................................60
15.10 Cooperation in Event of Legal Challenge to Development Agreement ......................60
15.11 Attorneys’ Fees ............................................................................................................60
15.12 Recordation ..................................................................................................................61
15.13 No Waiver ....................................................................................................................61
15.14 Construction of this Development Agreement ............................................................61
15.15 Other Governmental Approvals ...................................................................................61
15.16 Jurisdiction and Venue .................................................................................................63
15.17 Exhibits ........................................................................................................................63
15.18 Counterpart Signatures.................................................................................................63
15.19 Certificate of Performance ...........................................................................................63
15.20 Interests of Saint John’s ...............................................................................................64
15.21 Operating Memoranda .................................................................................................64
15.22 Acknowledgments, Agreements and Assurance on the Part of Saint John’s ..............64
15.23 Not a Public Dedication ...............................................................................................65
15.24 Other Agreements ........................................................................................................65
15.25 Severability and Termination .......................................................................................65
15.26 Community Development Director Approval .............................................................65
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EXHIBITS
Exhibit “N” Campus Property Legal Description
Exhibit “O” 2022 Zoning Code Exhibit “P” Phase II Development Sites Exhibit “Q” Phase II Master Plan Standards Exhibit “R-1” Community Benefits (amended and restated)
Exhibit “R-2” Transportation Demand Management Plan Upon Phase II
Implementation Exhibit “R-3” Phase II Publicly-Accessible Open Space Regulations Exhibit “R-4” 24/7 Pedestrian Connections Regulations Exhibit “R-5” Local Hiring as to Construction
Exhibit “R-6” Local Hiring as to Permanent Employees for Neighborhood
Commercial Uses Exhibit “S” Phase II Mitigation Measures and Project Design Features Exhibit “T” Form of Assignment and Assumption Agreement Exhibit “U” Phase II Parking Management Plan
Exhibit “V” Anticipated Lot Tie Agreements Diagram
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THIRD AMENDMENT TO DEVELOPMENT AGREEMENT
This Third Amendment to Development Agreement (“Third Amendment”), dated
____________, 2022, is entered into by and between PROVIDENCE HEALTH SYSTEM-
SOUTHERN CALIFORNIA, a California non-profit religious corporation (“Providence”) as sole corporate member of PROVIDENCE SAINT JOHN'S HEALTH CENTER, a California non-profit religious corporation (“Saint John's”), and THE CITY OF SANTA MONICA, a municipal corporation organized and existing pursuant to the laws of the State of California and
the Charter of the City of Santa Monica (“City”). The Original Development Agreement
(defined below in Recital “D”), as amended by the First Amendment (defined below in Recital “F”), Second Amendment (defined below in Recital “I”) and Third Amendment, shall be referenced collectively hereinafter as the “Development Agreement.” This Third Amendment is entered into by the Parties with reference to the following facts:
RECITALS A. Pursuant to California Government Code Section 65864 et seq., and Chapter 9.60 of the 2022 Municipal Code, (collectively, the “Development Agreement Statutes”), the City is authorized to enter into binding development agreements with persons or entities having a legal or equitable interest in real property for the development of such real property.
B. Providence is the owner of land located in the City of Santa Monica, State of California, as more particularly described in Exhibit “N” to this Third Amendment (“Campus Property”). The Campus Property includes land located north of Santa Monica Boulevard (“North Campus”) and land located south of Santa Monica Boulevard (“South Campus”). The
lots identified as Parcel 7 and Parcel 17 in Exhibit “N” (the “North Campus Ground Lease Lots”) are subject to a leasehold interest created by that certain ground lease dated November 19, 1975 (as the same has been amended and assigned, the “North Campus Ground Lease”) entered into by and between Saint John’s Hospital and Health Center, a California corporation, as ground lessor (the predecessor in interest to Providence) and Medical Associates, a California
limited partnership, as ground lessee. The lot identified as Parcel 18 in Exhibit “N” (the “South Campus Ground Lease Lot”) is subject to a leasehold interest created by that certain Second Amended and Restated Ground Lease dated January 1, 2011 (as the same has been amended and assigned, the “South Campus Ground Lease”) entered into by and between Sisters of Charity of Leavenworth Health System, Inc., a Kansas nonprofit corporation, as landlord (the
predecessor in interest to Providence), and HC Santa Monica Partners I, LLC, a Wisconsin
limited liability company as tenant.
C. The existing health center located on the Campus Property and owned by Saint John’s has been providing health care and related community services in Santa Monica and surrounding communities since 1942.
D. The Sisters of Charity of Leavenworth Health Services Corporation, a Kansas
non-profit corporation (“SCLHSC”), as sole and corporate member of Saint John’s, and City entered into that certain Development Agreement dated June 9, 1998 and recorded in the Official Records of the County of Los Angeles, State of California on July 29, 1998 as Instrument No. 98-1311808 (the “Original Development Agreement”).
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E. The Original Development Agreement provided vested rights for development of
the Campus Property in two phases (“Phase I” and “Phase II”, respectively), with Phase I being
developed entirely on the North Campus (i.e., north of Santa Monica Boulevard) and Phase II being developed on a portion of the North Campus and on the South Campus (i.e., south of Santa Monica Boulevard). The Original Development Agreement provided a ten (10)-year vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year vesting deadline
for Phase II (“Original Phase II Vesting Deadline”), subject to the provisions for the
continuation of vested rights pursuant to Original Development Agreement Sections 3.8.2 and 3.8.3 and any extension approved by the Planning Commission, or the City Council on appeal, to extend the Original Phase II Vesting Deadline for the South Campus.
F. SCLHSC and City executed that certain First Amendment to Development
Agreement dated October 4, 2011 and recorded in the Official Records of the County of Los Angeles, State of California on October 13, 2011 as Instrument No. 20111388841 (the “First Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified SCLHSC’s obligation under the Original Development Agreement to construct the North
Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a modified Entry
Plaza and parking program in-lieu of constructing the North Subterranean Parking Structure. G. Since approval of the First Amendment, Saint John’s has completed construction of Phase I in accordance with the Original Development Agreement and First Amendment.
H. SCLHSC was replaced by Providence as the sole corporate member for Saint John’s in 2014. I. Providence and the City executed that certain Second Amendment to
Development Agreement dated August 28, 2017 and recorded in the Official Records of the
County of Los Angeles, State of California on October 2, 2017 as Instrument No. 20171125181 (“Second Amendment”). The Second Amendment modified the terms of the Original Development Agreement, as amended by the First Amendment, with respect to Phase II as follows:
I(1) Replacement of the Original Development Agreement’s requirement for
Planning Commission approval of a South Campus Master Plan with a requirement for City Council approval of the Phase II Master Plan to address Phase II development on both the North and South Campuses (“Phase II Master Plan”).
I(2) Establishment of the basic development parameters for the Phase II Master
Plan. I(3) Provision that no Phase II Development Review Permits shall be issued for the development of any building or parcel contemplated in the Phase II Master Plan prior to
City Council approval of the Phase II Master Plan.
I(4) Provision that Saint John’s and the City each agree and covenant to negotiate in good faith a third amendment to the Original Development Agreement, as amended,
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to extend the Original Phase II Vesting Deadline in consideration for the provision of additional community benefits.
I(5) Confirmation that nothing in the Second Amendment constituted a confirmation or denial of Saint John’s vested rights under the Original Development Agreement, as modified by the First Amendment, it being understood and agreed to by the City and Saint John’s that the intent of the Second Amendment was solely to make a procedural change to
implement the Original Development Agreement, as modified by the First Amendment, while
preserving the substantive rights of Saint John’s and the City, respectively. J. City and Saint John’s desire to execute the Third Amendment to implement the procedural changes authorized by the Second Amendment; extend the Original Phase II Vesting
Deadline; and reduce the total square footage below that originally envisioned for Phase II and
below that allowed by the 2022 Zoning Code applicable to the Phase II Development Sites in order to implement shared City and Saint John’s planning principles for Phase II including with respect to placemaking, enhanced open spaces, functional zoning, increasing porosity and connectivity, mobility and varied building heights; and provide additional community benefits.
K. With respect to Phase II, the Principal Purpose (set forth in Recital O of the Original Development Agreement) to provide an integrated health delivery system that offers a full continuum of care (including traditional health services as well as extended services which focus on outpatient care, prevention and community health education) to people who reside or
work in Santa Monica and surrounding communities continues to apply.
L. In total, the following applications for Phase II have been filed (collectively the “Phase II Development Applications”):
L(1) Phase II Master Plan application (15ENT-0068),
L(2) Amendment to the Original Development Agreement (as amended by the
First Amendment and the Second Amendment) (15ENT-0212), L(3) A Tentative Tract Map for certain properties on the Saint John’s Campus Property (19ENT-0206) (the “Tentative Tract Map”),
L(4) A Street Vacation application to vacate the northern portion of 21st Street between Broadway and Santa Monica Boulevard in accordance with the Phase II Master Plan (19PWMISC-0080) (the “Street Vacation Application”),
L(5) Eight (8) Development Review Permit applications for Phase II Buildings
(15ENT-0203 through 15ENT-0210) that remain pending, but will be deemed withdrawn upon the Third Amendment Effective Date; Saint John’s plans to resubmit new Development Review Permit applications at a later date in accordance with the terms of this Third Amendment,
L(6) A Reduced Parking Permit application (15ENT-0211) which will be
deemed withdrawn upon the Third Amendment Effective Date because parking is addressed in this Third Amendment and the Phase II Master Plan,
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L(7) A Child Care Implementation Plan, which has been incorporated into and
replaced with Exhibit “R-1” of this Third Amendment,
L(8) An Amended Santa Monica Community Access Plan (“SMCAP”), components of which have been incorporated into and replaced with Exhibit “R-1” of this Third Amendment,
L(9) An application to amend the 1998 Hospital Area Specific Plan, which was automatically withdrawn after the Hospital Area Specific Plan was repealed, and L(10) An application to amend the City’s Land Use and Circulation Element
(18ENT-0307) (“2022 LUCE Amendment”) to document that the 1998 Hospital Area Specific
Plan was repealed and is no longer planned for update during the LUCE time horizon. M. The City and Saint John’s acknowledge and agree that (a) Saint John’s retained a child care consultant with expertise in employer-related child care to conduct a study of
projected child care needs generated by anticipated Phase II facilities and uses and to develop
recommendations on the best facility and program design for the Phase II child care program (“Child Care Needs Assessment for Phase II”); (b) City staff reviewed the consultant and study methodology prior to initiation of the study; (c) the Child Care Needs Assessment for Phase II was reviewed by City staff and modified in accordance with staff’s comments; and (d)
the results of the Child Care Needs Assessment for Phase II informed the Phase II child care
program requirements described in Exhibit “R-1”.
N. Saint John’s has paid all necessary costs and fees associated with the City’s processing of the Phase II Development Applications and this Third Amendment.
O. The City’s Land Use and Circulation Element (“2022 LUCE”), as amended by
the 2022 LUCE Amendment, includes the following provisions that are relevant to Saint John’s
and the Campus Property:
O(1) The 2022 LUCE, as amended by the 2022 LUCE Amendment, acknowledges that “Phase II anticipates the development of a state-of-the-art medical campus with 799,000 square feet of space.” (p. A-16)
O(2) 2022 LUCE, as amended by the 2022 LUCE Amendment, Goal E10 provides: “Support the responsible expansion of the City’s existing hospitals and their ancillary support facilities that are requisite to their missions of serving the community.” (p. 3.4-22)
O(3) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D28.1 is
to “[a]ccommodate the continued operation and planned responsible expansion of [Saint] John’s and SM-UCLA, and associated medical office uses.” (p. 2.6-49) O(4) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy E10.1
states: “Support the responsible expansion of Saint John’s Health Center and Santa Monica-
UCLA Medical Center in the Healthcare District.” (p. 3.4-22)
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O(5) 2022 LUCE, as amended by the 2022 LUCE Amendment, page 2.6-48
indicates that Saint John’s is specifically “encouraged to expand across Santa Monica Boulevard
toward Broadway.” O(6) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D28.8 is to “[e]ncourage the development of a comfortable, landscaped pedestrian environment including
plaza and usable landscaped open spaces with all major renovations to hospital facilities.” (p.
2.6-49) O(7) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D29.2 is to “[l]ocate parking facilities facing Santa Monica Boulevard or Wilshire underground or provide
active uses on the ground floor and screen the upper floors of above-grade structures.” (p. 2.6-
50) O(8) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D29.5 “encourage[s] the development of an enhanced pedestrian realm with improved sidewalks, landscaping and pedestrian amenities.” (p. 2.6-50)
O(9) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D28.9 is to “provide appropriate transitions and buffers between new hospital facilities and the existing residential neighborhoods.” (p. 2.6-49)
P. Following the filing of the Phase II Development Applications, the City prepared
and circulated for public review and comment a Draft Environmental Impact Report (“Phase II DEIR”) pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No. 2017041030. Following close of the comment period, the City prepared a Final Environmental Impact Report pursuant to CEQA (“Phase II FEIR”).
Q. This Third Amendment provides vested rights for a total of 681,900 square feet of
above- and below-grade floor area distributed amongst the Phase II Development Sites and a minimum of ten (10) replacement multi-family apartment units to replace the existing ten (10) vacant apartment units on the South Campus. This is 117,100 square feet less than the 799,000 square feet of originally envisioned floor area included in the Original Development Agreement.
R. Phase II will be developed in multiple stages over an extended period of time as
provided in Section 2.6 and the Phase II Master Plan. The phased implementation of Phase II is essential in order to allow Saint John’s to provide critical hospital, health care and related services without interruption while its new Phase II facilities are being constructed, provide sufficient parking to meet its peak parking demand during Phase II build-out, address evolving
healthcare delivery methods and economic cycles, and raise the funds necessary to carry-out
Phase II.
S. The City Council has determined that the public interest is best served by this Third Amendment. This Third Amendment shall (1) eliminate uncertainty in planning for, and secure orderly development of, Phase II, (2) assure installation of necessary improvements, (3)
provide for public infrastructure and services appropriate to development of Phase II, (4)
preserve City discretion in reviewing subsequent development of the Campus Property, (5)
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secure for the City improvements that benefit the public, and (6) otherwise achieve the goals and purposes for which the Development Agreement Statutes were enacted.
T. This Third Amendment is consistent with the public health, safety and welfare
needs of the residents of the City and the surrounding region. The City has specifically considered and approved the impacts and benefits of the development of Phase II on the Campus Property in accordance with this Third Amendment. Phase II will provide a number of significant project features and community benefits as set forth in Exhibit “R-1”.
U. The development assurances provided by this Third Amendment and the resulting
construction of the planned facilities in Phase II will allow Saint John’s to continue to provide high quality health care. Phase II will allow the integration of interrelated medical and health care functions resulting in increased efficiency in the delivery of health care services. Phase II will also allow Saint John’s to continue providing community programs and community services.
The continuation and expansion of quality health care services and facilities is a significant
public benefit.
V. Saint John’s has historically provided various charitable health care and related benefits to the community of Santa Monica, as its core service area, and will continue providing charitable health care and related benefits pursuant to Exhibit “R-1” of this Third Amendment.
W. The City Council has found that the provisions of the Third Amendment are
consistent with the relevant provisions of the City’s 2022 General Plan, including the 2022 LUCE, as amended by the 2022 LUCE Amendment.
X. On January 26, 2022, the City’s Planning Commission held a duly noticed public hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment, the repeal
of the HASP, this Third Amendment, and the Phase II Master Plan. At such hearing, the
Planning Commission recommended that the City Council certify the Phase II FEIR and approve the 2022 LUCE Amendment, the repeal of the HASP, this Third Amendment, the Phase II Master Plan, and the Tentative Tract Map.
Y. On March 22, 2022, the City Council held a duly noticed public hearing on the
Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP,
this Third Amendment, the Phase II Master Plan, and the Street Vacation Application. At such hearing, the City Council took the following actions:
Y(1) Certified the Phase II FEIR (Resolution No. 11408);
Y(2) Adopted a Statement of Overriding Considerations and Mitigation and
Monitoring Plan (Resolution No. 11409);
Y(3) Adopted Resolution No. 11410 amending the 2022 LUCE and repealing the Hospital Area Specific Plan;
Y(4) Introduced Ordinance No. _______ for first reading approving this Third Amendment;
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Y(5) Approved the Phase II Master Plan (Resolution No. 11411); and
Y(6) Approved the Tentative Tract Map.
Z. On March 22, 2022, the City Council adopted Ordinance No. ________
approving this Third Amendment and adopted Resolution No. 11412 stating the City Council’s intent to conditionally vacate of a portion of 21st Street between Santa Monica Boulevard and Broadway subject to the satisfaction of specified conditions therein.
AA. On April 26, 2022, the City Council adopted Resolution No. ________
conditionally vacating a portion of 21st Street between Santa Monica Boulevard and Broadway
subject to the satisfaction of specified conditions therein.
NOW THEREFORE, in consideration for the covenants and conditions hereinafter set forth, the parties hereto do hereby agree as follows:
ARTICLE 1
DEFINITIONS Capitalized terms not defined below shall have the meanings set forth in 2022 Zoning
Code or the Phase II Master Plan. The terms defined below, whether capitalized or not, have the
meanings in this Third Amendment as set forth below unless this Third Amendment expressly requires otherwise:
1.1 “2022 General Plan” means the General Plan of the City of Santa Monica, and all elements thereof including the 2022 LUCE, as amended by 2022 LUCE Amendment, as of
the Third Amendment Effective Date unless otherwise indicated in this Third Amendment. 1.2 “2022 SMMC” and “2022 Municipal Code” mean the Santa Monica Municipal Code, including the 2022 Zoning Code in effect on the Third Amendment Effective Date unless specifically stated to refer to the Santa Monica Municipal Code as it may be in effect at some
other time. 1.3 “2022 Zoning Code” means the City of Santa Monica Comprehensive Land Use and Zoning Ordinance and Land Use and Zoning Related Provisions (2022 SMMC Chapters 9.01 to 9.68) in effect on the Third Amendment Effective Date, set forth in its entirety as Exhibit
“O” to this Third Amendment. 1.4 “Administrative Approval” means an administrative review and assessment of the proposed development project in light of explicit standards contained in this Third Amendment, the Phase II Master Plan, and the 2022 Zoning Code (as modified by this Third
Amendment) which have been designed to ensure that the completed project will be in harmony with existing or potential development in the surrounding area, consistent with the goals, objectives and policies of the 2022 General Plan in force and effect as of the Third Amendment Effective Date.
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1.5 “ARB” means the City’s Architectural Review Board.
1.6 “Campus Property” has the same meaning defined in Recital B of this Third
Amendment and Exhibit “N” of this Third Amendment. 1.7 “CEQA” means the California Environmental Quality Act (California Public Resources Code Sections 21000, et seq.).
1.8 “City Council” means the City Council of the City of Santa Monica, or its designee. 1.9 “Community Development Director” means the Director of the City’s
Department of Community Development or his or her designee.
1.10 “Default” means any event that with notice or passage of time, or both, would constitute an Event of Monetary Default or Event of Non-Monetary Default (as defined in Article 11, herein). This definition supersedes the definition contained in Section 14.1.1 of the
Original Development Agreement.
1.11 “Development Review Permit” has the same meaning as this same term in 2022 SMMC Section 9.40.010, except as modified by this Third Amendment. With respect to Phase II, this definition supersedes and replaces the definition contained in Section 3.2.1 of the Original
Development Agreement.
1.12 “Discretionary Approval(s)” are actions which require the exercise of judgment or a discretionary decision, and which contemplate and authorize the imposition of revisions or additional conditions, by the City, including any board, commission, or department of the City
and any officer or employee of the City. Discretionary Approvals do not include Administrative
Approvals or Ministerial Approvals. 1.13 “Third Amendment Effective Date” has the meaning set forth in Section 9.1 of this Third Amendment.
1.14 “Employee” means any person employed full or part-time by a person(s), firm, business, educational institution, nonprofit agency or corporation, government agency or other entity. This term excludes the following: temporary employees, field construction workers, independent contractors, volunteers, seasonal employees and field personnel.
1.15 "Floor Area" has the meaning as defined in 2022 SMMC Section 9.04.080. With respect to Phase II, this definition supersedes and replaces the definition contained in Section 1.4.7 of the Original Development Agreement.
1.16 “Including” means “including, but not limited to.”
1.17 “Life of the Phase II Building” shall mean a period commencing on the date the final Certificate of Occupancy is issued for each Phase II Building and ending on the date the
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Phase II Building is damaged or destroyed and cannot be rebuilt in accordance with the development standards permitted in this Development Agreement and the Phase II Master Plan,
in which event the Life of the Phase II Building shall be deemed to have ended as of the date of
such damage or destruction.
1.18 “Ministerial Approval(s)” mean any action which merely requires the City (including any board, commission, or department of the City and any officer or employee of the City), in the process of approving or disapproving a permit or other entitlement, to determine
whether there has been compliance with applicable statutes, ordinances, regulations, or
conditions of approval. Without limiting the generality of the foregoing, the exercise of duties and/or professional judgment by any City official referenced in 2022 SMMC Article 7 (Public Works), as amended from time to time, including, without limitation, the City Engineer, constitutes a ministerial approval.
1.19 “OSHPD” means California’s Office of Statewide Health Planning and
Development. 1.20 “Parties” mean both the City and Saint John’s and “Party” means either the City or Saint John’s, as applicable.
1.21 “Phase II” means the Phase II Buildings and infrastructure improvements. 1.22 “Phase II Average Natural Grade” or “Phase II ANG” means the average natural grade as established for each Phase II Development Site. The Phase II ANGs included in
the Phase II Master Plan Standards in Exhibit “Q” supersede and replace the 2022 Zoning
Code’s calculation for Phase II in 2022 SMMC Section 9.04.050(A)(1) and shall be utilized for the determination of building height for Phase II Vested Development(s). 1.23 “Phase II Building” refers to any building constructed on a Phase II
Development Site as part of Phase II.
1.24 “Phase II Development Sites” means the areas identified as Phase II Development Sites in Exhibit “P”.
1.25 “Phase II Hospital Building” means “hospital building” as defined in California
Health and Safety Code Section 129725 and Section 7-111 of Part 1, Chapter 7 of Title 24 of the California Code of Regulations. 1.26 “Phase II Master Plan Standards” means those certain development standards
contained in certain sections of the Phase II Master Plan listed in Exhibit “Q” attached.
1.27 “Phase II Vested Development(s)” means Phase II buildings and/or improvements whereby the Planning Application(s) is filed on or before the Phase II Vesting Deadline (as it may be extended) in accordance with Third Amendment Section 2.6.1. After
approval of the Phase II Planning Application(s) for such buildings and/or improvements, “Phase
II Vested Development(s)” means the building permit is secured prior to the Outside Building Permit Issuance Date (as it may be extended) in accordance with Third Amendment Sections
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2.7.1 and 2.7.2. After issuance of the building permit(s) for such buildings and/or improvements, “Phase II Vested Development(s)” means construction of the Phase II buildings and
improvements in accordance with Third Amendment Section 2.7.4.
1.28 “Term” has the meaning set forth in Section 9.2 of this Third Amendment. ARTICLE 1.5
PHASE II MASTER PLAN AND DEVELOPMENT AGREEMENT 1.5.1 Phase II Master Plan. The Phase II Master Plan establishes the basic parameters for Phase II Vested Development(s), including, without limitation: (a) building placement, (b)
building height for all buildings, (c) Floor Area for all buildings, (d) setbacks for all buildings,
(e) step backs for all buildings, (f) parking (both subterranean and above-grade), (g) location of uses, (h) vehicular, bicycle and pedestrian circulation, and (i) open space. The Phase II Master Plan also designates the existing buildings and existing parking lots that shall be subject to demolition and removal in order to allow for the development of the new Phase II Buildings and
improvements. Except as provided in Section 2.14.2 of this Third Amendment with respect to
parking, the Phase II Master Plan shall not apply to any development that does not qualify as a Phase II Vested Development.
1.5.2 Phase II Master Plan Adoption and Amendment. The Phase II Master Plan Standards (Exhibit “Q”) shall be adopted by ordinance as part of this Third Amendment.
Except for the Phase II Master Plan Standards, the Phase II Master Plan shall be adopted by the
City Council by resolution. Any proposed amendments to the Phase II Master Plan Standards (Exhibit “Q”) shall be considered as a proposed amendment to the Development Agreement except to the extent that such proposed amendment qualifies as a Minor Modification in Section 8.2 of this Third Amendment. All other proposed amendments to the Phase II Master Plan shall
(a) not require an amendment to the Development Agreement and (b) be amended by City
Council resolution. In order to initiate an amendment to the Phase II Master Plan other than an amendment to the Phase II Master Plan Standards or a Minor Modification, Saint John’s shall file a letter application with the Community Development Department.
1.5.3 Original Development Agreement and First Amendment Terms and Conditions
Deleted and Superseded as to Phase II Development Sites. The Original Development
Agreement and First Amendment shall remain in effect as to Phase I development identified in the Original Development Agreement, except as expressly modified by this Third Amendment or as necessary to implement the Phase II Master Plan. The portions of the Original Development Agreement and First Amendment that set forth the respective rights and obligations of the Parties
with respect to Phase II are superseded entirely by the terms and conditions of this Third
Amendment. It is the intent of the Parties to construe and interpret this Third Amendment as: (i) implementing the Second Amendment; (ii) constituting the amendment and restatement of the Development Agreement as to all development on Phase II Development Sites (Exhibit “P”); and (iii) constituting the amendment and restatement of all on-going Community Benefits
(Exhibit “R-1”) for Phase I and Phase II, and (iv) constituting the amendment of certain general
provisions of the Original Development Agreement and First Amendment as described further in this Third Amendment.
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1.5.4 Conflicts. If there is a conflict or inconsistency between (a) this Third Amendment and (b) the Original Development Agreement, First Amendment and/or Second
Amendment, this Third Amendment shall prevail. If there is a conflict or inconsistency between
the text of this Third Amendment and the Phase II Master Plan Standards (Exhibit “Q”), the Phase II Master Plan Standards (Exhibit “Q”) shall prevail; provided, however, that omissions in the Phase II Master Plan Standards (Exhibit “Q”) shall not constitute a conflict or inconsistency with the text of this Third Amendment.
1.5.5 Zoning Code Standards Superseded by Master Plan. Except as explicitly stated
otherwise in Section 2.6.2 of this Third Amendment, the Phase II Master Plan Standards (Exhibit “Q”) shall govern Phase II Vested Development(s) and supersede the applicable development standards in the 2022 Zoning Code (or future code, as applicable), including but not limited to the following:
(a) All land use regulations and development standards for the Healthcare
Mixed-Use District (in 2022 SMMC Chapter 9.13) and Mixed-Use Boulevard Low District (in 2022 SMMC Chapter 9.11); (b) The definition of Average Natural Grade in 2022 SMMC Section
9.04.050;
(c) All general site regulations in 2022 SMMC Chapter 9.21, including but not limited to (i) permitted projections above Phase II height limits in 2022 SMMC Section 9.21.060, (ii) permitted projections into required setbacks in 2022 SMMC Section 9.21.110, (iii)
regulations on unexcavated yards in 2022 SMMC Section 9.21.190, and (iv) resource recovery
and recycling standards in 2022 SMMC Section 9.21.130; (d) The community benefits requirements in 2022 SMMC Chapter 9.23;
(e) The parking, loading and circulation standards in 2022 SMMC Chapter
9.28; and (f) The standards for Child Care and Early Education Facilities in 2022 SMMC Section 9.31.120.
1.5.6 Applicability of 2022 Zoning Code. Except as provided in this Third Amendment
and the Phase II Master Plan, the 2022 SMMC shall govern Phase II Vested Development(s).
ARTICLE 2 DESCRIPTION OF PHASE II
2.1 General Description of Phase II.
Phase II consists of the proposed future Phase II Buildings, improvements and infrastructure identified in the Phase II Master Plan Standards (Exhibit “Q”) and this Third
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Amendment for Phase II Vested Development(s). The Phase II Development Sites are depicted in Exhibit “P” (“Phase II Development Sites”).
2.2 Statement of Purpose.
The purpose of this Third Amendment is to provide Saint John’s with vested rights to implement its Phase II Master Plan for Phase II Vested Development(s) by developing specific health care-related uses and related support functions with sufficient Floor Area, floor plates and
building height for such uses, in consideration for Saint John’s undertaking an extensive master
planning process with the City to address circulation, open space, building height/density, and parking in a comprehensive manner and Saint John’s provision of Community Benefits (Exhibit “R-1”), while preserving City discretion in its future review of applications for Phase II Buildings, subject to the limitations on such discretion contained in this Third Amendment and
the Phase II Master Plan. All Phase II uses must be operated as integral parts of Saint John’s
health care campus except for replacement Phase II Multifamily Housing, Phase II Neighborhood Commercial Uses, Phase II Health-Related Services and Phase II Restaurants as such uses are defined in the Phase II Master Plan Standards (Exhibit “Q”).
2.3 Phase II Development Sites.
2.3.1 The City acknowledges that portions of the Campus Property are covered by Tentative Tract Map Application No. 19ENT-0206. Prior to issuance of a building permit for the first Phase II Building and within the time limits of the Subdivision Map Act (California Government Code Sections 66410, et seq.), Saint John’s shall obtain a final tract map delineating
the Phase II Development Sites consistent with the Tentative Tract Map. The City shall approve
a final subdivision map for the Campus Property, or any portion thereof, if it is in compliance with (A) the California Subdivision Map Act then in effect, (B) the City’s Subdivision Ordinance then in effect so long as the City’s Subdivision Ordinance does not conflict with the mandatory provisions of the California Subdivision Map Act, and (C) the terms of this Third Amendment.
After the final tract map has been approved by the City Council and recorded with the Los
Angeles County Recorder’s Office, the relevant portions of the final tract map’s legal description shall replace the relevant portions of the legal description for the Campus Property in Exhibit “N” of this Third Amendment and Exhibit “A” of the Original Development Agreement and no amendment to the Development Agreement, including this Third Amendment, shall be required.
Upon recordation of the final tract map, City agrees that (a) the legal description approved by the
final tract map shall replace the relevant portions of the legal description included in the Certificate of Compliance dated November 14, 2013 and recorded in the County Recorder’s Office on November 25, 2013 as Document No. 20131979102 and (b) the City shall work with Saint John’s to promptly terminate the five 2013 Agreements To Hold Parcels As A Single
Building Site recorded in the County Recorder’s Office on December 9, 2013 as Documents No.
20131736422, 20131736423, 20131736424, 20131736425, and 20131736426. 2.3.2 Prior to issuance of a building permit for a Phase II Building that is to be constructed on more than one parcel, an Agreement(s) To Hold Parcels As A Single Building
Site or equivalent shall be required pursuant to 2022 SMMC Section 9.21.030 or any successor
thereto, and shall be recorded in the County Recorder’s Office. Based upon implementation of the Phase II Master Plan, Agreement(s) To Hold Parcels As A Single Building Site or equivalent
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are anticipated to be utilized as shown in Exhibit “V,” which is attached for illustrative purposes only.
2.3.3 For the avoidance of doubt and as documented in the legal description set forth in Exhibit “N”, the building and improvements that are situated on the North Campus Ground Lease Lots and the building and improvements that are situated on the South Campus Ground Lease Lot are not subject to this Development Agreement.
2.4 Phase II Uses for Phase II Vested Development(s).
2.4.1 Vested Uses. The Permitted Uses contained in Section 3.3 of the Original Development Agreement shall only apply to Phase I buildings. The Phase II Vested Uses are included in the Phase II Master Plan Standards (Exhibit “Q”) and shall only apply to Phase II Vested Development(s).
2.4.2 Phase II Uses Permitted through Minor Use Permit. A minor use permit shall be required for uses identified as requiring a Minor Use Permit in the Santa Monica Municipal Code in effect at the time the use is sought to be established, with the exception of any uses that are defined as Phase II Vested Uses in the Phase II Master Plan Standards (Exhibit
“Q”). Uses requiring a Minor Use Permit may commence operating within Phase II
Development Sites upon (a) issuance of a Minor Use Permit in accordance with the procedures established in the Santa Monica Municipal Code at the time the use is sought, and (b) the issuance of a business license.
2.4.3 Phase II Conditionally Permitted Uses. “Phase II Conditionally Permitted Uses” include all uses that are identified as Conditionally Permitted Uses in the Santa Monica Municipal Code in effect at the time the use is sought to be established, with the exception of any uses that are defined as Phase II Vested Uses in the Phase II Master Plan Standards (Exhibit “Q”). Phase II Conditionally Permitted Uses may commence operating
within Phase II Development Sites upon (a) issuance of a Conditional Use Permit (“CUP”) in
accordance with the procedures established in the Santa Monica Municipal Code at the time the use is sought, and (b) the issuance of a business license. 2.4.4 Phase II Prohibited Uses. “Phase II Prohibited Uses” include all uses
that are identified as prohibited uses in the Santa Monica Municipal Code in effect at the time the
use is sought to be established, with the exception of any uses that are defined as Phase II Vested Uses in the Phase II Master Plan Standards (Exhibit “Q”). 2.4.5 Other Phase II Uses Subject to Discretionary City Planning Approvals. In
addition to Phase II Vested Uses, Minor Use Permit Uses, and Conditionally Permitted Uses,
Saint John’s may seek City discretionary planning approval for uses within Phase II Development Sites that are allowed by any other City discretionary process as provided in the Santa Monica Municipal Code in effect when the use is sought to be established. Such use(s) may not commence until the requisite City discretionary planning approval and a business
license are obtained.
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2.4.6 Limitations on Phase II Floor Area, Height and Number of Units. For Phase II Vested Development(s), the Phase II Vested Uses shall not exceed the applicable
aggregate Floor Area, height, or number of units set forth in the Phase II Master Plan Standards
(Exhibit “Q”). 2.5 Phase II Vested Development Rights for Phase II Vested Development(s). For Phase II Vested Development(s), Saint John’s shall have a vested right to develop Phase II
Development Sites with the Floor Areas, building heights, Phase II Vested Uses and number of
units indicated in Tables III-1 to III-3 of the Phase II Master Plan Standards (Exhibit “Q”). Phase II includes vested rights for above- and below-grade connections on/over/under the Campus Property between (a) Phase II Buildings and the Phase I D & T Center (as defined in the Original Development Agreement) and (b) Phase II Buildings and the Phase I Inpatient Suites (as
defined in the Original Development Agreement). In addition, implementation of Phase II in
compliance with the Phase II Master Plan Standards (Exhibit “Q”) contemplates and requires modifications to certain Phase I elements and requirements, including with respect to Phase I circulation and open space, and no further amendment to this Development Agreement shall be required for such modifications to Phase I elements.
2.6 Phase II Vesting Deadline.
2.6.1 Phase II Vesting Deadline and Extensions. The Phase II vested development rights detailed in Section 2.4 and Section 2.5 of this Third Amendment shall be subject to the following time limitations:
(a) Saint John’s shall achieve deemed complete status for
Development Review Permit applications (or Administrative Approval applications, as
applicable) for all Phase II Buildings within seventeen (17) years of the Third Amendment Effective Date (“Phase II Vesting Deadline”). (b) The Phase II Vesting Deadline set forth in Section 2.6.1(a) of this
Third Amendment may be extended by the City’s Community Development Director one or
more times for up to a cumulative maximum of three (3) years in the Community Development Director’s exercise of reasonable discretion.
(c) In reviewing Development Review Permit and Administrative Approval applications for development on Phase II Development Sites that are timely filed in
accordance with the Phase II Vesting Deadline, the City shall honor the vested rights as
established in this Third Amendment and the Phase II Master Plan Standards (Exhibit “Q”). The City may not deny Phase II Permitted Uses, vested Floor Area or vested heights in reviewing and rendering decisions on Development Review Permits and Administrative Approval applications for Phase II Development Sites that are consistent with this Third
Amendment, the vested rights granted herein and the Phase II Master Plan Standards (Exhibit “Q”).
2.6.2 Phase II Planning Applications Filed After The Phase II Vesting Deadline. With respect to the Phase II Development Site for which a Phase II Planning Application is filed after the Phase II Vesting Deadline but during the Term of the Development Agreement, Saint
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John’s shall no longer have any vested rights pertaining to such Phase II Development Site, whether established in this Third Amendment and/or in the Phase II Master Plan Standards
(Exhibit “Q”).
2.6.3 No Vested Rights to Future Public Right of Way Easement(s). City acknowledges that as part of a Development Review Permit application for any Phase II Building, or separately, Saint John's may propose either or both (a) enclosed and covered
pedestrian overpasses elevated above Santa Monica Boulevard (“Pedestrian Connections Across Santa Monica Boulevard”) in order to transport patients and employees between buildings on the North Campus and the South Campus and (b) one or more tunnels beneath Santa Monica Boulevard to provide vehicular, service and/or pedestrian access between the North Campus and South Campus under Santa Monica Boulevard (“Tunnels Under Santa Monica
Boulevard”). Notwithstanding anything to the contrary herein or in the Phase II Master Plan,
Saint John’s acknowledges, understands, and agrees that nothing herein or in the Phase II Master Plan shall be interpreted as the granting any vested or property rights over public rights-of-way and that Saint John’s will be required to seek separate discretionary approvals from the City to authorize any encroachments or easements on, above, or under any public rights-of-way, which
authorization may be granted, denied or conditioned in the City’s sole and absolute discretion.
2.6.4 Conditional 21st Street Vacation. (a) 21st Street Vacation through Phase II Vesting Deadline. City
acknowledges, understands and agrees that the Phase II Master Plan contemplates the vacation of
a portion of 21st Street (“Street Vacation”) as essential to the development of certain Phase II Development Sites. Notwithstanding anything to the contrary herein or in the Phase II Master Plan, Saint John’s acknowledges, understands, and agrees that the approval of the Street Vacation Application concurrently with this Third Amendment shall be subject to all of the
following conditions:
(i) the approval of the Street Vacation shall terminate in the event that Saint John’s does not meet the Phase II Vesting Deadline for the S1 or S3 sites in accordance with Section 2.6.1, above;
(ii) the approval of the Street Vacation shall terminate if Saint John’s does not obtain building permits for the Phase II development of the S1 or S3 sites prior to the Outside Building Permit Issuance Date, as it may be extended, pursuant to Third Amendment Section 2.7, below;
(iii) the City accepts a dedication of Saint John’s Way and 20th Place in accordance with Third Amendment Section 2.6.5, below; (iv) the City accepts a dedication of the Middle 24/7 Pedestrian
Connection (as defined in Third Amendment Section 2.11.4(a)) pursuant to an easement
agreement in accordance with Third Amendment Section 2.11.5;
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(v) Saint John’s dedicates the West 24/7 Pedestrian Connection (as defined in Third Amendment Section 2.11.4(b)) pursuant to a springing easement agreement
in accordance with Third Amendment Section 2.11.5; and
(vi) a written plan for interim condition of the vacated Street Vacation area is submitted by Saint John’s and approved by the Community Development Director based on the requirements for the interim condition set forth in Section D.2.2 of the
Phase II Master Plan Standards (Exhibit “Q”).
(vii) Saint John’s shall provide City with any subsurface easements where public water or sewer utilities may be located and any areas that would have to be accessed for maintenance of those utilities.
(b) 21st Street Vacation After Phase II Vesting Deadline. If the Street Vacation is not effectuated in accordance with the timing and conditions in Section 2.6.4(a) above, then Saint John’s may subsequently request City authorization for the Street Vacation but
nothing herein or in the Phase II Master Plan shall be interpreted as granting any vested right to
the Street Vacation after the Phase II Vesting Deadline and Saint John’s will be required to seek separate discretionary approvals from the City to authorize the Street Vacation, which authorization may be granted, denied or conditioned in the City’s sole and absolute discretion.
2.6.5 Dedication and Acceptance of Street Easement(s). Prior to the closure of
the northern portion of 21st Street in accordance with Section 2.6.4(a) above, Saint John’s shall dedicate to City and City shall accept the dedication of Saint John’s Way and 20th Place as public rights-of-way pursuant to an easement agreement(s) in a form approved by the City Attorney, subject to all of the following conditions:
(a) Completion of street improvements and utility relocations for 20th Place/Saint John’s Way are constructed in accordance with an off-site improvement plan (including all public improvements customary for the City’s streetscape standards, including, without limitation, parking meters, bicycle facilities, trees and landscaping, street furniture, fire
hydrants, street light illumination, and street signage) that is consistent with the Phase II Master
Plan Standards (Exhibit “Q”) and approved by the City Engineer in accordance with 2022 SMMC Article 7 (Public Works), as amended from time to time, (b) Acceptance of non-City utility relocations/utilities by non-city
owners (SCE, cable, telecom, SCG) for 20th Place and Saint John’s Way, and
(c) Recordation of dedication easement(s) accepted by City in the Office of the Los Angeles County Recorder. The dedication easement(s) may, at Saint John’s option, include a reservation of subterranean and/or airspace rights below and above the
dedicated easement area as well as at-grade commercial and passenger loading/unloading areas
in conformance with the vested rights and requirements in the Phase II Master Plan Standards (Exhibit “Q”); provided, however, that the recorded dedication easement(s) contains conditions that (i) Saint John’s agrees to maintain all street improvements identified in the off-site
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improvement plan required by the City Engineer under Section 2.6.5(a) above; (ii) Saint John’s defends, indemnifies, and holds the City harmless from any third party liability resulting from
public use of the dedicated easement area, including, without limitation, damage to any Saint
John’s subterranean structures, persons and personal property within any such structures; (iii) Saint John’s releases the City from all claims relating to damage resulting from the public use of the dedicated easement(s) area; and (iv) Saint John’s obligations to defend, indemnify, hold harmless, and release City are not applicable to the extent losses and damages are attributable to
the active negligence or willful misconduct of City. If Saint John’s elects to dedicate the
easement(s) without a reservation of subterranean and/or airspace rights below and above the dedicated easement area, then City shall undertake all maintenance of the dedicated area in the same manner as other dedicated streets, citywide. City and Saint John’s shall cooperate in good faith to prepare form dedication easement agreement(s) consistent with City practice and
policies.
Notwithstanding the foregoing, if the 21st Street Vacation is not effectuated in accordance with Section 2.6.4(a), this Section 2.6.5 shall not apply.
2.6.6 Release of Dedicated Easement Area. In the event that 21st Street is
vacated and then Saint John’s later dedicates the vacated part of 21st Street back to the City and City accepts such dedication, City shall release all interest in the 20th Place and Saint John’s Way dedicated easement areas and cooperate with Saint John’s to record a document(s) to terminate the dedication easement(s).
2.6.7 Development Standards on Phase II Development Sites During Term. For Phase II Vested Development(s), Saint John’s is required to comply with the Phase II Master Plan Standards (Exhibit “Q”) in accordance with Section 2.6.1. For Phase II applications that do not qualify as Phase II Vested Development(s), Saint John’s is required to comply with all
laws then in effect except as provided in Section 2.14.2 of this Third Amendment with respect to
parking. Saint John’s acknowledges, understands, and agrees that notwithstanding Saint John’s election to develop any Phase II Development Sites after the Phase II Vesting Deadline, Saint John’s shall still comply with Section 2.8.3 of this Third Amendment.
2.7 Outside Building Permit Issuance Dates
2.7.1 Outside Building Permit Issuance Dates for Phase II. Saint John’s shall have not more than thirty-six (36) months from the effective date of each respective Development Review Permit or Administrative Approval to obtain a building permit for the
corresponding Development Review Permit or Administrative Approval (the “Outside Building Permit Issuance Date(s)”), except if the Phase II Hospital Buildings are governed by other time limits to obtain a building permit established by OSHPD, in which event the OSHPD time limits shall apply. In the event that there are no OSHPD time limits that govern the Phase II Hospital Buildings, then the Outside Building Permit Issuance Date(s) shall still apply.
2.7.2 Extensions of Outside Building Permit Issuance Dates. The Outside Building Permit Issuance Date for any Phase II Building may be extended by applicable Excusable Delays and otherwise in accordance with the remainder of this paragraph. If the
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approval by the ARB of the project design is required and does not occur within six (6) months of the submittal by Saint John’s to the ARB of the project design, then the applicable Outside
Building Permit Issuance Date shall be automatically extended one month for each additional
month greater than four (4) that the final ARB approval is delayed. At any time before the last day of the applicable Outside Building Permit Issuance Date, Saint John’s may deliver written notice to the Community Development Director, requesting an extension of the Outside Building Permit Issuance Date for an additional twelve (12) months. The Community Development
Director may grant such extension if Saint John’s can demonstrate substantial progress has been
made towards obtaining a building permit and show reasonable cause why Saint John’s will not be able to obtain the building permit for the project by the initial Outside Building Permit Issuance Date and can demonstrate that: (a) the condition of the Phase II Development Site will not adversely affect public health or safety, and (b) the continued delay will not create any
unreasonable visual or physical detriment to the neighborhood.
2.7.3 Missed Outside Building Permit Issuance Date. If a building permit for a Phase II Building (other than a Phase II Hospital Building) is not issued by the Outside Building Permit Issuance Date set forth in Section 2.7.1 of this Third Amendment above (as such deadline may be extended pursuant to Section 2.7.2 of this Third Amendment), the Development Review
Permit(s) or Administrative Approval, as applicable, for the applicable Phase II Building shall be
deemed expired/terminated and the following shall apply: (a) If the Phase II Vesting Deadline (as it may be extended pursuant to Section 2.6.1(b) of this Third Amendment) has not expired, Saint John’s shall retain its vested
rights for Phase II so long as Saint John’s timely files for a new Development Review Permit(s)
or Administrative Approval, as applicable. (b) If the Phase II Vesting Deadline (as it may be extended pursuant to Section 2.6.1(b) of this Third Amendment) above has expired, Saint John’s shall no longer have
vested rights for the Phase II Building(s) for which the Outside Building Permit Issuance Date
has expired beyond the Phase II Vesting Deadline. Saint John’s may file for a new Development Review Permit(s) and/or Administrative Approval for new development on the applicable Phase II Development Site in accordance with Section 2.6.2 and Section 2.6.7 of this Third Amendment.
2.7.4 For Phase II Vested Development(s), all Phase II building permits issued by the City shall be subject to 2022 SMMC Section 8.08.070 as of the Third Amendment Effective Date, except that Phase II Buildings over which OSHPD has jurisdiction shall be governed by the time periods, if any, to obtain a building permit established by OSHPD.
Notwithstanding the foregoing, if the City amends 2022 SMMC Section 8.08.070 to provide for
more time to complete or commence work under a building permit or if State law allows for more time to complete or commence work under a building permit, Saint John’s shall be provided with the additional time allowed for in the then-existing Santa Monica Municipal Code and/or State law.
2.8 No Obligation to Develop Phase II.
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2.8.1 Except as specifically provided herein:
(a) Nothing in the Development Agreement, including this Third
Amendment, shall be construed to require Saint John’s to proceed with construction of Phase II
or any portion thereof.
(b) The decision to proceed or to forbear or delay in proceeding with construction of Phase II or any portion thereof shall be in Saint John’s sole discretion.
(c) Failure by Saint John’s to proceed with construction of Phase II or
any portion thereof shall not give rise to any liability, claim for damages or cause of action
against Saint John’s, except as may arise pursuant to a nuisance abatement proceeding under 2022 SMMC Chapter 8.96, or any successor legislation.
(d) Failure by Saint John’s to proceed with construction of Phase II or any portion thereof shall not result in any loss or diminution of development rights, except upon
expiration of Saint John’s vested rights pursuant to this Third Amendment, or the termination of
this Development Agreement.
2.8.2 [Intentionally left blank.] 2.8.3 Notwithstanding any provision of this Third Amendment to the contrary,
in accordance with Article 3 of this Third Amendment, Saint John’s shall be required to
implement the applicable community benefits, mitigation measures and conditions of approval in accordance with and at the time specified in Exhibit “R-1” and Exhibit “S”, regardless of whether Saint John’s proceeds with any Phase II Vested Development(s), or any portion thereof, and may be subject to all remedies specified in this Third Amendment for the failure to
implement the applicable community benefits, mitigation measures and conditions of approval.
2.9 Damage or Destruction. If any Phase II Building, or any part thereof, is damaged or destroyed during the Term of this Third Amendment, Saint John’s shall be entitled to reconstruct that building in accordance with the development standards and uses allowed at the
time of issuance of the original building permit issued for that Phase II Building if: (a) Saint
John’s obtains a building permit for this reconstruction prior to the expiration of this Third Amendment and (b) Saint John’s is not in Breach of this Third Amendment. For the avoidance of doubt, if the damaged/destroyed building was subject to the Phase II Master Plan Standards (Exhibit “Q”), then those same standards shall apply to the reconstruction. Alternatively, Saint
John’s shall be entitled to reconstruct Phase II in accordance with 2022 SMMC Section 9.27.040.
On the other hand, if the damaged/destroyed building was not built in accordance with the Phase II Master Plan Standards (Exhibit “Q”), then Saint Johns shall be entitled to reconstruct in accordance with the damage/reconstruction codes then in effect.
2.10 Enhanced Transportation Demand Management. Notwithstanding anything to the
contrary herein, including the vested development rights granted under this Third Amendment, upon issuance of the final certificate of occupancy for the first Phase II Building, other than the Phase II Multifamily Housing building, Saint John’s and any employer with Employees working in Phase I or Phase II buildings shall be subject to the enhanced Transportation Demand
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Management Plan Upon Phase II Implementation set forth in Exhibit “R-2”. Once the Transportation Demand Management Plan Upon Phase II Implementation is effective, all
Transportation Demand Management requirements required by the Original Development
Agreement, as amended by the First Amendment (including Exhibit “M” to the First Amendment), shall be superseded by the Transportation Demand Management Plan Upon Phase II Implementation for both Phase I and Phase II development.
2.11 Open Space.
2.11.1 Saint John’s shall provide a minimum of thirty-five percent (35%) open space as part of the South Campus Phase II developments, in accordance with the Open Space Standards in Section D of the Phase II Master Plan Standards (Exhibit “Q”). This requirement
can be achieved on each South Campus Phase II Development Site or through open space
banking (i.e. any excess open space above 35% on a South Campus Phase II Development Site may be banked and used as a credit for other South Campus Phase II Development Sites). In calculating the amount of open space on the South Campus, the ground level footprint of new Phase II Buildings, paved vehicle parking areas, vehicle driveways and internal roadways for
vehicular access (i.e. curb-to-curb area) shall not be included, but the sidewalk and landscaping
areas associated with any such driveways or roadways shall be included. Saint John’s Development Review Permit applications for each South Campus Phase II development shall document that 35% open space will be provided on the subject South Campus Phase II Development Site or through open space banking. Prior to final certificate of occupancy for each
South Campus Phase II development, Saint John’s shall verify to the City’s Community
Development Director that 35% open space is either provided on the subject South Campus Phase II Development Site or cumulatively on the then-developed South Campus sites. For purposes herein, a “then-developed” South Campus site means a Phase II Development Site that has been issued a certificate of occupancy after the Third Amendment Effective Date.
2.11.2 Section D of the Phase II Master Plan Standards (Exhibit “Q”) identifies the Phase II Development Sites where publicly-accessible open space is to be provided (“Publicly-Accessible Open Space”). For Phase II Vested Developments(s), Saint John’s shall develop the Phase II publicly-accessible open space in accordance with the minimum areas,
timing, and other standards (if any) specified in the Phase II Master Plan Standards and Exhibit “R-1”. Once developed, the Publicly-Accessible Open Space shall be governed by the Phase II Publicly-Accessible Open Space Regulations included in Exhibit “R-3”. 2.11.3 Subject to approval of the location and design by the Community
Development Director, Planning Commission or ARB, as applicable, outdoor dining, outdoor
seating, bicycle parking, mechanical equipment, transformers, intake vents for subterranean garages and other items that are allowed to project into setbacks pursuant to the Phase II Master Plan Standards or 2022 SMMC Section 9.21.110 may be located in the South Campus open space required by Section 2.11.1 of this Third Amendment above and the Publicly-Accessible
Open Space pursuant to Section 2.11.2 of this Third Amendment above.
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2.11.4 Section D of the Phase II Master Plan Standards (Exhibit “Q”) identifies three pedestrian walkways through the South Campus connecting Santa Monica Boulevard and
Broadway (or 21st Street) (the “24/7 Pedestrian Connections”).
(a) The middle 24/7 Pedestrian Connection is located within the Street Vacation area connecting the new northern terminus of 21st Street to Santa Monica Boulevard (“Middle 24/7 Pedestrian Connection”) and shall be provided prior to closure of vehicular
access through the Street Vacation area in accordance with Section 2.6.4(a) and 2.11.5 of this
Third Amendment. (i) From the time period between Street Vacation effectuation (all conditions in Third Amendment Section 2.6.4(a) are satisfied) and development of the S4
site, the Middle 24/7 Connection shall comply with the interim conditions in Section D.2.2 of the
Phase II Master Plan Standards (Exhibit “Q”). (ii) The Middle 24/7 Pedestrian Connection may be reconfigured/relocated within the Street Vacation area, including as part of the S4 development,
in accordance with the terms of the easement pursuant to Third Amendment Section 2.11.5(a).
(iii) The Middle 24/7 Pedestrian Connection shall be completed and accepted by the City Engineer prior to issuance of a certificate of occupancy for any Phase II Building on the S4 site.
(b) The “West 24/7 Pedestrian Connection” consists of the following: (i) The portion of the West 24/7 Pedestrian Connection located
along the surface of the sidewalk on the east side of 20th Place on the S1 site in accordance with Exhibit “Q” and the easement pursuant to Third Amendment Section 2.11.5(b). This portion of the West 24/7 Pedestrian Connection shall be completed and accepted by the City Engineer prior to issuance of a certificate of occupancy for any Phase II Building on the S1 site.
(ii) The portion of the West 24/7 Pedestrian Connection located
along the surface of the sidewalk on the east side of South Campus West Driveway on the S3 site in accordance with Exhibit “Q” and the easement pursuant to Third Amendment Section 2.11.5(b). This portion of the West 24/7 Pedestrian Connection shall be completed prior to issuance of a certificate of occupancy any Phase II Building on the S3 site.
Once accepted by the City Engineer, the easement for the West 24/7 Pedestrian Connection required by Third Amendment Section 2.11.5(b) shall spring into effect allowing for general public use of the applicable portion(s) of the West 24/7 Pedestrian Connection.
(c) Notwithstanding the foregoing, if the 21st Street Vacation is not
effectuated in accordance with Third Amendment Section 2.6.4(a), Third Amendment Sections 2.11.4(a)-(b) above shall not apply.
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(d) For Phase II Vested Development(s), an “East 24/7 Pedestrian Connection” shall be provided in accordance with the Phase II Master Plan Standards (Exhibit
“Q”) and as follows:
(i) The portion of the East 24/7 Pedestrian Connection located along the surface of the sidewalk of the new Southeast Driveway on the S4 site shall be completed prior to issuance of a certificate of occupancy for any Phase II Building on the S4 site,
and
(ii) The portion of the East 24/7 Pedestrian Connection located along the surface of the sidewalk of the Service Access and South Campus East Driveway shall be completed prior to issuance of a certificate of occupancy for any Phase II Building on the S5
site
(iii) The East 24/7 Pedestrian Connection shall be governed by the 24/7 Pedestrian Connections Regulations included in Exhibit “R-4”.
2.11.5 Dedication of West and Middle 24/7 Pedestrian Connection. Prior to the
closure of the northern portion of 21st Street in accordance with Section 2.6.4(a) above, Saint John’s shall dedicate to City easements for public use of the Middle 24/7 Pedestrian Connection and West 24/7 Pedestrian Connection as follows:
(a) An easement for the provision of the Middle 24/7 Pedestrian
Connection, as further described in Third Amendment Section 2.11.4, accepted by the City Engineer and recorded in the Office of the Los Angeles County Recorder. This easement shall provide that, as part of the Phase II development on the S4 site, the Middle 24/7 Pedestrian Connection may be reconfigured/relocated within the Street Vacation Area in accordance with
the Phase II Master Plan Standards (Exhibit “Q”) and subject to City Engineer approval.
(b) A springing easement that would become effective once the West 24/7 Pedestrian Connection is developed in accordance with Third Amendment Section 2.11.4(a).
(c) The dedication easements shall be in a form approved by the City Attorney, which shall not be unreasonably withheld, and shall contain conditions that (i) Saint John’s agrees to maintain the Middle 24/7 Pedestrian Connection and West 24/7 Pedestrian Connection; (ii) Saint John’s defends, indemnifies, and holds the City harmless from any third
party liability resulting from public use of the Middle 24/7 Pedestrian Connection and West 24/7
Pedestrian Connections; (iii) Saint John’s releases the City from all claims relating to damage resulting from the public use of the Middle 24/7 Pedestrian Connection and West 24/7 Pedestrian Connection; and (iv) Saint John’s obligations to defend, indemnify, hold harmless, and release City are not applicable to the extent losses and damages are attributable to the active negligence
or willful misconduct of City. City and Saint John’s shall cooperate in good faith to prepare form
dedication easement agreement(s) consistent with City practice and policies.
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Notwithstanding the foregoing, if the 21st Street Vacation is not effectuated in accordance with Section 2.6.4(a), this Section 2.11.5 shall not apply.
2.12 Community Benefits. Upon the Third Amendment Effective Date, Saint John’s shall provide the applicable significant project features and community benefits in accordance with and at the time periods set forth in Exhibit “R-1”. Saint John’s and City each acknowledges, understands, and agrees that upon the Third Amendment Effective Date, all
community benefits required by the Original Development Agreement and First Amendment,
including Exhibit “E” to the Original Development Agreement and all exhibits to the First Amendment, shall be superseded by the community benefits set forth in Exhibit “R-1”. 2.13 Application Process for Phase II Buildings.
2.13.1 For Phase II Vested Development(s), Saint John’s shall submit to the City Community Development Department or any successor department (“Planning Department”) either (a) a new application for a Development Review Permit or (b) for the Phase II Multifamily Housing building or buildings that are less than 2,000 square feet, an application for an
Administrative Approval (collectively the “Planning Applications” or each a “Planning Application”). A Development Review Permit application may include one or more Phase II Buildings. 2.13.2 In addition to the information typically required for each Planning
Application, each Planning Application shall include (a) such information which the Community
Development Director determines to be reasonably necessary for the City’s review of the Planning Application, which information shall include, without limitation, a report on Phase II Buildings constructed as of the date of the Planning Application summarizing aggregate square footage, open space, lot coverage, uses, parking analysis as required by the Phase II Master Plan
Standards (Exhibit “Q”) and mitigation measures completed for Phase II, and (b) a processing
fee equal to the fee then currently in effect throughout the City for such Planning Application, or if the Development Review Permit or Administrative Approval, as applicable, is no longer utilized in the City, the application fee for the land use approval or permit which the Community Development Director reasonably determines in his or her discretion to be the most comparable
to the applicable application, less the One Hundred Thirty-One Thousand, Five Hundred Eighty-
Six Dollars and Seventy-Six Cents ($131,586.76) paid by Saint John’s for the eight (8) Development Review Permits and the Reduced Parking Permit withdrawn upon the Third Amendment Effective Date. The form for the Planning Application shall be the form then in use by the City for a Development Review Permit or Administrative Approval, as applicable. If the
Development Review Permit or Administrative Approval, as applicable, is no longer utilized in
the City, the application for the land use approval or permit which the Community Development Director determines in his or her discretion to be the most comparable to the Development Review Permit or Administrative Approval, as applicable, shall be utilized.
2.13.3 The Planning Application shall be deemed complete when all materials
and fees required by Section 2.13.2 of this Third Amendment have been submitted to the City.
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2.13.4 Before the City takes action on a Planning Application for a proposed Phase II Building, City staff shall diligently evaluate whether any further environmental review
of the Planning Application is legally required by either CEQA, the State CEQA Guidelines or
any other applicable environmental laws then in effect. If such additional environmental review is required, it shall be diligently undertaken and pursued by the City. Saint John’s shall pay the cost of any such further environmental review. The City and Saint John’s acknowledge and agree that the Phase II FEIR covers all Phase II development and that, unless CEQA requires
otherwise at the time of filing of the Planning Application, additional environmental review shall
only be required in the circumstances outlined in CEQA Section 21166 and State CEQA Guidelines Section 15162(a). 2.13.5 The public hearing and appeal procedures for any Development Review
Permit application under this Section 2.13 shall be those procedures in effect as of the Third
Amendment Effective Date, except as provided in this Third Amendment. If an appeal of the Planning Commission’s approval of any Development Review Permit for a Phase II Vested Development is timely filed in accordance with 2022 SMMC Section 9.37.130, the City shall schedule such appeal hearing before the City Council within one-hundred twenty (120) days of
the appeal being filed unless Saint John’s, in its sole and absolute discretion, consents to an
extension of this one-hundred twenty (120) day time period. 2.13.6 With respect to Administrative Approval applications that have been filed on or before the Phase II Vesting Deadline, the Community Development Director shall issue an
Administrative Approval if the proposed development conforms precisely to the applicable
development standards in this Third Amendment and the Phase II Master Plan and shall only deny or conditionally approve the development if it is not in compliance with the applicable development standards as provided in this Third Amendment and the Phase II Master Plan.
2.13.7 The Planning Commission or Community Development Director, as
appropriate, shall diligently and in good faith review each Planning Application in accordance with this Section 2.13 of this Third Amendment. 2.13.8 Subject to the vested rights of Saint John’s pursuant to Sections 2.5 and
2.6 of this Third Amendment, the Planning Commission, or the City Council on appeal, shall
have discretion to approve, conditionally approve or deny a Development Review Permit application for a particular Phase II Building. Subject to the vested rights of Saint John’s provided under Sections 2.5 and 2.6 of this Third Amendment, the Planning Commission, or the City Council on appeal, shall approve a Development Review Permit application for a Phase II
Building(s) if: (a) Saint John’s is not in Breach of this Third Amendment or Default of the Development Agreement; and
(b) In lieu of the findings of fact for a Development Review Permit
listed in 2022 Municipal Code Section 9.40.050 or any successor ordinance, the Planning Commission (or the City Council on appeal) makes the following findings of fact for a pending Development Review Permit application, as follows:
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1. The physical location, size, height, density (floor area or number of units), massing, setbacks, pedestrian orientation, open space, parking requirements, and placement of
proposed structures on the site and the location of proposed uses within the project are
consistent with the Phase II Master Plan Standards (Exhibit “Q”); 2. The rights-of-way can accommodate autos, bicycles, pedestrians, and multi-modal transportation methods, including adequate parking and access in accordance with the Phase II Master Plan Standards (Exhibit “Q”);
3. The health and safety services (police, fire etc.) are sufficient to accommodate the new
development; 4. The project is generally consistent with the Phase II Master Plan Standards (Exhibit “Q”); 5. Based on environmental review in accordance with Section 2.13.4 of the Third
Amendment, the proposed project has no potentially significant environmental impacts
or any potentially significant environmental impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project or a Statement of Overriding Considerations has been adopted; 6. The project has no unacceptable adverse effects on public health or safety;
7. The project complies with all applicable mitigation measures and conditions of
approval established in Exhibit “S” of the Third Amendment. 8. The project provides all applicable significant project features and community benefits consistent with Exhibit “R-1” of this Third Amendment. 9. Saint John’s has met and conferred with the City Engineer and City Traffic Engineer, as
applicable, to determine the off-site infrastructure (for utilities, traffic infrastructure,
and public right-of-way) that will be required by the City Engineer and City Traffic Engineer as conditions to issuance of a building permit to be completed prior to issuance of the Certificate of Occupancy for the Phase II Building(s), and the information necessary for the City Engineer and City Traffic Engineer to make his or
her determination has been provided by Saint John’s. Without limiting the City Traffic
Engineer’s or the City’s Engineer’s authority under Article 7 of 2022 SMMC, as amended from time to time after the Third Amendment Effective Date, the City Traffic Engineer’s and City Engineer’s determinations are generally consistent with the Phase II Master Plan.
(c) Conditions. In granting a Development Review Permit, and in addition to any standard conditions of approval, permit fees, and regulations authorized under Article 3 and Section 5.2.1, herein, the Planning Commission (or City Council on appeal) shall require that the use and development of the property conform with the site plan, architectural
drawing, or statements submitted in support of the Development Review Permit application, or
in such modifications thereof, as may be deemed necessary to protect the public health, safety, and general welfare and secure the objectives of the 2022 General Plan, the Third Amendment and the Phase II Master Plan and may also impose such other conditions pursuant to Section 3.3.2 of this Third Amendment.
2.13.9 Subject to the Phase II Vesting Deadline, Saint John’s shall have the right to submit Planning Applications to the City for development of proposed buildings in Phase II in such order and at such times as Saint John’s deems appropriate.
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2.14 Phase I and Phase II Parking.
2.14.1 Until issuance of the first building permit for the first Phase II Building,
parking for Phase I (including any parking located on Phase II Development Sites) shall be governed by the parking requirements included in the Original Development Agreement as amended by the First Amendment, including First Amendment Exhibit “L”.
2.14.2 Upon issuance of the first building permit for the first Phase II Building,
Saint John’s parking requirements for both Phase I and Phase II shall be governed by the Phase II Parking Management Plan set forth in Exhibit “U” and the Phase II Master Plan Standards (Exhibit “Q”). At that time, all parking requirements included in the Original Development Agreement, as amended by the First Amendment including Exhibit “L” to the First Amendment,
shall be superseded by the Phase II Parking Management Plan set forth in Exhibit “U” and the
Phase II Master Plan Standards (Exhibit “Q”). Notwithstanding any provision of this Third Amendment to the contrary, Section F.3 (On-Site Parking Capacity) and Section F.4 (Parking Management Plan Upon Phase II Implementation) of the Phase II Master Plan Standards (Exhibit “Q”) shall continue to apply to any Phase II Planning Applications filed after the Phase
II Vesting Deadline through the Term of this Agreement.
2.14.3 The Phase II Parking Management Plan in Exhibit “U”, including annual reporting and monitoring, shall terminate and be no longer effective upon the earlier of: (i) July 9, 2053 or (ii) Saint John’s demonstration to the City Community Development Director’s
satisfaction that it has sufficient parking on its Campus Property to satisfy its peak parking
demand. 2.15 Access and Circulation.
2.15.1 For Phase II Vested Development(s), Saint John’s shall comply with the
access and circulation requirements in the Phase II Master Plan Standards (Exhibit “Q”). To the
extent the Phase II Master Plan Standards conflict with any requirements in the Original Development Agreement, as amended by the First Amendment, the Phase II Master Plan Standards (Exhibit “Q”) shall prevail.
2.15.2 Notwithstanding Section 2.15.1 of this Third Amendment, any
Development Review Permits (or Administrative Approvals) for Phase II Buildings may authorize modifications to any Phase I access and circulation requirements in order to comply with the Phase II Master Plan Standards (Exhibit “Q”) and no amendment to the Development Agreement shall be required with respect to such modifications to Phase I.
2.16 Removal of Surface Parking and Related Requirements. Once the surface parking
on Phase II Development Site S5 is permanently removed, the noise reduction parking policy included in Section 4.1 of Exhibit “R-1” shall be terminated and no longer be effective. 2.17 Utility Easements. Prior to issuance of a Certificate of Occupancy for any Phase
II Building whereby Saint John’s is required to construct utilities lines on its Campus Property in
accordance with the Phase II Master Plan Standards (Exhibit “Q”), the Phase II Mitigation
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Measures in Exhibit “S” and/or the Development Review Permit, Saint John’s shall dedicate to the City all areas (“Utility Easement Areas”) in which such utilities are located, excepting
private sewer laterals, as utility easements with access rights to the City (“Utility Easements”).
Saint John’s may reserve from the Utility Easements rights for Saint John’s and others (including utility companies) to use the Utility Easement Areas for their utility services and other purposes provided such use(s) does not violate any co-location requirements or otherwise unreasonably interfere with the City’s utilities in the Utility Easement Areas.
2.18 Fire Access Easements. Prior to issuance of a Certificate of Occupancy for the Phase II development on the S3 Site, Saint John’s shall grant the City an easement for fire department access across the portion of 21st Street that is to be vacated and generally reserved for pedestrian access and Publicly-Accessible Open Space in accordance with Third Amendment
Sections 2.6.4 and 2.11 and the Phase II Master Plan Standards (Exhibit “Q”).
2.19 Water Neutrality During the Term of the Development Agreement. 2022 SMMC 7.16.050 (Water consumption limits and in-lieu fees for new development) shall apply to all Phase II Development Sites; provided, however, the “Baseline Water Demand” in 2022 SMMC
7.16.050(c)(2) shall be replaced with the following definition:
Baseline Water Demand. Baseline water demand for a Phase II Development Site equals the Water Intensity Baseline multiplied by the land area (square footage) of the Phase II Development Site. Baseline Water Demand shall be
determined at the time of the City Building Official’s acceptance of the building
permit application for that particular Phase II Development Site. “Water Intensity Baseline” means the following formula: [5- year historical average water use for all Phase II Development Sites measured from the
Third Amendment Effective Date]
Divided by [the total land area square footage of all Phase II Development Sites based on the final
tract map referenced in Third Amendment Section 2.3.1 above]
2.20 Recycled Water Ordinance. 2.20.1 For Phase II Vested Development(s), and subject to Section 4.2, herein,
Saint John’s shall comply with the water recycling ordinance in effect as of the Third
Amendment Effective Date (“2022 Water Recycling Ordinance”). Saint John’s may elect to utilize/comply with any future revision to the 2022 Water Recycling Ordinance, or successor thereto.
2.20.2 Notwithstanding Third Amendment Section 2.20.1 above, the following
exceptions shall apply:
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(a) If the City’s recycled water supply line is on Broadway, between 20th and 23rd Streets, but not on Santa Monica Boulevard, between 20th and 23rd Streets or in
the public right-of-way adjacent to the North Campus, at the time that a building permit is pulled
for the Phase II Vested Development(s) on the North Campus, then Saint John’s shall not be required to use recycled water for the North Campus Phase II Vested Development(s) until one of the South Campus Phase II Vested Development(s) (other than the S2 site) is developed.
(b) If the City’s recycled water supply line is on Santa Monica
Boulevard, between 20th and 23rd Streets, but not on Broadway, between 20th and 23rd Streets, at the time that any building permit is pulled for a Phase II Vested Development, then Saint John’s shall be required to use recycled water for all Phase II Vested Development(s) on the North and South Campus; provided, however, that the S2 Phase II Vested Development shall not
be required to use recycled water until the S4 or S5 site is developed or a City recycled water
supply line is installed in the public right-of-way adjacent to the S2 site. (c) If the City’s recycled water line is not on either Santa Monica Boulevard or Broadway, between 20th and 23rd Streets or in the public right-of-way adjacent to
the Phase II Vested Development, at the time that a building permit is pulled for a Phase II
Vested Development, then Saint John’s shall not be required to use recycled water for that Phase II Vested Development. 2.20.3 Planning Applications for Phase II development filed after the Phase II
Vesting Deadline shall be subject to applicable codes then in effect.
2.21 Urban Runoff Reduction. Phase II Vested Development(s) shall comply with the runoff reduction requirements included in 2022 SMMC Chapter 7.10 (Runoff conservation and sustainable management) except to the extent such requirements are in conflict with or infeasible
to achieve due to OSHPD requirements for Phase II Hospital Buildings. Applications for Phase
II development filed after the Phase II Vesting Deadline shall be subject to applicable codes then in effect. ARTICLE 3
PHASE II FEES, EXACTIONS, MITIGATION MEASURES AND CONDITIONS 3.1 Phase II Fees, Exactions, Conditions and Mitigation Measures. Except as
expressly set forth in Section 2.12 (relating to community benefits), Section 2.13.8 (relating to
Development Review Permit applications), Section 3.2 (relating to modifications), Section 3.3.2 (relating to future mitigation measures and conditions) and Section 5.2 (relating to Phase II Subsequent Code Changes), the City shall charge and impose only those fees, exactions, conditions, mitigation measures and standards of construction set forth in this Third Amendment
and no others. If any of the conditions and mitigation measures set forth on Exhibit “S” are
satisfied by others, Saint John’s shall be deemed to have satisfied such conditions and measures. Notwithstanding the foregoing, except to the extent specifically provided otherwise, this Third Amendment does not require Saint John’s to pay any exactions nor implement any mitigation
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measures nor satisfy any conditions of approval if Saint John’s does not obtain a building permit for the Phase II Building associated with the applicable exaction/mitigation measure/condition of
approval prior to expiration of the applicable Outside Building Permit Issuance Date including
any extensions thereof or any tolling thereof in accordance with Section 2.7.2 of this Third Amendment.
3.2 Conditions on Modifications. The City may impose fees, exactions, mitigation measures and conditions in connection with its approval of Minor Modifications or Major
Modifications, provided that all fees, exactions, mitigation measures and conditions shall be in
accordance with any applicable law at the time of imposition.
3.3 Implementation of Mitigation Measures and Conditions of Approval.
3.3.1 Compliance with Mitigation Measures and Conditions of Approval. The City and Saint John's mutually agree that the mitigations specified in Exhibit “S” bear a
reasonable relationship to the impacts caused by Phase II Vested Development(s). Saint John’s
shall be responsible for implementing the mitigation measures and conditions of approval required under this Third Amendment in accordance with and at the times specified in Exhibit “S”, which may be modified by the City pursuant to Section 3.3.2 and may be subject to all remedies specified in this Third Amendment for the failure to implement the applicable
mitigation measures and conditions of approval.
3.3.2 Future Mitigation Measures and Conditions of Approval. The City and Saint John’s mutually acknowledge and agree that, as of the Third Amendment Effective Date, all of the City’s standard conditions of approval, permit fees, and regulations applicable to other similar development in the City which are appropriate for imposition as a condition of
development of buildings and improvements in Phase II could not be specified in this Third
Amendment particularly because additional environmental review may be required for certain Phase II Buildings in accordance with Section 2.13.4 of this Third Amendment. As a result, when the Development Review Permit applications for Phase II are reviewed by the City, in addition to any Community Benefits required by Section 2.12, the City may impose standard
City conditions of approval applicable to other similar development in the City and appropriate
to mitigate the impacts of such proposed development, including mitigation measures related to any future required environmental review. In the course of such review and in accordance with CEQA, the City may modify or eliminate the mitigations for Phase II specified in Exhibit “S” or impose new mitigations not specified in Exhibit “S” without amending this Third Amendment.
Without negating the foregoing, except as to any Community Benefits required by Section 2.12,
the City and Saint John’s further mutually agree that nothing in this Section 3.3.2 is intended to waive the requirements of the Mitigation Fee Act (Government Code section 66000 et seq.) as to any standard conditions of approval imposed during the Development Review Permit process.
3.3.3 Survival of Phase II Conditions of Approval and Mitigation Measures. If
Saint John’s proceeds with the construction of Phase II or any portion thereof, except as
otherwise expressly limited in this Third Amendment, the community benefits required by Section 2.12 applicable to the Phase II Building being constructed and obligations and requirements imposed by the Phase II conditions of approval and mitigation measures applicable to the Phase II Building being constructed and set forth in the attached Exhibit “S” shall survive
the expiration of the Term of this Development Agreement and shall remain binding on Saint
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John’s, its successors and assigns, and shall continue in effect for the Life of the Phase II Building and for any reconstruction authorized by Section 2.9. Notice of the community
benefits, conditions of approval and mitigation measures shall be recorded by the City separately
and concurrently with this Third Amendment.
3.4 On-Site Affordable Fee Waivers and Reductions. Notwithstanding the foregoing, on-site affordable housing shall be entitled to all fee waivers and fee reductions available for projects involving on-site affordable housing under the Santa Monica Municipal Code then in
effect.
ARTICLE 4 OSHPD
4.1 Phase II OSHPD Regulations.
4.1.1 The City and Saint John’s mutually acknowledge and agree that Part 7 of Division 107 of the California Health and Safety Code and Part 1, Chapter 7 of Title 24 of the California Code of Regulations, (collectively, the “Phase II OSHPD Regulations”) grant exclusive authority to OSHPD over the construction of any Phase II Hospital Building. Notwithstanding the foregoing:
(a) OSHPD may require limited review of any Phase II Hospital Building by local agencies including the City (e.g. Fire Department, LA County Department of Public Health, etc.), and
(b) If Phase II Hospital Buildings require any off-site construction/improvements in the City’s public rights-of-way, applicable City permits/approvals shall be required for such improvements. To ensure early City review of plans for any improvements in the City’s public rights-of-way, Saint John’s shall submit plans for off-site
improvements associated with any Phase II Hospital Building to the City prior to or concurrently
with submittal of plans for the Phase II Hospital Building to OSHPD for OSHPD plan check review. 4.1.2 The City and Saint John’s further mutually acknowledge and agree that
the Phase II OSHPD Regulations mandate, in pertinent part, the following requirements:
(a) Before constructing any Phase II Hospital Building, Saint John’s must (i) submit to OSHPD detailed drawings and specifications and other specified documentation regarding the proposed Phase II Hospital Building, including interior floor plans, for review by OSHPD, the State Fire Marshal and the State Department of General Services and
(ii) obtain written approval for construction of the Phase II Hospital Building from OSHPD.
(b) Saint John’s must pay fees to OSHPD to cover the cost of the plan review and field inspection activity for the Phase II Hospital Building.
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(c) OSHPD and the State Department of General Services must continuously inspect and monitor the performance of the construction of the Phase II Hospital
Building.
(d) Saint John’s must obtain OSHPD’s approval for any changes in the approved plans and specifications and any construction contract documents related to the Phase II Hospital Building.
(e) Saint John’s must obtain OSHPD’s final approval of the
construction of the Phase II Hospital Building before it is occupied.
4.2 Preemption. 4.2.1 The City and Saint John’s also mutually acknowledge and agree that, in
regard to the construction of Phase II Hospital Buildings and modifications to Phase I Hospital
Buildings resulting from Phase II development, California Health and Safety Code Section 129680 preempts local jurisdictions such as the City from enforcing building standards as published in the California Building Standards Code. In regard to the construction of Phase II Hospital Buildings, local jurisdictions such as the City are also preempted from enforcing all
other applicable state and local laws, including plan checking and inspection of the design and
details of the architectural, structural, mechanical, plumbing, electrical, and fire and panic safety systems and the observation, monitoring and inspection of construction. Saint John’s acknowledges and agrees that if the City has more restrictive requirements for the enforcement of building standards, other building regulations, and construction supervision, these
requirements shall be enforced by OSHPD in accordance with Health and Safety Code Section
129680(c). Notwithstanding the foregoing, if OSHPD requires City sign-off, no objection or other technical review of the City for specified disciplines (e.g. fire access), the City shall cooperate with Saint John’s and OSHPD in providing the necessary review and approvals.
4.2.2 Accordingly, in connection with any Phase II Hospital Buildings and/or
modifications to Phase I Hospital Buildings resulting from Phase II development, Saint John’s shall be required to: (a) Obtain all approvals from OSHPD that are legally required to
construct the Phase II Hospital Building under the Phase II OSHPD Regulations;
(b) Obtain all approvals from OSHPD that are legally required to occupy the Phase II Hospital Building under the Phase II OSHPD Regulations;
(c) At least sixty (60) days prior to filing application(s) with OSHPD
for any Phase II Hospital Building, notify the City that Saint John’s will be filing such applications and that it is the City’s obligation pursuant to California Health and Safety Code Section 129680(d) to notify OSHPD of any City regulations that are more restrictive for the enforcement of building standards, other building regulations, and construction supervision; and
(d) Otherwise fully comply with the requirements of the Phase II OSHPD Regulations.
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4.2.3 In the event of a conflict or inconsistency between this Article 4 and Article 3 of this Third Amendment, this Article 4 shall prevail.
4.2.4 This Third Amendment is not intended and should not be construed or applied to negate or alter the exclusive authority of OSHPD to review and approve all Phase II Hospital Buildings in Phase II and modifications to Phase I Hospital Buildings resulting from Phase II development in accordance with the Phase II OSHPD Regulations. With respect to any
elements of any Phase II Hospital Buildings and modifications to Phase I Hospital Buildings
resulting from Phase II development which are specifically subject to review and approval of the ARB, the Planning Commission, or the City Council pursuant to this Third Amendment, in the event of any conflict between the requirements established by OSHPD for such Phase I or Phase II Hospital Buildings and any conditions established by ARB, the Planning Commission, or the
City Council, the requirements established by OSHPD shall prevail.
4.2.5 Notwithstanding Sections 4.2.1 through 4.2.4 of this Third Amendment, for the buildings over which OSHPD has jurisdiction, all monetary and/or non-monetary obligations which would otherwise be due to the City under this Development Agreement at the
time of issuance of a building permit or Certificate of Occupancy by the City shall be paid to
City and/or implemented for the City’s benefit at the time that OSHPD issues a building permit or Certificate of Occupancy, as applicable. 4.3 Phase II Technical City Permit for Phase II Hospital Buildings.
For Phase II Hospital Buildings and modifications to Phase I Hospital Buildings resulting
from Phase II development, unless required by OSHPD, Saint John’s shall not be required to apply for, or obtain, any Phase II Technical City Permits or Certificates of Occupancy from the City for any Phase II Hospital Buildings to the extent preempted by Phase II OSHPD Regulations. Notwithstanding the foregoing, any improvements in the public right-of-way will
require City review and approval in accordance with Section 4.1.1(b) of this Third Amendment.
ARTICLE 5
EFFECT OF THIRD AMENDMENT ON CITY LAWS AND REGULATIONS
5.1 Development Standards for Phase II; Phase II Existing Regulations. For Phase II
Vested Development(s) subject to the Phase II Master Plan Standards (Exhibit “Q”) in accordance with Section 2.6 of this Third Amendment, the following development standards and restrictions set forth in this Section 5.1 of this Third Amendment govern the use and development of Phase II Vested Development(s), and shall constitute the Phase II Existing Regulations, except as otherwise expressly required by this Third Amendment.
5.1.1 Defined Terms. The following terms shall have the meanings set forth
below:
(a) “Phase II Existing Regulations” collectively means all of the following which are in force and effect as of the Third Amendment Effective Date: (i) the 2022 General Plan (including, without limitation, the 2022 LUCE, as amended by the 2022 LUCE
Amendment); (ii) the 2022 Zoning Code except as modified herein; (iii) any and all ordinances,
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rules, regulations, standards, specifications and official policies of the City governing, regulating or affecting the demolition, grading, design, development, building, construction, occupancy or
use of building and improvements or any exactions therefore, except as amended by this Third
Amendment; and (iv) the development standards and procedures in Article 2 of this Third Amendment, including the Phase II Master Plan Standards (Exhibit “Q”).
(b) “Phase II Subsequent Code Changes” collectively means all of the following which are adopted or approved subsequent to the Third Amendment Effective
Date, whether such adoption or approval is by the City Council, any department, division, office,
board, commission or other agency of the City, by the people of the City through charter amendment, referendum, initiative or other ballot measure, or by any other method or procedure: (i) any amendments, revisions, additions or deletions to the Phase II Existing Regulations; or (ii) new codes, ordinances, rules, regulations, standards, specifications and official policies of the
City governing or affecting the grading, design, development, construction, occupancy or use of
building or improvements or any exactions therefor. Phase II Subsequent Code Changes includes, without limitation, any amendments, revisions or additions to the Phase II Existing Regulations imposing or requiring the payment of any fee, special assessment or tax.
5.1.2 Phase II Existing Regulations. For Phase II Vested Development(s)
subject to the Phase II Master Plan Standards (Exhibit “Q”) in accordance with Section 2.6 of
this Third Amendment, except as provided in Section 5.2 of this Third Amendment, development of the Phase II Buildings and improvements that will comprise Phase II, including without limitation, the development standards for the demolition, grading, design, development, construction, occupancy or use of such Phase II Buildings and improvements, and any exactions
therefor, shall be governed by the Phase II Existing Regulations. The City agrees that this Third Amendment is consistent with the 2022 General Plan, including the 2022 LUCE, as amended by the 2022 LUCE Amendment, as more fully described in the Recitals. Any provisions of the Phase II Existing Regulations inconsistent with the provisions of this Third Amendment, to the extent of such inconsistencies and not further, are hereby deemed modified to that extent
necessary to effectuate the provisions of this Third Amendment. Except as provided in this Third Amendment, Phase II Vested Development(s) subject to the Phase II Master Plan Standards (Exhibit “Q”) in accordance with Section 2.6 of this Third Amendment shall be exempt from: (a) all Discretionary Approvals or review by the City or any agency or body thereof, other than the matters of architectural review by the ARB as specified in Section 6.1 of
this Third Amendment; (b) the application of any subsequent local development or building moratoria, development or building rationing systems or other restrictions on development which would adversely affect the rate, timing, or phasing of construction of Phase II, and (c) Phase II Subsequent Code Changes which are inconsistent with this Third Amendment.
5.2 Permitted Phase II Subsequent Code Changes.
5.2.1 Applicable Phase II Subsequent Code Changes. Notwithstanding the
terms of Section 5.1 of this Third Amendment, this Third Amendment shall not prevent the City from applying to Phase II the following Phase II Subsequent Code Changes set forth in this Section 5.2.1 of this Third Amendment.
(a) Processing fees and charges imposed by the City to cover the
estimated actual costs to City of processing applications for development approvals including:
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(i) all Phase II application, permit, and processing fees incurred for the processing of this Third Amendment, any Administrative Approval or Discretionary Approval authorized by this Third
Amendment, or any amendment to this Third Amendment; (ii) all building plan check and
building inspection fees for work on any Phase II Development Site in effect at the time an application for a grading permit or building permit is applied for; (iii) the public works plan check fee and public works inspection fee for public improvements constructed and installed by Saint John’s as part of Phase II; (iv) fees for monitoring compliance with any Phase II
development approvals, (v) utility charges, (vi) fees that may be paid in-lieu of satisfying water
neutrality (for the avoidance of doubt, this Section 5.2.1(a)(vi) does not preclude Saint John’s from seeking City approval of an undue hardship application in accordance with the terms and conditions in 2022 SMMC 7.16.050(k) or successor thereto), (vii) any environmental impact mitigation measures; provided that such fees and charges are uniformly imposed by the City at
similar stages of project development on all similar applications and for all similar monitoring.
(b) General or special taxes, including, but not limited to, property taxes, sales taxes, parcel taxes, transient occupancy taxes, business taxes, which may be applied to Phase II or to businesses occupying the Phase II Development Sites; provided that, (i) the tax is of general applicability City-wide and does not burden Phase II disproportionately to other
similar developments within the City; and (ii) the tax is not a levy, assessment, fee or tax
imposed for the purpose of funding public or private improvements on other property located within the Healthcare Mixed Use and Mixed Use Boulevard Low districts (as defined in the City’s 2022 General Plan as of the Third Amendment Effective Date).
(c) Procedural regulations relating to hearing bodies, petitions,
applications, notices, findings, documentation of findings, records, manner in which hearings are conducted, reports, recommendations, initiation of appeals, and any other matters of procedure; provided such regulations are uniformly imposed by the City on all matters, do not result in any unreasonable decision-making delays and do not affect the substantive findings by the City in approving this Third Amendment or as otherwise established in this Third Amendment.
(d) Regulations governing construction standards and specifications
which are of general application that establish standards for the construction and installation of structures and associated improvements, including, without limitation, the City’s Building Code, Plumbing Code, Mechanical Code, Electrical Code and Fire Code; provided that such construction standards and specifications are applied on a City-wide basis and do not otherwise
limit or impair the Phase II approvals granted in this Third Amendment unless adopted to meet
health and safety concerns.
(e) Any City regulations to which Saint John’s has consented in writing, which consent may be withheld by Saint John’s in its sole discretion.
(f) Collection of such fees or exactions as are imposed and set by
governmental entities not controlled by City but which are required to be collected by City.
(g) Wastewater/water connection fees, including capital facility and construction fees, which are adopted by City Council and apply generally throughout the City.
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(h) Regulations which do not impair the rights and approvals granted to Saint John’s under this Third Amendment. For the purposes of this Section 5.2.1(h),
regulations which impair Saint John’s rights or approvals include, but are not limited to,
regulations which (i) materially increase the cost of Phase II (except as provided in Section 5.2.1(a)-(g) to this Third Amendment), (ii) would materially delay development of Phase II as provided in this Third Amendment, or (iii) would cause a material change in the uses of Phase II.
(i) Generally applicable codes or actions necessary to comply with a
declaration of Water Shortage Emergency pursuant to the California Water Code.
5.2.2 New Rules and Regulations. This Third Amendment shall not be construed to prevent the City from applying new rules, regulations and policies in those circumstances specified in Government Code Section 65866.
5.2.3 State or Federal Laws. In the event that state or federal laws or
regulations, enacted after the Third Amendment Effective Date, prevent or preclude compliance
with one or more of the provisions of this Third Amendment, such provisions of this Third Amendment shall be modified or suspended as may be necessary to comply with such state or federal laws or regulations; provided that this Third Amendment shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws
or regulations do not render such remaining provisions impractical to enforce.
5.3 Common Set of Phase II Existing Regulations. Prior to the Third Amendment Effective Date, the City and Saint John’s shall use reasonable efforts to identify, assemble and copy three identical sets of the Phase II Existing Regulations, to be retained by the City and Saint John’s, so that if it becomes necessary in the future to refer to any of the Phase II Existing
Regulations, there will be a common set of the Phase II Existing Regulations available to all
Parties.
5.4 Conflicting Enactments. Except as provided in Section 5.2 of this Third Amendment:
5.4.1 Phase II Subsequent Code Changes Prior to Phase II Vesting Deadline.
Any Phase II Subsequent Code Change which would conflict in any way with or be more
restrictive than the Phase II Existing Regulations shall not be applied by the City to any Phase II Vested Development(s) subject to the Phase II Master Plan Standards (Exhibit “Q”) in accordance with Section 2.6 of this Third Amendment. Saint John’s may, in its sole discretion, give the City written notice of its election to have any Phase II Subsequent Code Change applied
to such portion of Phase II as it may have an interest in, in which case such Phase II Subsequent
Code Change shall be deemed to be a Phase II Existing Regulation insofar as that portion of Phase II is concerned. If there is any conflict or inconsistency between the terms and conditions of this Third Amendment and the Phase II Existing Regulations, the terms and conditions of this Third Amendment shall control.
5.4.2 Phase II Subsequent Code Changes After the Phase II Vesting Deadline.
Any development on a Phase II Development Site that does not qualify as Phase II Vested Development(s) shall be subject to all codes then in effect.
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5.5 Timing of Development. The California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that failure of the parties in that
case to provide for the timing of development resulted in a later adopted initiative restricting the
timing of development to prevail over the parties’ agreement. It is the intent of Saint John’s and the City to cure that deficiency by expressly acknowledging and providing that any Phase II Subsequent Code Change that purports to limit over time the rate or timing of development or to alter the sequencing of development phases (whether adopted or imposed by the City Council or
through the initiative or referendum process) shall not apply to Phase II Vested Development(s),
and shall not prevail over this Third Amendment. In particular, but without limiting any of the foregoing, no numerical restriction shall be placed by the City on the amount of total square feet or the number of buildings, structures, residential units that can be built each year on the Phase II Development Sites except as expressly provided in this Third Amendment.
ARTICLE 6
ARCHITECTURAL REVIEW BOARD, SIGNAGE AND LANDMARKS COMMISSION REVIEW FOR PHASE II DEVELOPMENT SITES PROCEEDING WITHIN THE PHASE II VESTING DEADLINE ESTABLISHED BY SECTION 2.6 OF THIS THIRD AMENDMENT
6.1 Architectural Review Board Approval. To the extent required by the Santa Monica Municipal Code in effect at the time of design review, Phase II may be subject to review and approval or conditional approval by the ARB. If subject to review and approval by the ARB, the ARB or its designee as specified by the Community Development Director, cannot require
modifications to the building design which negate the fundamental development standards
established by this Third Amendment. For example, the ARB cannot require reduction in the overall height of any Phase II Building, reduction in the number of stories in any Phase II Building, reduction in density (i.e., number of dwelling units), or reduction in Floor Area. Decisions of the ARB are appealable to the Planning Commission in accordance with the Phase
II Existing Regulations.
6.1.1 Expiration of ARB Approval. Notwithstanding any provisions of the Phase II Existing Regulations, no ARB approval granted with respect to a Phase II Building/development shall expire prior to expiration of the Outside Building Permit Issuance Date for such Phase II Building, including any extensions thereof.
6.2 Phase II Signage. The City and Saint John’s mutually agree that pursuant to Section 9.61.130 of the 2022 Sign Code, sign adjustments are available to vary the terms set forth in 2022 Sign Code Section 9.61.170 (Permitted Signs), Section 9.61.180 (Prohibited Signs), and Section 9.61.190 (Total Sign Area Permitted by District). Signage proposed by Saint John’s for Phase II Development Sites may, without limitation: (i) identify various buildings and
services on Phase II and provide for reasonable directional information within the Phase II Development Sites, and (ii) appropriately recognize those persons and organizations that provide financial support for the redevelopment of the Phase II Development Sites. Directional signs for vehicles shall be located at approaches to driveways as required by the City’s Mobility Division or successor thereto.
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6.2.1 The City and Saint John’s shall cooperate to establish off-site directional signs in public rights-of-way in the City to assist vehicle access to Phase II Buildings
(collectively, the “Phase II Directional Signs”). The Phase II Directional Signs shall be
designed to direct traffic to the Phase II Buildings and away from neighborhood streets. The City retains full discretion with respect to the number, placement, size, location and design of the Phase II Directional Signs, and will exercise such discretion reasonably and in accordance with the purpose of this Section 6.2. Phase II Directional Signs are not included in calculating the
permitted signage for Phase II under Section 6.2 of this Third Amendment.
6.3 Landmarks Commission Review. In accordance with Section 8.2 of the Original Development Agreement, none of the existing buildings on Phase II Development Sites that existed at the time of adoption of the Original Development Agreement shall be classified or treated as “Landmarks” within the meaning of 2022 SMMC Section 9.56.100. These “1998
Existing Improvements” are the (a) Saint John’s Cancer Institute building located at 2200 Santa
Monica Boulevard, (b) vacant multifamily apartment building located at 1417-1423 21st Street, (c) Child and Family Development Center building located at 1339 20th Street, and (d) Saint John’s Foundation (former bank) building located at 2221 Santa Monica Boulevard. Demolition of the 1998 Existing Improvements are exempt from any further Landmarks Commission review.
This Section 6.3 does not modify or eliminate Saint John’s obligation to comply with the
Mitigation Measures HIST-1, HIST-2 and HIST-3 included in the Phase II FEIR and also in Exhibit “S” to this Third Amendment.
6.4 Concurrent Processing of Foundation Only Permit. Saint John’s may concurrently process plan check for a foundation only permit (2022 SMMC Section 8.08.060)
with ARB design review (2022 SMMC Chapter 9.55) for each Phase II Building; provided,
however, that Saint John’s hereby agrees to accept the risk of plan check revisions if necessitated by the outcome of the ARB design review.
6.5 Sections in Effect Prior to the Phase II Vesting Deadline. Sections 6.1 through 6.5 of this Third Amendment shall only be applicable to Phase II Vested Development(s). For
development on Phase II Development Sites that does not qualify as Phase II Vested
Development(s), Architectural Review Board Approvals, signage approvals, and Landmarks Commission Review shall be applied in accordance with the laws then in effect.
ARTICLE 7
PHASE II TECHNICAL PERMITS
7.1 Definitions. For purposes of this Third Amendment, the following terms shall have the meanings set forth below:
7.1.1 “Phase II Technical City Permits” means any Ministerial Approvals,
consents or permits from the City or any office, board, commission, department, division or
agency of the City, which are necessary for the actual construction of any Phase II Building or any portion thereof in accordance with this Third Amendment. Technical City Permits include, without limitation, (a) building permits, (b) related mechanical, electrical, plumbing and other technical permits, (c) demolition, excavation and grading permits, (d) off-site improvement
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permits, (e) encroachment permits, (f) tieback and shoring permits, and (g) temporary and final Certificates of Occupancy.
7.1.2 “Phase II Technical Permit Applications” means any applications
required to be filed by Saint John’s for any Phase II Technical City Permits.
7.2 Diligent Action by City.
7.2.1 Upon satisfaction of the conditions set forth in Section 7.3 of this Third Amendment, the City shall accept the Phase II Technical Permit Applications filed by Saint
John’s with the City and shall diligently proceed to process such Phase II Technical Permit
Applications to completion.
7.2.2 Upon satisfaction of the conditions set forth in Section 7.3 of this Third Amendment, the City shall diligently issue the Phase II Technical City Permits which are the subject of the Phase II Technical Permit Applications.
7.2.3 In accordance with 2022 SMMC Chapter 9.64, the Phase II Multifamily
Housing building (S2) shall receive priority building department plan check processing by which housing developments shall have plan check review in advance of other pending developments to the extent authorized by law.
7.3 Conditions for Diligent Action by the City.
7.3.1 Acceptance and Processing of Phase II Technical Permit Applications.
The obligation of the City to accept and diligently process the Phase II Technical Permit Applications which are filed by Saint John’s, and then issue the Phase II Technical City Permits, is subject to the satisfaction of the following conditions:
a) Saint John’s shall have completed and filed all Phase II Technical
Permit Applications which are required under the administrative procedures and policies of the City which are in effect on the date when the Phase II Technical Permit Application is filed; provided that such procedures and policies are uniformly in force and effect throughout the City;
b) Saint John’s shall have paid all processing and permit fees established by the City in connection with the filing and processing of any Phase II Technical
Permit Application which are in effect on the date when the Phase II Technical Permit
Application is filed; provided that such fees are uniformly in force and effect throughout the City; and
c) If required for the particular Phase II Technical Permit Application, Saint John’s shall have obtained the approval of the ARB referred to in Section 6.1
of this Third Amendment or, if Section 6.1 is no longer appliable, the then-required design
review approval.
7.3.2 Issuance of a Phase II Technical City Permit. The obligation of the City to issue a Phase II Technical City Permit which is the subject of a Phase II Technical Permit Application filed by Saint John’s is subject to the satisfaction of the following conditions (and
only such conditions and no others):
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a) Saint John’s shall have complied with all of its obligations under this Third Amendment which are required to be performed prior to or concurrent with the
issuance of the Phase II Technical City Permits for the proposed Phase II Building;
b) Saint John’s shall have received any permits or approvals from other governmental agencies which are required by law to be issued prior to or concurrent with the issuance of the Phase II Technical City Permits for the proposed Phase II Building;
c) The proposed Phase II Building conforms to the development standards for such building established in this Third Amendment, the Phase II Master Plan
Standards (Exhibit “Q”) and/or Phase II Subsequent Code Changes, as applicable. In the event that a proposed Phase II Building is not in conformance with the applicable development standards, Saint John’s shall have the right to seek any relief from such standards under the procedures then generally available to other applicants in the City; and
d) The proposed Phase II Building conforms to the Administrative
and Technical Construction Codes of the City (Article 8 of the 2022 SMMC) (the “Technical Codes”) in effect on the date that the Phase II Technical Permit Application is filed.
7.3.3 New Technical Requirements. From time to time, the City’s Technical Codes are amended to meet new technical requirements related to techniques of building and
construction. If the sole means of achieving compliance for Phase II with such revisions to the
Technical Codes made after the Third Amendment Effective Date (“Phase II New Technical Requirements”) would require an increase from the allowable building height established in this Third Amendment for a Phase II Building, then the Community Development Director is hereby authorized to grant Saint John’s limited relief from the allowable building height without
amending this Third Amendment if the requested relief is in compliance with the City’s 2022
General Plan. Any such approval shall be granted only after the Community Development Director’s receipt of a written request for such relief from Saint John’s. Saint John’s is required to supply the Community Development Director with written documentation of the fact that compliance with the Phase II New Technical Requirements cannot be achieved by some other
method. Any such relief shall only be granted to the extent necessary in the Community
Development Director’s determination for Saint John’s to comply with the Phase II New Technical Requirements.
7.4 Duration of Phase II Technical City Permits. The duration of Phase II Technical City Permits issued by the City, and any extensions of the time period during which such Phase
II Technical City Permits remain valid, shall be established in accordance with the Phase II
Technical Codes in effect at the time that the Phase II Technical City Permits are issued. The lapse or expiration of a Phase II Technical City Permit shall not preclude or impair Saint John’s from subsequently filing another Phase II Technical Permit Application for the same matter during the Term of this Development Agreement, which shall be processed by the City in
accordance with the provisions of this Article 7.
ARTICLE 8 AMENDMENT AND MODIFICATION OF DEVELOPMENT AGREEMENT
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This Article 8 replaces and supersedes Article 10 of the Original Development Agreement, as amended by the First Amendment, in its entirety.
8.1 Amendment and Modification. Subject to the notice and hearing requirements of
the applicable Development Agreement Statutes, the Development Agreement may be modified or amended from time to time only with the written consent of Saint John’s and the City or their successors and assigns in accordance with the provisions of the 2022 SMMC and Section 65868 of the California Government Code and this Article 8.
8.2 Minor Modifications. Notwithstanding Section 8.1 of this Third Amendment,
except as to any Major Modifications (defined, below), Saint John’s with the approval of the Community Development Director, may make minor changes to the Development Agreement and the Phase II Master Plan Standards (Exhibit “Q”) (“Minor Modifications”) without amending the Development Agreement or the Phase II Master Plan; provided that the
Community Development Director makes the following specific findings that the Minor
Modifications (i) are consistent with the general intent of this Development Agreement and/or the Phase II Master Plan, as applicable, as approved by the City Council; (ii) are consistent with the provisions, purposes and goals of this Development Agreement and/or the Phase II Master Plan, as applicable; (iii) are not detrimental to the public health, safety, convenience or general
welfare; and (iv) will not significantly and adversely affect the public benefits associated with this Development Agreement and/or the Phase II Master Plan, as applicable. The Phase II Master Plan Standards (Exhibit “Q”) identify certain standards that may be modified through a Minor Modification pursuant to this Section 8.2; however, except as to any Major Modifications, the City may consider and approve Minor Modifications for other Phase II Master Plan
Standards so long as the potential modification meets the criteria for Minor Modification
outlined in this Section 8.2 and does not require a Major Modification pursuant to Section 8.3 of this Third Amendment.
8.3 Major Modifications. For Phase II Vested Development(s), the following shall constitute Major Modifications (“Major Modifications”):
8.3.1 Reduction of any ground floor setback or upper level stepback specified in
the Phase II Master Plan Standards (Exhibit “Q”),
8.3.2 Any change in use not consistent with the permitted uses specified in the Phase II Master Plan Standards (Exhibit “Q”) and Section 2.4 of this Third Amendment, or not otherwise permitted under the then applicable Santa Monica Municipal Code,
8.3.3 Any reduction in the number of multifamily housing units specified in the
Phase II Master Plan Standards (Exhibit “Q”),
8.3.4 Any reduction in the amount of open space on the South Campus that would cause the cumulative open space on then-developed South Campus sites to be below 35%,
8.3.5 Any increase or decrease in the vehicle parking requirements in the Phase
II Master Plan Standards (Exhibit “Q”) by more than 10%,
8.3.6 Any change that would substantially reduce or alter the community benefits specified in Exhibit “R-1”, and
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8.3.7 Any other change to the Phase II Master Plan Standards (Exhibit “Q”) which the Community Development Director, in his or her discretion, or the Planning
Commission in considering a Development Review Permit application for a Phase II Building
determines to be a Major Modification.
ARTICLE 9 TERM OF DEVELOPMENT AGREEMENT
9.1 Third Amendment Effective Date. This Third Amendment shall be dated, and the obligations of the Parties hereunder shall be effective as of the date upon which all of the following events have occurred (the “Third Amendment Effective Date”):
(a) The ordinance approving this Third Amendment becomes effective; and
(b) The Phase II Master Plan is approved.
9.2 Term. This Section 9.2 replaces and supersedes Section 12.2 of the Original Development Agreement, as amended by the First Amendment, in its entirety.
9.2.1 Term of Agreement. The term of the Development Agreement, including this Third Amendment, shall continue until July 9, 2053 (“Term”) unless the Term is otherwise
terminated pursuant to Section 11.4 of this Third Amendment after the satisfaction of all
applicable public hearing and related procedural requirements.
9.2.2 Termination Certificate. Upon termination of this Development Agreement, the Parties hereto shall execute an appropriate certificate of termination in recordable form (a “Termination Certificate”), which shall be recorded in the official records
of Los Angeles County.
9.2.3 Effect of Termination. Except as expressly provided herein (e.g., Section 3.3.3 of this Third Amendment), none of the Parties’ respective rights and obligations under the Development Agreement, including this Third Amendment, shall survive the Term.
ARTICLE 10 PERIODIC REVIEW OF COMPLIANCE
This Article 10 replaces and supersedes Article 13 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
10.1 City Review. The City shall review compliance with the Development Agreement, as amended by this Third Amendment, once each year (each, a “Periodic Review”), in accordance with this Article 10 in order to determine whether or not Saint John’s is out-of-
compliance with any specific term or provision of this Third Amendment.
10.2 Evidence of Good Faith Compliance. On or before July 1st of each year, Saint John’s shall deliver to the City a written report demonstrating that Saint John’s has been in good faith compliance with the Development Agreement, as amended by this Third Amendment
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during the prior calendar year. The written report shall be provided in form similar to Saint John’s June 28, 2019 compliance report. For purposes of the Development Agreement, the
phrase “good faith compliance” shall mean the following: compliance by Saint John’s with the
terms and conditions of this Development Agreement, as amended by this Third Amendment, subject to the existence of any specified Excusable Delays (as defined in Section 15.8 of this Third Amendment) which prevented or delayed the timely performance by Saint John’s of any of its obligations under the Development Agreement, as amended by this Third Amendment.
10.3 Information to be Provided to Saint John’s. Prior to any public hearing
concerning the Periodic Review of the Development Agreement, as amended by this Third Amendment, the City shall deliver to Saint John’s a copy of all staff reports prepared in connection with a Periodic Review, written comments from the public and, to the extent practical, all related exhibits concerning such Periodic Review. If the City delivers to Saint
John’s a Notice of Breach pursuant to Section 11.1 of this Third Amendment, the City shall
concurrently deliver to Saint John’s a copy of all staff reports prepared in connection with such Notice of Breach, all written comments from the public and all related exhibits concerning such Notice of Breach.
10.4 Notice of Breach; Cure Rights. If during any Periodic Review, the City reasonably concludes on the basis of substantial evidence that Saint John’s has not demonstrated that it is in good faith compliance with the Development Agreement, as amended by this Third Amendment, then the City may issue and deliver to Saint John’s a written Notice of Breach pursuant to Section 11.1, of this Third Amendment, and Saint John’s shall have the opportunity to cure the default identified in the Notice of Breach during the cure periods and in the manner
provided by Section 11.1.2 and Section 11.1.3 of this Third Amendment, as applicable.
10.5 Failure of Periodic Review. The City’s failure to review at least annually compliance by Saint John’s with the terms and conditions of the Development Agreement, as amended by this Third Amendment, shall not constitute or be asserted by any Party as a Breach by any other Party of the Development Agreement, as amended by this Third Amendment.
10.6 Termination of Development Agreement. If Saint John’s fails to timely cure any
material item(s) of non-compliance set forth in a Notice of Breach, then the City shall have the right, but not the obligation, to initiate proceedings for the purpose of terminating the Development Agreement pursuant to Section 11.4 of this Third Amendment.
10.7 City Cost Recovery. Following completion of each Periodic Review, Saint John’s
shall reimburse the City for its actual and reasonable costs incurred in connection with such review after provision of an invoice by the City.
ARTICLE 11 DEFAULT
This Article 11 replaces and supersedes Article 14 of the Original Development Agreement, as amended by the First Amendment, in its entirety.
11.1 Notice and Cure.
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11.1.1 Breach. If either Party fails to substantially perform any term, covenant or condition of the Development Agreement which is required on its part to be performed (a
“Breach”), the non-defaulting Party shall have those rights and remedies provided in the
Development Agreement; provided that such non-defaulting Party has first sent a written notice of Breach (a “Notice of Breach”), in the manner required by Section 15.1 of this Third Amendment, specifying the precise nature of the alleged Breach (including references to pertinent sections of this Development Agreement and the Phase II Existing Regulations or
Phase II Subsequent Code Changes alleged to have been breached), and the manner in which the
alleged Breach may satisfactorily be cured. If the City alleges a Breach by Saint John’s, the City shall also deliver a copy of the Notice of Breach to any Secured Lender of Saint John’s which has delivered a Request for Notice to the City in accordance with Article 12 of this Third Amendment.
11.1.2 Monetary Breach. In the case of a monetary Breach by Saint John’s, Saint
John’s shall promptly commence to cure the identified Breach and shall complete the cure of such Breach within sixty (60) days after receipt by Saint John’s of the Notice of Breach; provided that if such monetary Breach is the result of an Excusable Delay or the cure of the same is delayed as a result of an Excusable Delay, Saint John’s shall deliver to the City reasonable
evidence of the Excusable Delay.
11.1.3 Non-Monetary Breach. In the case of a non-monetary Breach by either Party, the alleged defaulting Party shall promptly commence to cure the identified Breach and shall diligently prosecute such cure to completion; provided that the defaulting Party shall complete such cure within thirty (30) days after receipt of the Notice of Breach or provide
evidence of Excusable Delay that prevents or delays the completion of such cure. The thirty (30) day cure period for a non-monetary Breach shall be extended as is reasonably necessary to remedy such Breach; provided that the alleged defaulting Party commences such cure promptly after receiving the Notice of Breach and continuously and diligently pursues such remedy at all times until such Breach is cured.
11.1.4 Excusable Delay. Notwithstanding anything to the contrary contained in
the Development Agreement, the City’s exercise of any of its rights or remedies under this Article 11 shall be subject to the provisions regarding Excusable Delay in Section 15.8 of this Third Amendment.
11.2 Remedies for Monetary Default. If there is a Breach by Saint John’s in the
performance of any of its monetary obligations under this Development Agreement which
remains uncured (a) sixty (60) days after receipt by Saint John’s of a Notice of Breach from the City, and (b) after expiration of Secured Lender’s Cure Period under Section 12.1.3(b) of this Third Amendment (if a Secured Lender of Saint John’s has delivered a Request for Notice to the City in accordance with Section 12.1.3(a) of this Third Amendment), then an “Event of
Monetary Default” shall have occurred by Saint John’s and the City shall have available any
right or remedy provided in this Development Agreement, at law or in equity. All of said remedies shall be cumulative and not exclusive of one another, and the exercise of any one or more of said remedies shall not constitute a waiver or election in respect to any other available remedy.
11.3 Remedies for Non-Monetary Default.
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11.3.1 Remedies of Parties. If any Party receives a Notice of Breach from the other Party regarding a non-monetary Breach, and the non-monetary Breach remains uncured:
(a) after expiration of all applicable notice and cure periods, and (b) in the case of a Breach by
Saint John’s, after the expiration of Secured Lender’s Cure Period under Section 12.1.3(b) of this Third Amendment (if a Secured Lender of Saint John’s has delivered a Request for Notice to the City in accordance with Section 12.1.3(a) of this Third Amendment), then an “Event of Non-Monetary Default” shall have occurred and the non-defaulting Party shall have available any
right or remedy provided in this Development Agreement, or provided at law or in equity except
as prohibited by this Development Agreement. All of said remedies shall be cumulative and not exclusive of one another, and the exercise of any one or more of said remedies shall not constitute a waiver or election in respect to any other available remedy.
11.3.2 Specific Performance. The City and Saint John’s acknowledge that
monetary damages and remedies at law generally are inadequate and that specific performance is
an appropriate remedy for the enforcement of this Development Agreement. Therefore, unless otherwise expressly provided herein, the remedy of specific performance shall be available to the non-defaulting Party if the other Party causes an Event of Non-Monetary Default to occur.
11.3.3 Writ of Mandate. The City and Saint John’s hereby stipulate that Saint
John’s shall be entitled to obtain relief in the form of a writ of mandate in accordance with Code of Civil Procedure Section 1085 or Section 1094.5, as appropriate, to remedy any Event of Non-Monetary Default by the City of its obligations and duties under this Development Agreement. Nothing in this Section 11.3.3, however, is intended to alter the evidentiary standard or the standard of review applicable to any action of, or approval by, the City pursuant to this
Development Agreement or with respect to the Project.
11.3.4 No Damages Relief Against City. It is acknowledged by Saint John’s that the City would not have entered into this Development Agreement if the City were to be liable in damages under or with respect to this Development Agreement or the application thereof. Consequently, and except for the payment of attorneys’ fees and court costs, the City shall not be
liable in damages to Saint John’s and Saint John’s covenants on behalf of itself and its successors
in interest not to sue for or claim any damages:
a) for any default under the Development Agreement;
b) for the regulatory taking, impairment or restriction of any right or interest conveyed or provided hereunder or pursuant hereto; or
c) arising out of or connected with any dispute, controversy or issue
regarding the application or interpretation or effect of the provisions of this Development Agreement.
The City and Saint John’s agree that the provisions of this Section 11.3.4 do not apply for damages which:
(a) do not arise under this Development Agreement;
(b) are not with respect to any right or interest conveyed or provided under this Development Agreement or pursuant to this Development Agreement; or
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(c) do not arise out of or which are not connected to any dispute, controversy, or issue regarding the application, interpretation, or effect of the provisions of this
Development Agreement or the application of any City rules, regulations, or official policies.
11.3.5 Enforcement by the City. The City, at its discretion, shall be entitled to apply the remedies set forth in Chapters 1.09 and 1.10 of the 2022 SMMC as the same may be amended from time to time and shall follow the notice procedures of Chapter 1.09 and 1.10 of the 2022 SMMC respectively, in lieu of Section 11.1 of this Third Amendment if these remedies
are applied.
11.3.6 No Damages Against Saint John’s. It is acknowledged by the City that Saint John’s would not have entered into this Development Agreement if Saint John’s were to be liable in damages in connection with any non-monetary default hereunder. Consequently, and except for the payment of attorneys’ fees and court costs, Saint John’s shall not be liable in damages to the City for any nonmonetary default and the City covenants on behalf of itself not to
sue for or claim any damages:
(a) for any non-monetary default hereunder; or
(b) arising out of or connected with any dispute, controversy or issue regarding the application or interpretation or effect of the provisions of this Development
Agreement.
The City and Saint John’s agree that the provisions of this Section 11.3.6 do not apply for damages which:
(a) are for a monetary default; or
(b) do not arise out of or which are not connected with any dispute,
controversy or issue regarding the application, interpretation, or effect of the provisions of this
Development Agreement to or the application of, any City rules, regulations, or official policies; or
(c) constitute Damages which arise under Section 14.1 of this Third Amendment.
11.3.7 No Other Limitations. Except as expressly set forth in this Section 11.3,
the provisions of this Section 11.3 shall not otherwise limit any other rights, remedies, or causes of action that either the City or Saint John’s may have at law or equity after the occurrence of any Event of Non-Monetary Default.
11.4 Modification or Termination of Agreement by City.
11.4.1 Default by Saint John’s. If Saint John’s causes either an Event of Monetary Default or an Event of Non-Monetary Default, then the City may commence proceedings to modify or terminate this Development Agreement pursuant to this Section 11.4.
11.4.2 Procedure for Modification or Termination. The procedures for modification or termination of this Development Agreement by the City for the grounds set forth
in Section 11.4.1 of this Third Amendment are as follows:
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a) The City shall provide a written notice to Saint John’s (and to any Secured Lender of Saint John’s which has delivered a Request for Notice to the City in
accordance of Section 12.1.3(a) of this Third Amendment) of its intention to modify or terminate
this Development Agreement unless Saint John’s (or the Secured Lender) cures or corrects the acts or omissions that constitute the basis of such determinations by the City (a “Hearing Notice”). The Hearing Notice shall be delivered by the City to Saint John’s in accordance with Section 15.1 of this Third Amendment and shall contain the time and place of a public hearing to
be held by the City Council on the determination of the City to proceed with modification or
termination of this Development Agreement. The public hearing shall not be held earlier than (i) thirty-one (31) days after delivery of the Hearing Notice to Saint John’s or (ii) if a Secured Lender has delivered a Request for Notice in accordance with Section 12.1.3(a) of this Third Amendment, the day following the expiration of the Secured Lender Cure Period (as defined in
Section 12.1.3(b) of this Third Amendment).
b) If, following the conclusion of the public hearing, the City Council: (i) determines that an Event of Non-Monetary Default has occurred or Saint John’s has not been in good faith compliance with this Development Agreement pursuant to Section 10.1 of this Third Amendment and (ii) further determines that Saint John’s (or the Secured Lender, if
applicable) has not cured (within the applicable cure periods) the acts or omissions that constitute
the basis of the determination under clause (i) above, or if those acts or omissions could not be reasonably remedied prior to the public hearing that Saint John’s (or the Secured Lender) has not in good faith commenced to cure or correct such acts or omissions prior to the public hearing or is not diligently and continuously proceeding therewith to completion, then upon making such
conclusions, the City Council may modify or terminate this Development Agreement. The City
cannot unilaterally modify the provisions of this Development Agreement pursuant to this Section 11.4. Any such modification requires the written consent of Saint John’s. If the City Council does not terminate this Development Agreement, but proposes a modification to this Development Agreement as a result of the public hearing and Saint John’s does not (within five
(5) days of receipt) execute and deliver to the City the form of modification of this Third
Amendment submitted to Saint John’s by the City, then the City Council may elect to terminate this Development Agreement at any time after the sixth (6th) day after Saint John’s receipt of such proposed modification.
11.5 Cessation of Rights and Obligations. If this Development Agreement is
terminated by the City pursuant to and in accordance with Section 11.4 of this Third Amendment, the rights, duties and obligations of the Parties under this Development Agreement shall cease as of the date of such termination, except only for those rights and obligations that expressly survive the termination of this Development Agreement. In such event, any and all benefits, including money received by the City prior to the date of termination, shall be retained
by the City.
11.6 Completion of Improvements. Notwithstanding the provisions of Sections 11.2, 11.3, 11.4, and 11.5 of this Third Amendment, if prior to termination of this Development Agreement, Saint John’s has satisfied the community benefits owed to the City under this Agreement as a condition to issuance of a building permit and performed substantial work and
incurred substantial liabilities in good faith reliance upon a building permit issued by the City,
then Saint John’s shall have acquired a vested right to (a) complete construction of the applicable
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Phase II Vested Development(s) in accordance with the terms of the building permit and this Development Agreement, subject to its continuing obligations to construct Phase II Vested
Development(s) with all significant project features and satisfy all outstanding community
benefits pursuant to Section 2.12, and (b) occupy or use each such Phase II Building(s) that are part of a Phase II Vested Development upon completion for the uses permitted for that Phase II Building(s) as provided in this Development Agreement. Any Phase II Building completed or occupied pursuant to this Section 11.6 shall be considered legal non-conforming subject to all
City ordinances standards and policies as they then exist governing legal non-conforming
buildings and uses unless the Phase II Building otherwise complies with the property development standards for the district in which it is located and the use is otherwise permitted or conditionally permitted in the district.
ARTICLE 12
MORTGAGEES This Article 12 replaces and supersedes Article 15 of the Original Development Agreement, as amended by the First Amendment, in its entirety.
12.1 Encumbrances on the Campus Property. This Development Agreement shall not
prevent or limit Saint John’s (in its sole discretion), from encumbering the Campus Property (in any manner) or any portion thereof or any improvement thereon by any mortgage, deed of trust, assignment of rents or other security device securing financing with respect to the Campus Property (a “Mortgage”). Each mortgagee of a mortgage or a beneficiary of a deed of trust
(each, a “Secured Lender”) on the Campus Property shall be entitled to the rights and privileges
set forth in this Article 12. Any Secured Lender may require from the City certain interpretations of this Development Agreement. The City shall from time to time, upon request made by Saint John’s, meet with Saint John’s and representatives of each of its Secured Lenders to negotiate in good faith any Secured Lender’s request for interpretation of any part of this
Development Agreement. The City will not unreasonably withhold, condition or delay the delivery to a Secured Lender of the City’s written response to any such requested interpretation.
12.1.1 Mortgage Not Rendered Invalid. Except as provided in Section 12.1.2 of this Third Amendment, neither entering into this Development Agreement nor a Breach of this Development Agreement, nor any Event of Monetary Default nor any Event of Non-Monetary
Default shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good faith and for value.
12.1.2 Priority of Third Amendment. This Development Agreement shall be superior and senior to the lien of any Mortgage. Any acquisition or acceptance of title or any right or interest in or with respect to the Campus Property or any portion thereof by a Secured
Lender or its successor in interest (whether pursuant to foreclosure, trustee’s sale, deed in lieu of
foreclosure, lease termination or otherwise) shall be subject to all of the terms and conditions of this Development Agreement.
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12.1.3 Right of Secured Lender to Cure Default.
a) A Secured Lender may give notice to the City, specifying the name
and address of such Secured Lender and attaching thereto a true and complete copy of the
Mortgage held by such Secured Lender, specifying the portion of the Campus Property that is encumbered by the Secured Lender’s lien (a “Request for Notice”). If the Request for Notice has been given, at the same time the City sends to Saint John’s any Notice of Breach or Hearing Notice under this Development Agreement, then if such Notice of Breach or Hearing Notice
affects the portion of the Campus Property encumbered by the Secured Lender’s lien, the City
shall send to such Secured Lender a copy of each such Notice of Breach and each such Hearing Notice from the City to Saint John’s. The copy of the Notice of Breach or the Hearing Notice sent to the Secured Lender pursuant to this Section 12.1.3(a) shall be addressed to such Secured Lender at its address last furnished to the City. The period within which a Secured Lender may
cure a particular Event of Monetary Default or Event of Non-Monetary Default shall not
commence until three (3) days after the City has sent to the Secured Lender such copy of the applicable Notice of Breach or Hearing Notice.
b) After a Secured Lender has received a copy of such Notice of Breach or Hearing Notice, such Secured Lender shall thereafter have a period of time (in
addition to any notice and/or cure period afforded to Saint John’s under this Development Agreement) equal to: (a) twenty (20) days in the case of any Event of Monetary Default, and (b) thirty (30) days in the case of any Event of Non-Monetary Default, during which period the Secured Lender may provide a remedy or cure of the applicable Event of Monetary Default or may provide a remedy or cure of the applicable Event of Non-Monetary Default; provided that if
the cure of the Event of Non-Monetary Default cannot reasonably be completed within thirty (30) days, Secured Lender may, within such thirty (30)-day period, commence to cure the same and thereafter diligently prosecute such cure to completion (a “Secured Lender’s Cure Period”). If Saint John’s has caused an Event of Monetary Default or an Event of Non-Monetary Default, then each Secured Lender shall have the right to remedy such Event of
Monetary Default or an Event of Non-Monetary Default, as applicable, or to cause the same to be remedied prior to the conclusion of the Secured Lender’s Cure Period and otherwise as herein provided. The City shall accept performance by any Secured Lender of any covenant, condition, or agreement on Saint John’s part to be performed hereunder with the same force and effect as though performed by Saint John’s.
c) The period of time given to the Secured Lender to cure any Event
of Monetary Default or an Event of Non-Monetary Default by Saint John’s which reasonably requires that said Secured Lender be in possession of the Campus Property to do so, shall be deemed extended to include the period of time reasonably required by said Secured Lender to obtain such possession (by foreclosure, the appointment of a receiver or otherwise) promptly and
with due diligence; provided that during such period all other obligations of Saint John’s under
this Development Agreement, including, without limitation, payment of all amounts due, are being duly and promptly performed.
12.1.4 Secured Lender Not Obligated Under this Development Agreement.
a) No Secured Lender shall have any obligation or duty under this
Development Agreement to perform the obligations of Saint John’s or the affirmative covenants
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of Saint John’s hereunder or to guarantee such performance unless and until such time as a Secured Lender takes possession or becomes the owner of the estate covered by its Mortgage. If
the Secured Lender takes possession or becomes the owner of any portion of the Campus
Property, then from and after that date, the Secured Lender shall be obligated to comply with all provisions of this Development Agreement; provided that the Secured Lender shall not be responsible to the City for any unpaid monetary obligations of Saint John’s that accrued prior to the date the Secured Lender became the fee owner of the applicable portion of the Campus
Property.
b) Nothing in Section 12.1.4(a) of this Third Amendment is intended, nor should be construed or applied, to limit or restrict in any way the City’s authority to terminate this Development Agreement, as against any Secured Lender as well as against Saint John’s if any curable Event of Monetary Default or an Event of Non-Monetary Default is not
completely cured within the Secured Lender’s Cure Period.
ARTICLE 13 TRANSFERS AND ASSIGNMENTS
This Article 13 replaces and supersedes Article 16 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
13.1 Transfers and Assignments.
13.1.1 Not Severable from Ownership Interest in Campus Property. The Development Agreement shall not be severable from Saint John’s interest in any of the Campus
Property and any transfer of the Campus Property or any portion thereof shall automatically
operate to transfer the benefits and burdens of the Development Agreement with respect to the transferred property or transferred portions, as applicable.
13.1.2 Transfer Rights. Saint John’s may freely sell, transfer, exchange, hypothecate, encumber or otherwise dispose of its interest in the Campus Property or any parcels
thereof, without the consent of the City. Saint John’s shall, however, give written notice to the
City, in accordance with Section 15.1 of this Third Amendment, of any transfer of the Campus Property, disclosing in such notice, (a) the identity of the transferee of the property (the “Property Transferee”) and (b) the address of the Property Transferee, as applicable.
13.2 Release Upon Transfer. Upon the sale, transfer, exchange or hypothecation of the
rights and interests of Saint John’s in any of the Campus Property, Saint John’s shall be released
from its obligations under the Development Agreement to the extent of such sale, transfer or exchange with respect to the Campus Property if: (a) Saint John’s has provided no less than thirty (30) days written notice of such transfer to City; (b) the Property Transferee executes and delivers to City a written agreement in which the Property Transferee expressly and
unconditionally assumes all of the obligations of Saint John’s under this Development
Agreement with respect to the Campus Property in the form of Exhibit “T” attached hereto (the “Assignment and Assumption Agreement”); and (c) there is no outstanding Notice of Breach from the City to Saint John’s that has not been cured at the time of sale, transfer, exchange or hypothecation. Upon such transfer of the Campus Property and the express assumption of Saint
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John’s obligations under the Development Agreement by the Property Transferee, the City agrees to look solely to the Property Transferee for compliance with the provisions of the
Development Agreement. Any such Property Transferee shall be entitled to the benefits of this
Development Agreement as “Saint John’s” hereunder and shall be subject to the obligations of this Development Agreement. Failure to deliver a written Assignment and Assumption Agreement hereunder shall not affect the transfer of the benefits and burdens as provided in Section 13.1 of this Third Amendment, provided that the transferor shall not be released from its
obligations hereunder unless and until the executed Assignment and Assumption Agreement is
delivered to the City. Notwithstanding any transfer contemplated in this Section 13.2, if Saint John’s transfers a portion of the Campus Property and retains ownership of other portions of the Campus Property, Saint John’s shall retain responsibility for performance of the Community Benefits required in Exhibit “R-1”.
ARTICLE 14
INDEMNITY TO CITY This Article 14 replaces and supersedes Article 17 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
14.1 Indemnity. Saint John’s agrees to and shall defend, indemnify and hold harmless the City, its City Council, boards and commissions, officers, agents, employees, volunteers and other representatives (collectively referred to as “City Indemnified Parties”) from and against any and all loss, liability, damages, cost, expense, claims, demands, suits, attorney’s fees and
judgments (collectively referred to as “Damages”), including but not limited to claims for damage for personal injury (including death) and claims for property damage arising directly or indirectly from the following: (1) for any act or omission of Saint John’s or of its officers, board members, agents, employees, volunteers, contractors, subcontractors or other persons acting on its behalf (collectively referred to as the “Saint John’s Parties”) which occurs during the Term
and relates to this Development Agreement; and (2) for any act or omission related to the operations of Saint John’s Parties, including but not limited to the maintenance and operation of areas on the Campus Property accessible to the public. Saint John’s obligation to defend, indemnify and hold harmless applies to all actions and omissions of Saint John’s Parties as described above caused or alleged to have been caused in connection with the Development
Agreement, except to the extent any Damages are caused by the active negligence or willful misconduct of any City Indemnified Parties. This Section 14.1 applies to all Damages suffered or alleged to have been suffered by the City Indemnified Parties regardless of whether or not the City prepared, supplied or approved plans or specifications or both for the Project.
14.2 City’s Right to Defense. The City shall have the right to approve legal counsel
retained by Saint John’s to defend any claim, action or proceeding which Saint John’s is
obligated to defend pursuant to Section 14.1 of this Third Amendment, which approval shall not be unreasonably withheld, conditioned or delayed. If any conflict of interest results during the mutual representation of the City and Saint John’s in defense of any such action, or if the City is reasonably dissatisfied with legal counsel retained by Saint John’s, the City shall have the right,
at Saint John’s costs and expense, (a) to have the City Attorney undertake and continue the
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City’s defense, or (b) with Saint John’s approval, which shall not be reasonably withheld or delayed, to select separate outside legal counsel to undertake and continue the City’s defense.
ARTICLE 15
GENERAL PROVISIONS Except as provided in this Article 15, this Article 15 replaces and supersedes Article 18 of the
Original Development Agreement, as amended by the First Amendment and Second
Amendment.
15.1 Notices. Formal notices, demands and communications between the Parties shall be deemed sufficiently given if delivered to the principal offices of the City or Saint John’s, as applicable, by (i) personal service, or (ii) express mail, Federal Express, or other similar overnight mail or courier service, regularly providing proof of delivery, or (iii) registered or
certified mail, postage prepaid, return receipt requested, or (iv) facsimile (provided that any notice delivered by facsimile is followed by a separate notice sent within twenty-four (24) hours after the transmission by facsimile delivered in one of the other manners specified above). Such notice shall be addressed as follows:
To City:
City of Santa Monica 1685 Main Street, Room 204 Santa Monica, CA 90401 Attention: City Manager
Fax: 310-917-6640
With a Copy to: City of Santa Monica 1685 Main Street, Room 212
Santa Monica, CA 90401
Attn: Community Development Director Fax: 310-458-3380
To Saint John’s:
Providence Saint John’s Health Center 2121 Santa Monica Boulevard Santa Monica, California 90404 Attn: Chief Executive Officer
With a Copy to: Providence St. Joseph Health Senior Corporate Counsel - Real Estate
1801 Lind Avenue SW
Renton, Washington 98057
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With a Copy to:
Harding, Larmore, Kutcher & Kozal, LLP
1250 Sixth Street, Suite 200 Santa Monica, California 90401 Attn: Paula J. Larmore
Notice given in any other manner shall be effective when received by the addressee. Any
Party may change the addresses for delivery of notices to such Party by delivering notice to the other Party in accordance with this provision.
15.2 Entire Development Agreement; Conflicts. The Development Agreement, including the Original Development Agreement as amended by the First Amendment, Second
Amendment, and this Third Amendment, represents the entire agreement of the Parties. The
Development Agreement, including the Original Development Agreement as amended by the First Amendment, Second Amendment, and this Third Amendment, integrates all of the terms and conditions mentioned herein or incidental hereto, and supersedes all negotiations or previous agreements between the Parties or their predecessors in interest with respect to all or any part of
the subject matter hereof. Should any or all of the provisions of this Third Amendment be found
to be in conflict with any other provision or provisions found in the Phase II Existing Regulations, then the provisions of this Third Amendment shall prevail.
15.3 Binding Effect. The Parties intend that the provisions of this Development Agreement shall constitute covenants which shall run with the land comprising the Campus
Property during the Term for the benefit thereof and that the burdens and benefits thereof shall
bind and inure to the benefit of all successors-in-interest to the Parties hereto in accordance with Article 13. Every Party who now or hereafter owns or acquires any right, title, or interest in or to any portion of the Campus Property during the Term is and shall be conclusively deemed to have consented and agreed to every provision contained herein, to the extent relevant to said right,
title or interest, whether or not any reference to this Development Agreement is contained in the instrument by which such person acquired an interest in the Campus Property.
15.4 Development Agreement Not for Benefit of Third Parties. The Development Agreement is made and entered into for the sole protection and benefit of Saint John’s and the City and their respective successors and assigns. No other person shall have any right of action
based upon any provision of this Development Agreement.
15.5 No Partnership or Joint Venture. Nothing in the Development Agreement shall be deemed to create a partnership or joint venture between the City and Saint John’s or to render either Party liable in any manner for the debts or obligations of the other.
15.6 Estoppel Certificates. Either Party and any Secured Lender may, at any time, and
from time to time, deliver written notice to the other Party requesting such Party to certify in writing (each, an “Estoppel Certificate”): (a) that this Development Agreement is in full force and effect, (b) that this Development Agreement has not been amended or modified either orally or in writing, or if so amended, identifying the amendments, (c) whether or not, to the knowledge of the responding Party, the requesting Party is in Breach or claimed Breach in the performance
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of its obligations under this Development Agreement , and, if so, describing the nature and amount of any such Breach or claimed Breach, and (d) whether or not, to the knowledge of the
responding Party, any event has occurred or failed to occur which, with the passage of time or
the giving of notice, or both, would constitute an Event of Monetary Default or an Event of Non-Monetary Default and, if so, specifying each such event. A Party receiving a request for an Estoppel Certificate shall execute and return such Estoppel Certificate within thirty (30) days following the receipt of the request therefor. If the party receiving the request hereunder does
not execute and return the Estoppel Certificate in such thirty (30)-day period and if
circumstances are such that the Party requesting the notice requires such notice as a matter of reasonable business necessity, the Party requesting the notice may seek a second request which conspicuously states “FAILURE TO EXECUTE THE REQUESTED ESTOPPEL CERTIFICATE WITHIN FIFTEEN (15) DAYS SHALL BE DEEMED WAIVER PURSUANT
TO SECTIONS 15.6 AND 15.13 OF THE THIRD AMENDMENT TO THE DEVELOPMENT
AGREEMENT” and which sets forth the business necessity for a timely response to the estoppel request. If the Party receiving the second request fails to execute the Estoppel Certificate within such fifteen (15)-day period, it shall be conclusively deemed that the Development Agreement is in full force and effect and has not been amended or modified orally or in writing, and that there
are no uncured Defaults under this Development Agreement or any events which, with passage
of time of giving of notice, of both, would constitute a Default under the Development Agreement. The City Manager shall have the right to execute any Estoppel Certificate requested by Saint John’s under this Development Agreement. The City acknowledges that an Estoppel Certificate may be relied upon by any Property Transferee, Secured Lender or other party. The
Estoppel Certificate shall be provided in lieu of zoning compliance letters authorized pursuant to
2022 SMMC Section 9.38.020(E), or any successor thereto.
15.7 Time. Time is of the essence for each provision of this Development Agreement of which time is an element.
15.8 Excusable Delays.
15.8.1 In addition to any specific provisions of this Development Agreement,
non-performance by Saint John’s of its obligations under this Development Agreement shall be excused when it has been prevented or delayed in such performance by reason of any act, event or condition beyond the reasonable control of Saint John’s (collectively, “Excusable Delays”) for any of the following reasons:
a) War, insurrection, walk-outs, riots, acts of terrorism, floods,
earthquakes, fires, casualties, acts of God, or similar grounds for excused performances;
b) Governmental restrictions or moratoria imposed by the City or by other governmental entities or the enactment of conflicting State or Federal laws or regulations;
c) The imposition of injunctive relief, restraining orders, restrictions
or moratoria by judicial decisions or by litigation, contesting the validity, or seeking the
enforcement or clarification of, this Development Agreement or the Phase II FEIR related to the Project whether instituted by Saint John’s, the City or any other person or entity, or the filing of a lawsuit by any Party arising out of this Development Agreement, the Phase II FEIR, the corresponding Mitigation Monitoring Program, the Statement of Overriding Considerations or
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any permit or approval Saint John’s deems necessary or desirable for the implementation of the Project;
d) The institution of a referendum pursuant to Government Code
Section 65867.5 or a similar public action seeking to in any way invalidate, alter, modify or amend the ordinance adopted by the City Council approving and implementing this Development Agreement;
e) Inability to secure necessary labor, materials or tools, due to strikes, lockouts, or similar labor disputes, or due to a global pandemic; and
f) Failure of the City to timely perform its obligations hereunder, including its obligations under Section 7.2 of this Third Amendment
15.8.2 Under no circumstances shall the inability of Saint John’s to secure financing be an Excusable Delay to the obligations of Saint John’s except to the extent the
inability to secure financing is directly associated with war, insurrection, walk-outs, riots, acts of
terrorism, floods, earthquakes, fires, casualties, acts of God, or similar grounds beyond the control of Saint John’s.
15.8.3 In order for an extension of time to be granted for any Excusable Delay, Saint John’s must deliver to the City written notice of the commencement of the Excusable
Delay within sixty (60) days after the date on which Saint John’s becomes aware of the existence of the Excusable Delay. The extension of time for an Excusable Delay shall be for the actual period of the delay.
15.8.4 Nothing contained in this Section 15.8 is intended to modify the terms of either Section 5.1.2 or Section 5.5 of this Third Amendment.
15.9 Governing Law. This Development Agreement shall be governed exclusively by
the provisions hereof and by the laws of the State of California, without regard to any choice of law provisions thereof.
15.10 Cooperation in Event of Legal Challenge to Development Agreement. If there is any court action or other proceeding commenced that includes any challenge to the validity,
enforceability or any term or provision of this Development Agreement, the Phase II FEIR,
and/or any other City approvals contemplated by this Agreement, then Saint John’s shall indemnify, hold harmless, pay all costs actually incurred, and provide defense in said action or proceeding, with counsel reasonably satisfactory to both the City and Saint John’s. The City shall cooperate with Saint John’s in any such defense as Saint John’s may reasonably request.
15.11 Attorneys’ Fees. If any Party commences any action for the interpretation,
enforcement, termination, cancellation or rescission of this Development Agreement or for specific performance for the Breach of this Development Agreement, the prevailing Party shall be entitled to its reasonable attorneys’ fees, litigation expenses and costs. Attorneys’ fees shall include attorneys’ fees on any appeal as well as any attorneys’ fees incurred in any post-
judgment proceedings to collect or enforce the judgment. Such attorneys’ fees shall be paid
whether or not such action is prosecuted to judgment. In any case where this Development Agreement provides that the City or Saint John’s is entitled to recover attorneys’ fees from the
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other, the Party so entitled to recover shall be entitled to an amount equal to the fair market value of services provided by attorneys employed by it as well as any attorneys’ fees actually paid by it
to third Parties. The fair market value of the legal services for public attorneys shall be
determined by utilizing the prevailing billing rates of comparable private attorneys.
15.12 Recordation. The Parties shall cause this Third Amendment to be recorded against title to all of the parcels that comprise the Campus Property in the Official Records of the County of Los Angeles. The cost, if any, of recording this Third Amendment shall be borne by
Saint John’s.
15.13 No Waiver. No waiver of any provision of this Development Agreement shall be effective unless in writing and signed by a duly authorized representative of the Party against whom enforcement of a waiver is sought and referring expressly to this Section 15.13. No delay or omission by either Party in exercising any right or power accruing upon non-compliance or
failure to perform by the other Party under any of the provisions of this Development Agreement
shall impair any such right or power or be construed to be a waiver thereof, except as expressly provided herein. No waiver by either Party of any of the covenants or conditions to be performed by the other Party shall be construed or deemed a waiver of any succeeding Breach or nonperformance of the same or other covenants and conditions hereof of this Development
Agreement.
15.14 Construction of this Development Agreement. The Parties agree that each Party and its legal counsel have reviewed and revised this Development Agreement and that any rule of construction to the effect that ambiguities are to be resolved against the drafting Party shall not apply in the interpretation of this Development Agreement or any amendments or exhibits
thereto.
15.15 Other Governmental Approvals. Saint John’s may apply for such other permits and approvals as may be required for development of the Project in accordance with this Development Agreement from other governmental or quasi-governmental agencies having jurisdiction over the Campus Property. The City shall reasonably cooperate with Saint John’s in
its endeavors to obtain such permits and approvals.
15.15.1 Further Assurances; Covenant to Sign Documents. Each Party shall take all actions and do all things, and execute, with acknowledgment or affidavit, if required, any and all documents and writings, which may be necessary or proper to achieve the purposes and objectives of this Development Agreement.
15.15.2 Processing. Upon satisfactory completion by Saint John’s of all required
preliminary actions and payments of appropriate processing fees, if any, the City shall, subject to all legal requirements, promptly initiate, diligently process, and complete at the earliest possible time all required steps, and expeditiously act upon any approvals and permits necessary for the development by Saint John’s of the Project in accordance with this Development Agreement,
including, but not limited to, the following:
a) the processing of applications for and issuing of all Discretionary Approvals and Administrative Approvals requiring the exercise of judgment and deliberation by City;
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Packet Pg. 1128 Attachment: Ordinance Exhibit A Development Agreement PSJ Third Amendment 2022.04.26 (5083 : Second Reading - St Johns DA)
62
b) the holding of any required public hearings; and
c) the processing of applications for and issuing of all Phase II City
Technical Permits requiring the determination of conformance with the Phase II Existing
Regulations.
15.15.3 No Revocation. The City shall not revoke or subsequently disapprove any approval or future approval for the development of the Project or the Campus Property once issued by the City provided that the development of the Project or the Campus Property is in accordance with such approval. Any revocation or subsequent disapproval by the City shall state
in writing the reasons why the development of the Project or the Property is not deemed to be in accordance with such approval and the suggested actions to be taken in order for approval to be granted.
15.15.4 Processing During Third Party Litigation. If any third-party lawsuit is
filed against the City or Saint John’s relating to this Development Agreement, the Phase II FEIR,
Phase II Development Applications, or to other development issues affecting the Campus Property, the City shall not delay or stop the processing, approval or Saint John’s construction on the Campus Property, or issuance of the Technical City Permits or Phase II City Technical Permits, unless and until the third party obtains a valid court order preventing the activity. The
City shall not stipulate to or fail to oppose the issuance of any such order. Notwithstanding the
foregoing and without prejudice to the provisions of Section 15.8.1(c) of this Third Amendment, at any time after service on the City or Saint John’s of any petition or complaint challenging this Development Agreement, the Project or the Phase II FEIR, Saint John’s may apply to the Community Development Director for a tolling of the applicable deadlines with which Saint
John’s would otherwise have to comply as specified in this Development Agreement. The
Community Development Director may approve such tolling, consistent with the standard in Section 15.26, for up to five years during the pendency of the litigation and shall provide Saint John’s with notice of his or her decision on the tolling request within forty (40) days of receiving Saint John’s request. Notwithstanding the foregoing, (a) both (i) Saint John’s obligation as
described in Section 3.1.1(a) of Exhibit “R-1” to make any monetary payment to the City and
(ii) Saint John’s obligation as described in Sections 1.1.2(b) and 1.1.3 of Exhibit “R-1” to provide cash grants to community partners shall be automatically tolled during the pendency of any litigation filed relating to this Development Agreement, the Phase II FEIR or any of the other Phase II development applications, including Planning Applications, and the obligation to
make such a payment shall be extinguished if a final judgment is entered in favor of the third
party; provided however if Saint John’s moves forward with Phase II during the pendency of the litigation, Saint John’s shall make such payment and applicable cash grants prior to issuance of a building permit for the first Phase II Building (excluding the Phase II Multifamily Housing building (S2)); and (b) Saint John’s obligation as described in Section 3.1.1(b) of Exhibit “R-1”
to make any monetary payment to the City shall be automatically tolled during the pendency of
any litigation filed relating to City approval of the applicable Planning Application (i.e. Administrative Approval or Development Review Permit) or concurrently approved related approvals for the Phase II Building and shall be extinguished if a final judgment is entered in favor of the third party; provided however if Saint John’s moves forward with such Phase II
Building during the pendency of the litigation, Saint John’s shall make such payment prior to
issuance of a building permit for such Phase II Building.
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Packet Pg. 1129 Attachment: Ordinance Exhibit A Development Agreement PSJ Third Amendment 2022.04.26 (5083 : Second Reading - St Johns DA)
63
15.15.5 State, Federal or Case Law. Where any state, federal or case law allows the City to exercise any discretion or take any act with respect to that law, the City shall, in an
expeditious and timely manner, at the earliest possible time, (i) exercise its discretion in such a
way as to be consistent with, and carry out the terms of, this Development Agreement, and (ii) take such other actions as may be necessary to carry out in good faith the terms of this Development Agreement.
15.16 Jurisdiction and Venue. Any legal action or proceeding among the Parties arising
out of this Development Agreement shall be instituted in the Superior Court of the County of Los
Angeles, State of California, in any other appropriate court in that County, or in the Federal District Court in the Central District of California. The parties agree that venue exists in either court, and each party expressly waives any right to transfer to another venue. The parties further agree that either court will have personal jurisdiction over the parties to this Agreement.
15.17 Exhibits. The following exhibits which are part of this Third Amendment are
attached hereto and each of which is incorporated herein by this reference as though set forth in full:
Exhibit “N” Campus Property Legal Description Exhibit “O” 2022 Zoning Code
Exhibit “P” Phase II Development Sites
Exhibit “Q” Phase II Master Plan Standards Exhibit “R-1” Community Benefits (amended and restated) Exhibit “R-2” Transportation Demand Management Plan Upon Phase II Implementation
Exhibit “R-3” Phase II Publicly-Accessible Open Space Regulations
Exhibit “R-4” 24/7 Pedestrian Connections Regulations Exhibit “R-5” Local Hiring as to Construction Exhibit “R-6” Local Hiring as to Permanent Employees for Neighborhood Commercial Uses
Exhibit “S” Phase II Mitigation Measures and Project Design Features
Exhibit “T” Form of Assignment and Assumption Agreement Exhibit “U” Phase II Parking Management Plan Exhibit “V” Anticipated Lot Tie Agreements Diagram
15.18 Counterpart Signatures. The Parties may execute this Third Amendment on
separate signature pages which, when attached hereto, shall constitute one complete agreement.
15.19 Certificate of Performance. Upon the completion of the Project, or any phase thereof, or upon performance of this Development Agreement or its earlier revocation and termination, the City shall provide Saint John’s, upon Saint John’s request, with a statement
(“Certificate of Performance”) evidencing said completion, termination or revocation and the
release of Saint John’s from further obligations hereunder, except for any further obligations which survive such completion, termination or revocation. The Certificate of Performance shall be signed by the appropriate agents of Saint John’s and the City and shall be recorded against title to the Campus Property in the official records of Los Angeles County, California. Such
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Packet Pg. 1130 Attachment: Ordinance Exhibit A Development Agreement PSJ Third Amendment 2022.04.26 (5083 : Second Reading - St Johns DA)
64
Certificate of Performance is not a notice of completion as referred to in California Civil Code Section 3093.
15.20 Interests of Saint John’s. Saint John’s represents to the City that, as of the Third
Amendment Effective Date, it is the owner of the entire Campus Property, subject to encumbrances, easements, covenants, conditions, restrictions, and other matters of record.
15.21 Operating Memoranda. The provisions of this Development Agreement require a close degree of cooperation between the City and Saint John’s. During the Term of this
Development Agreement, clarifications to this Development Agreement and the Existing
Regulations and Phase II Existing Regulations may be appropriate with respect to the details of performance of the City and Saint John’s. If and when, from time to time, during the Term of this Development Agreement, the City and Saint John’s agree that such clarifications are necessary or appropriate, they shall effectuate such clarification through operating memoranda
approved in writing by the City and Saint John’s, which, after execution, shall be attached hereto
and become part of this Development Agreement and the same may be further clarified from time to time as necessary with future written approval by the City and Saint John’s. Operating memoranda are not intended to and cannot constitute an amendment to this Development Agreement but mere ministerial clarifications, therefore public notices and hearings shall not be
required for any operating memorandum. The City Attorney shall be authorized, upon consultation with, and approval of, Saint John’s, to determine whether a requested clarification may be effectuated pursuant to the execution and delivery of an operating memorandum or whether the requested clarification is of such character to constitute an amendment of this Development Agreement which requires compliance with the provisions of Section 8.1. The
authority to enter into such operating memoranda is hereby delegated to the City Manager and the City Manager is hereby authorized to execute any operating memoranda hereunder without further action by the City Council.
15.22 Acknowledgments, Agreements and Assurance on the Part of Saint John’s.
15.22.1 Saint John’s Faithful Performance. The Parties acknowledge and agree
that Saint John’s faithful performance in developing Phase II and in constructing and installing
certain public improvements pursuant to this Third Amendment and complying with the Phase II Existing Regulations will fulfill substantial public needs. The City acknowledges and agrees that there is good and valuable consideration to the City resulting from Saint John’s assurances and faithful performance thereof and that same is in balance with the benefits conferred by the City
on Phase II Development Sites. The Parties further acknowledge and agree that the exchanged
consideration hereunder is fair, just and reasonable. Saint John’s acknowledges that the consideration is reasonably related to the type and extent of the impacts of Phase II on the community and the Phase II Development Sites, and further acknowledges that the consideration is necessary to mitigate the direct and indirect impacts caused by Saint John’s on the Phase II
Development Sites.
15.22.2 Obligations to be Non-Recourse. As a material element of this Development Agreement, and in partial consideration for Saint John’s execution of this Third Amendment, the Parties each understand and agree that the City’s remedies for breach of the obligations of Saint John’s under this Development Agreement shall be limited as described in
Sections 11.2 through 11.4 of this Third Amendment.
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Packet Pg. 1131 Attachment: Ordinance Exhibit A Development Agreement PSJ Third Amendment 2022.04.26 (5083 : Second Reading - St Johns DA)
65
15.22.3 Waiver of Protest. Saint John’s acknowledges and agrees that by executing this Third Amendment, Saint John’s waives any and all claims and rights, if any, under
Government Code Section 66020 to protest fees, dedications, reservations, or exactions required
by this Third Amendment (hereinafter “exactions”), including the City’s right to request and receive the exaction pursuant to this Third Amendment, the total exaction amount if specified by the Third Amendment, and the formula for subsequently calculating exactions if the formula is established by the Phase II Existing Regulations. Notwithstanding the above, if the amount of
any exaction is not expressly set forth in this Third Amendment, Saint John’s reserves the right
to protest the subsequent calculation of this amount.
15.23 Not a Public Dedication. Except as expressly provided in this Third Amendment, herein, nothing in this Third Amendment shall be deemed to be a gift or dedication of the Campus Property, or any portion thereof, to the general public, for the general public, or for any
public use or purpose whatsoever, it being the intention and understanding of the Parties that this
Third Amendment be strictly limited to and for the purposes herein expressed for the development of the Project as private property. Saint John’s shall have the right to prevent or prohibit the use of the Campus Property, or any portion thereof, including common areas and buildings and improvements located thereon, by any person for any purpose inimical to the
development of the Project, including without limitation to prevent any person or entity from
obtaining or accruing any prescriptive or other right to use the Campus Property. Any portion of the Campus Property to be conveyed to the City by Saint John’s as provided in this Third Amendment, shall be held and used by the City only for the purposes contemplated herein or otherwise provided in such conveyance, and the City shall not take or permit to be taken (if
within the power or authority of the City) any action or activity with respect to such portion of
the Campus Property that would deprive Saint John’s of the material benefits of this Third Amendment or would materially and unreasonably interfere with the development of the Project as contemplated by this Third Amendment.
15.24 Other Agreements. The City acknowledges that certain additional agreements
may be necessary to effectuate the intent of this Third Amendment and facilitate development of the Project. The City Manager or his/her designee is hereby authorized to prepare, execute, and record those additional agreements.
15.25 Severability and Termination. If any provision of this Third Amendment is determined by a court of competent jurisdiction to be invalid or unenforceable, or if any
provision of this Third Amendment is superseded or rendered unenforceable according to any
law which becomes effective after the Third Amendment Effective Date, the remainder of this Third Amendment shall be effective to the extent the remaining provisions are not rendered impractical to perform, taking into consideration the purposes of this Third Amendment.
15.26 Community Development Director Approval. Whenever this Third Amendment
requires Community Development Director review and approval, such review and approval shall
be undertaken in good faith and with due diligence and shall not be unreasonably withheld, conditioned or delayed.
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Packet Pg. 1132 Attachment: Ordinance Exhibit A Development Agreement PSJ Third Amendment 2022.04.26 (5083 : Second Reading - St Johns DA)
66
This Third Amendment is executed by the Parties on the date first set forth above and is made effective on and as of the Third Amendment Effective Date.
PROVIDENCE: PROVIDENCE HEALTH SYSTEMS SOUTHERN CALIFORNIA, a California nonprofit religious corporation
By: _______________________ Name: Title:
SAINT JOHN’S:
PROVIDENCE SAINT JOHN’S HEALTH CENTER, a California nonprofit religious corporation
By: _______________________
Name: Title:
CITY:
CITY OF SANTA MONICA, a municipal corporation
By: _______________________________
Name: David White Title: City Manager ATTEST:
By: ________________________________ Name: Denise Anderson-Warren Title: City Clerk
APPROVED AS TO FORM:
By: ________________________________ Name: Susan Y. Cola Title: Interim City Attorney
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Packet Pg. 1133 Attachment: Ordinance Exhibit A Development Agreement PSJ Third Amendment 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “N” Page 1
EXHIBIT “N”
CAMPUS PROPERTY LEGAL DESCRIPTION
PARCEL 1:
LOT 1 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 2: LOT 2 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 3: LOT 3 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50
OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. PARCEL 4:
THE NORTHEASTERLY HALF OF LOT 4 OF TRACT NO. 4618, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49 PAGE 80 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 5: LOTS 5, 6 AND 7 OF TRACT NO. 4618, IN THE CITY OF SANTA MONICA, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49 PAGE
80 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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Packet Pg. 1134 Attachment: Exhibit N 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “N” Page 2
PARCEL 6:
LOTS 8 THROUGH 29, INCLUSIVE, OF TRACT NO. 4618, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49 PAGE 80 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
ALONG WITH LOT 13, IN BLOCK 3 OF THE ORCHARD TRACT, IN THE CITY OF
SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 7: THE SOUTHEASTERLY 100 FEET OF LOTS 1, 2 AND 3 OF TRACT 5379, IN THE CITY OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 59 PAGE 46 OF MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM ALL BUILDINGS AND IMPROVEMENTS NOW OR HEREAFTER SITUATED ON SAID LAND, AS GRANTED TO MEDICAL ASSOCIATES, A CALIFORNIA LIMITED PARTNERSHIP, IN DEED RECORDED NOVEMBER 21, 1975 AS
INSTRUMENT NO. 3346.
ALONG WITH THAT PORTION OF THAT CERTAIN 20 FOOT ALLEY, INCLUDED WITHIN THE LINES OF BLOCK 129 OF TOWN OF SANTA MONICA, IN THE CITY OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 39 PAGES 45, ET SEQ., OF
MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY, BOUNDED AS FOLLOWS: BOUNDED NORTHEASTERLY BY THE SOUTHWESTERLY LINE OF LOT 14, IN BLOCK 3 OF THE ORCHARD TRACT, AS PER MAP RECORDED IN BOOK 60 PAGES 15
AND 16 OF MISCELLANEOUS RECORDS OF SAID COUNTY, BOUNDED
SOUTHEASTERLY BY THE SOUTHWESTERLY PROLONGATION OF THE SOUTHEASTERLY LINE OF SAID LOT 14, BOUNDED SOUTHWESTERLY BY THE NORTHEASTERLY LINE OF LOTS M, N, O, P, Q, R, S, T, U, V, W AND X, ALL IN SAID BLOCK 129, AND BOUNDED NORTHWESTERLY BY THE NORTHEASTERLY
PROLONGATION OF THE NORTHWESTERLY LINE OF SAID LOT X.
THE ABOVE DESCRIBED LAND WAS VACATED BY RESOLUTION NO. 4658 OF THE CITY OF SANTA MONICA, A CERTIFIED COPY THEREOF BEING RECORDED JULY 25, 1975 AS INSTRUMENT NO. 4115, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
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Packet Pg. 1135 Attachment: Exhibit N 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “N” Page 3
PARCEL 8:
LOTS "P", "Q", "R", "S" AND "T" IN BLOCK 129 OF THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3 PAGES 80 AND 81, AND IN BOOK 39 PAGE 45 ET SEQ., OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
TOGETHER WITH THAT 20 FOOT ALLEY LYING BETWEEN AND BEING CONTIGUOUS TO LOTS 1, 2 AND 3 OF TRACT 5379 ON THE SOUTHEASTERLY SIDE AND LOT "P", BLOCK 129 OF THE TOWN OF SANTA MONICA ON THE NORTHWESTERLY SIDE, VACATED BY SPECIAL ORDINANCE NOS. 564 AND 580.
AND ALSO TOGETHER WITH THE NORTHWESTERLY 30 FEET OF LOTS 1, 2 AND 3 AS SHOWN ON TRACT 5379, IN THE CITY OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 59 PAGE 46 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 9: LOTS "U", "V", "W" AND "X", IN BLOCK 129 OF THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 3 PAGES 80 AND 81, AND IN BOOK 39 PAGE 45 ET SEQ., OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 10: PARCEL B AS DESCRIBED ON CERTIFICATE OF COMPLIANCE NO. 1992-001 RECORDED ON JUNE 30, 1993 AS INSTRUMENT NO. 93-1258200, OF OFFICIAL RECORDS:
LOT 5 IN BLOCK 1 OF THE GOLDEN STATE TRACT IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECORDED IN BOOK 6, PAGE 28 OF MAPS AND PARCEL 2 OF PARCEL MAP NO. 17501 IN THE CITY OF SANTA MONICA FILED IN BOOK 201 PAGES 1 AND 2 OF PARCEL MAPS ALL IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THAT PORTION OF PARCEL 2 OF PARCEL MAP NO. 17501 LYING SOUTHWEST OF THE SOUTHWESTERLY LINE OF LOTS 1 THROUGH 13, BLOCK 1 OF GOLDEN STATE TRACT AS PER MAP RECORDED IN BOOK 6, PAGE 28 OF MAPS.
7.C.c
Packet Pg. 1136 Attachment: Exhibit N 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “N” Page 4
PARCEL 11:
LOTS 1 AND 2 IN BLOCK 1 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6 PAGE 28 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 12: LOTS 3 AND 4 IN BLOCK 1 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 6 PAGE 28 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY. PARCEL 13:
LOTS 1, 2 AND 3 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6, PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
ALONG WITH THE SOUTHWESTERLY 136 FEET, FRONT AND REAR, OF LOT 3 IN BLOCK 4 OF THE ORCHARD TRACT, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
EXCEPT THEREFROM THE SOUTHEAST 40 FEET AS CONDEMNED TO THE CITY OF SANTA MONICA BY INSTRUMENT RECORDED IN BOOK 9914 PAGE 220 OF OFFICIAL RECORDS.
PARCEL 14: LOTS 4 AND 5 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 6, PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
7.C.c
Packet Pg. 1137 Attachment: Exhibit N 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “N” Page 5
PARCEL 15:
LOT 12 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6 PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 16: LOTS 9 AND 10 IN BLOCK 3 OF SCHADER'S ADDITION, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6, PAGE 67 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY. PARCEL 17:
LOT 14, IN BLOCK 3 OF THE ORCHARD TRACT, IN THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM ALL BUILDINGS AND IMPROVEMENTS NOW OR
HEREAFTER SITUATED ON SAID LAND, AS GRANTED TO MEDICAL ASSOCIATES, A CALIFORNIA LIMITED PARTNERSHIP, IN DEED RECORDED NOVEMBER 21, 1975 AS INSTRUMENT NO. 3346.
PARCEL 18: PARCEL 1 OF PARCEL MAP NO. 17501, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 201 PAGES
1 AND 2 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY. EXCEPT THEREFROM, ALL BUILDINGS, STRUCTURES, AND OTHER IMPROVEMENTS, LOCATED ON SAID LAND, AS PROVIDED IN THE DEED DATED
OCTOBER 27, 1987' EXECUTED BY KOLL SANTA MONICA ASSOCIATES ONE, A
CALIFORNIA LIMITED PARTNERSHIP, RECORDED OCTOBER 30, 1987 AS INSTRUMENT NO. 87-1741816.
7.C.c
Packet Pg. 1138 Attachment: Exhibit N 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “O”
Page 1
EXHIBIT “O”
2022 ZONING CODE
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7.C.d
Packet Pg. 1139 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Santa Monica Municipal Code
Up Previous Next Main Collapse Search Print
Article 9 PLANNING AND ZONING
Division 1: Introductory Provisions
Chapter 9.01 TITLE, PURPOSE, AND AUTHORITY
9.01.010 Title and Authority
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Chapter 9.02 ESTABLISHMENT OF ZONING DISTRICTS
9.02.010 Establishment of Districts
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TABLE 9.02.010.B: OVERLAY ZONING DISTRICTS
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9.02.020 Official Districting Map
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9.02.030 Zoning District Boundary Determinations
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Chapter 9.03 RULES FOR CONSTRUCTION OF LANGUAGE
9.03.010 Purpose
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9.03.020 Rules for Construction of Language
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9.03.030 Rules of Interpretation
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Chapter 9.04 RULES FOR MEASUREMENT
9.04.010 Purpose
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9.04.020 General Provisions
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9.04.030 Fractions
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9.04.040 Measuring Distances
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FIGURE 9.04.040: MEASURE DISTANCES
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9.04.050 Measuring Height
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FIGURE 9.04.050.A.1: AVERAGE NATURAL GRADE HEIGHT MEASUREMENTS
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FIGURE 9.04.050.A.2: SEGMENTED AVERAGE NATURAL GRADE
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FIGURE 9.04.050.A.3: THEORETICAL GRADE HEIGHT MEASUREMENTS
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FIGURE 9.04.050.D.2: MEASURING HEIGHT OF FENCES ON RETAINING WALLS
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9.04.060 Determining the Number of Stories in a Building
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9.04.070 Measuring Parcel Width and Depth
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FIGURE 9.04.070: MEASURING PARCEL WIDTH AND DEPTH
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9.04.080 Determining Floor Area
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9.04.090 Determining Floor Area Ratio
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9.04.100 Determining Residential Parcel Coverage
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9.04.110 Determining Parcel Frontage
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9.04.120 Determining Residential Density
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9.04.130 Determining Setbacks
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9.04.140 Measuring Off-Street Parking Landscaping
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Packet Pg. 1157 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Santa Monica Municipal Code
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Article 9 PLANNING AND ZONING
Division 2: Base and Overlay Districts
Chapter 9.07 SINGLE-UNIT RESIDENTIAL DISTRICT
9.07.010 Purpose
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9.07.020 Land Use Regulations
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TABLE 9.07.020: LAND USE REGULATIONS—SINGLE-UNIT RESIDENTIAL DISTRICTS
Use Classification R1 Additional Regulations
Residential Uses
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Single-Unit Dwelling 3
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Packet Pg. 1158 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.07.030 Development Standards
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TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
Parcel and Density Standards
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9.10.001 Incorporation of Downtown Community Plan Standards and Regulations
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV BC (Promenade)
BC (2nd & 4th
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Residential Uses
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Multiple-Unit Structure / / / / / / /
Senior Citizen Multiple-Unit Residential / / / / / / /
Single-Room Occupancy Housing / / / / / / /
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Supportive Housing 3 / / / / / /
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV BC (Promenade)
BC (2nd & 4th
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Alternative Fuels and Recharging Facilities &83/ &83/ &83/
Automobile Rental / / / / / / /
Automobile Storage Use
New Automobile/Vehicle Sales and Leasing / / &83 / / &83 / / &83 / / &83 / / &83
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Automobile/Vehicle Service and Repair, Minor /
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Use Classification LT NV BC (Promenade)
BC (2nd & 4th
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TABLE 9.10.070.A: ON-SITE AND OFF-SITE AFFORDABLE HOUSING REQUIREMENTS
Height (Feet)
On-Site Affordable
Housing %
Off-Site Affordable
Housing %
On-Site Affordable Housing % for
Development Agreements and Planning
Applications Complete on or before
11/11/16
Off-Site Affordable Housing % for
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Applications Complete on or before
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Affordability Level Affordability Mix of Total Number of Affordable Housing Units
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Chapter 9.12 BERGAMOT DISTRICTS AND MEMORIAL PARK NEIGHBORHOOD AREA PLAN DISTRICT
Note
$Bergamot Districts: Development standards and land use designations, including permissible and prohibited uses, for the Bergamot Area Plan Districts are
as prescribed in the Bergamot Area Plan, which is hereby incorporated by reference. Where Zoning Ordinance provisions are not specifically addressed by the
Bergamot Area Plan, the Zoning Ordinance shall apply. Where there is a conflict between compliance with the Bergamot Area Plan and the Zoning Ordinance, the
Bergamot Area Plan shall control except where the conflicting Zoning Ordinance provision was adopted through voter initiative in which case the initiative shall
control.
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9.16.010 Purpose
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9.16.050 Prohibited Uses
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9.16.060 Property Development Standards for Non-Parking Uses
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9.16.070 Development Standards for Below Grade Parking Structure Facilities
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9.16.080 Special Design Standards for All Parking Facilities
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9.16.090 Architectural Review
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Chapter 9.17 RESIDENTIAL MOBILE HOME PARK DISTRICT
9.17.010 Purpose
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9.17.020 Land Use Regulations
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Use Classification RMH District Additional Regulations
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Transportation, Communication, and Utilities Uses
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9.17.030 Development Standards
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Chapter 9.18 ACTIVITY CENTER OVERLAY DISTRICT
Note
To be established by City Council through preparation of Area Plans for the Activity Center areas and Development Agreements for each defined project. $GGHGE\
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Chapter 9.19 NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT
Note
To be amended as the City Council establishes Neighborhood Conservation Overlay Districts in accordance with Chapter 9.47 $GGHGE\2UG1R&&6
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Chapter 9.20 BEACH OVERLAY DISTRICT
9.20.010 Purpose
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9.20.020 Exclusions
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9.20.030 Permitted Uses
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9.20.040 Uses Subject to Minor Use Permit
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9.20.050 Conditionally Permitted Uses
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9.20.060 Prohibited Uses
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9.20.070 Recreational Use
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Santa Monica Municipal Code
Up Previous Next Main Collapse Search Print
Article 9 PLANNING AND ZONING
Division 3: General Regulations*
* CodeAlert:This topic has been affected by Ordinance No. 2691CCS. To view amendments and newly added provisions, please
refer to the CodeAlert Amendment List.
Chapter 9.21 GENERAL SITE REGULATIONS
9.21.010 Purpose and Applicability
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9.21.020 Accessory Structures
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Location.
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Dimensions.
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Sloped Parcels.
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9.22.010 Purpose
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9.23.010 Purpose
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9.26.010 Purpose
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Packet Pg. 1238 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.26.060 Materials
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7.C.d
Packet Pg. 1239 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.26.080 Installation and Completion
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9.26.090 Maintenance
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7.C.d
Packet Pg. 1240 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Chapter 9.27 NONCONFORMING USES AND STRUCTURES
9.27.010 Purpose
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9.27.020 Definitions
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7.C.d
Packet Pg. 1241 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.27.030 Legal Nonconforming Structures
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9.27.090 Rent Control Bootleg Units
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9.27.100 Continuation of Nonconforming Uses
7.C.d
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9.27.110 Parking Lots in Residential Districts
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Chapter 9.28 PARKING, LOADING, AND CIRCULATION
9.28.010 Purpose
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9.28.020 Applicability
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%Addition, Enlargement of Use, and Change of Use of Existing Non-Residential Buildings.
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&Addition, Enlargement of Use, and Change of Use of Existing Residential Buildings.
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9.28.030 General Provisions
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9.28.040 Calculating Off-Street Parking and Loading Spaces
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GParking Requirements of Other Governmental Entities. 6KRXOGSDUNLQJDERYHWKHPD[LPXPEH
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Minimum Parking Requirements.
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9.28.050 Parking Requirements by Zoning District
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FIGURE 9.28.050: PARKING OVERLAY AREAS
7.C.d
Packet Pg. 1250 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.28.060 Off-Street Parking
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TABLE 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use Classification
Citywide (Excluding Parking Overlay
Area 1, Downtown Community Plan
Area, and Bergamot Area Plan Area)Parking Overlay Area 1
Downtown Community Plan Area
(maximum parking allowed)
Residential Uses
Single-Unit Dwelling VSDFHVSHUGZHOOLQJXQLW VSDFHVSHUGZHOOLQJXQLWZKLFKPD\EH
WDQGHP VSDFHVSHUGZHOOLQJXQLW
Accessory Dwelling Unit VSDFHSHUGZHOOLQJXQLW VSDFHSHUGZHOOLQJXQLW 1$
Junior Accessory
Dwelling Unit 1$ 1$ 1$
Duplex, Multiple-Unit
Dwelling
Market Rate Units: Market Rate Units: Market Rate Units:
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TABLE 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use Classification
Citywide (Excluding Parking Overlay
Area 1, Downtown Community Plan
Area, and Bergamot Area Plan Area) Parking Overlay Area 1
Downtown Community Plan Area
(maximum parking allowed)
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Deed Restricted Affordable Units: Deed Restricted Affordable Units: Deed Restricted Affordable Units:
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Senior Citizen Multiple-
Unit Residential
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VSDFHSHUXQLW
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VSDFHSHUXQLW
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Group Residential VSDFHSHUEHG VSDFHSHUEHG VSDFHSHUEHG
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Senior Group Residential
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Elderly and Long-Term
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Residential Care,
General
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Residential Care, Senior
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TABLE 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use Classification
Citywide (Excluding Parking Overlay
Area 1, Downtown Community Plan
Area, and Bergamot Area Plan Area) Parking Overlay Area 1
Downtown Community Plan Area
(maximum parking allowed)
Hospice, General
,IPRUHWKDQUHVLGHQWV VSDFHSHU
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Adult Day Care VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Child Care and Early
Education Facilities VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Colleges and Trade
Schools, Public or Private
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VSDFHSHUVTIWRIDVVHPEO\RU
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IL[HGVHDWVZKLFKHYHULVJUHDWHU
Community Assembly VSDFHIRUHDFKVHDWV VSDFHIRUHDFKVHDWV VSDFHIRUHDFKVHDWV
Cultural Facilities VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Emergency Shelters VSDFHSHUEHGV VSDFHSHUEHGV VSDFHSHUEHGV
Hospitals and Clinics VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Schools, Public or Private
Elementary and Middle Schools: Elementary and Middle Schools: Elementary and Middle Schools:
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High Schools: High Schools: High Schools:
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Social Service Centers VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Commercial Uses
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Kennel VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Pet Day Care Services VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Veterinary Services 6HH0HGLFDO2IILFH 6HH0HGLFDO2IILFH 6HH0HGLFDO2IILFH
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Alternative Fuels and
Recharging Facilities
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TABLE 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use Classification
Citywide (Excluding Parking Overlay
Area 1, Downtown Community Plan
Area, and Bergamot Area Plan Area) Parking Overlay Area 1
Downtown Community Plan Area
(maximum parking allowed)
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Automobile/Vehicle Sales
and Leasing
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Automobile/Vehicle
Repair, Major and Minor
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IORRUDUHD
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ED\IORRUDUHD
VSDFHSHUVTIWRIQRQVHUYLFH
ED\IORRUDUHD
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Automobile/Vehicle
Washing
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Service Station
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Banks and Credit Unions 6HH%XVLQHVV3URIHVVLRQDODQG
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Check Cashing
Businesses
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Business Services 6HH%XVLQHVV3URIHVVLRQDODQG
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Theaters VSDFHSHUVHDWV VSDFHSHUVHDWV 6HH&LQHPDV
Convention and
Conference Centers VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Large-Scale Facilities VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Small-Scale Facilities,
less than 1,500 sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Small-Scale Facilities,
1,500 sq. ft. and more VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Instructional Services 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV
(DWLQJDQG'ULQNLQJ(VWDEOLVKPHQWV
Bars/Nightclubs/ Lounges VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Restaurants, less than
2,500 sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
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TABLE 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use Classification
Citywide (Excluding Parking Overlay
Area 1, Downtown Community Plan
Area, and Bergamot Area Plan Area) Parking Overlay Area 1
Downtown Community Plan Area
(maximum parking allowed)
Restaurants, 2,500 –
5,000 sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Restaurants, 5,000+ sq.
ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Restaurant Outdoor
Eating Areas, less than
200 sq. ft.
1RQH 1RQH 1RQH
Restaurant Outdoor
Eating Areas, 200 sq. ft.
and more
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Convenience Market 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV 6HH*HQHUDO0DUNHW
General Market less than
2,500 sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
General Market 2,500-
5,000 sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
General Market 5,000+
sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Liquor Stores 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV 6HH*HQHUDO0DUNHW
Funeral Parlors and
Mortuaries
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VSDFHSHUVTIWRUVSDFHSHU
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Live-Work
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Maintenance and Repair
Services 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV
Nurseries and Garden
Centers
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TABLE 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use Classification
Citywide (Excluding Parking Overlay
Area 1, Downtown Community Plan
Area, and Bergamot Area Plan Area) Parking Overlay Area 1
Downtown Community Plan Area
(maximum parking allowed)
Business, Professional,
Creative, less than 2,500
sq. ft.
VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Business, Professional,
Creative, 2,500+ sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Medical and Dental, less
than 1,000 sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Medical and Dental,
1,000+ sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Walk-In Clientele 6HH%XVLQHVV3URIHVVLRQDODQG
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6HH%XVLQHVV3URIHVVLRQDODQG
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General Personal
Services 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV
Tattoo or Body
Modification Parlor 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV
Physical Training 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV 6HH5HWDLO6DOHV
5HWDLO6DOHV
Retail, less than 2,500
sq. ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Retail, 2,500 – 5,000 sq.
ft.VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Retail, 5,000 sq. ft. or
more VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Industrial Uses
Artist’s Studio VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Commercial Kitchens VSDFHSHUVTIW VSDFHSHUVTIW VSDFHSHUVTIW
Industry, General VSDFHSHUVTIW VSDFHSHUVTIW 1$
Industry, Limited VSDFHSHUVTIW VSDFHSHUVTIW 1$
Media Production
VSDFHSHUVTIWRIVWXGLRVSDFH
VSDFHSHUVTIW VSDFHSHUVTIW
VSDFHSHUVTIWRIHGLWLQJVSDFH
VSDFHSHUVTIWRIDGPLQLVWUDWLYH
VSDFH
Research and
Development VSDFHSHUVTIW VSDFHSHUVTIW 1$
Warehousing, Storage, and Distribution
Indoor Warehousing and
Storage VSDFHSHUVTIW VSDFHSHUVTIW 1$
Personal Storage VSDFHSHUVTIW VSDFHSHUVTIW 1$
Wholesaling and
Distribution VSDFHSHUVTIW VSDFHSHUVTIW 1$
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EMulti-Unit Residential Districts. 3DUNLQJPD\EHORFDWHGLQWKHIURQWKDOIRIWKHSDUFHOLQ0XOWL8QLW
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FGarage Openings and Doors.
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7.C.d
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HAlong the Pacific Coast Highway. 8QFRYHUHGSDUNLQJPD\EHORFDWHGLQWKHIURQWKDOIRIWKHSDUFHO
DQGZLWKLQWKHUHTXLUHGIURQWVHWEDFNRQSDUFHOORFDWHGDORQJWKH3DFLILF&RDVW+LJKZD\EHWZHHQWKH
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IRooftop Parking. 5RRIWRSSDUNLQJLVSURKLELWHGLQDOO5HVLGHQWLDO'LVWULFWV
Mixed-Use and Non-Residential Districts.
DInterior Side and Rear Setbacks. $ERYHJURXQGSDUNLQJWKDWGRHVQRWH[WHQGDERYHWKHILUVWIORRU
OHYHOPD\EHORFDWHGZLWKLQUHTXLUHGLQWHULRUVLGHDQGUHDUVHWEDFNSURYLGHGDERYHJURXQGSDUNLQJLVVHW
EDFNDPLQLPXPRIIHHWIURPDQLQWHULRUSDUFHOOLQHDGMDFHQWWRD5HVLGHQWLDO'LVWULFW
ERooftop Parking.
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%Subterranean Parking Structures.
Required Setbacks. $VXEWHUUDQHDQSDUNLQJVWUXFWXUHPD\EHFRQVWUXFWHGDQGPDLQWDLQHGLQDQ\
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Openings. $OORSHQLQJVIRULQJUHVVDQGHJUHVVIDFLQJWKHIURQWSDUFHOOLQHVKDOOEHVLWXDWHGDWRUEHKLQG
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Crossing Property Lines. 'HYHORSPHQWORFDWHGRQRUPRUHVHSDUDWHSDUFHOVPD\VKDUHFRPPRQ
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&Semi-Subterranean Parking Structures.
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VHWEDFN
Side and Rear Setback.
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Openings. $OORSHQLQJVIRULQJUHVVDQGHJUHVVIDFLQJWKHIURQWSDUFHOOLQHVKDOOEHVLWXDWHGDWRUEHKLQG
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7.C.d
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9.28.080 Loading Spaces
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&Submittal of Loading Plan$VSDUWRIWKHDSSOLFDWLRQIRUDOODSSOLFDEOHSURMHFWVDORDGLQJSODQVKDOOEH
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(Number of Loading Spaces Required3URMHFWVVKDOOSURYLGHORDGLQJVSDFHVDVIROORZV
Residential Only.
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Commercial Only.
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9.28.090 Space-Efficient Parking
Space-efficient parking is parking in which vehicles are stored and accessed by mechanical stackers or lifts, automated parking
systems, tandem spaces, or other space-efficient means. Parking spaces may be space-efficient as describedEHORZH[FHSWIRU
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9.29.080 Criminal Sanctions
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9.29.090 Validity of Sale
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9.29.100 Remedies
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Chapter 9.30 PRIVATE DEVELOPER CULTURAL ARTS REQUIREMENT
9.30.010 Findings and Purpose
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9.30.020 Applicability
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9.30.030 Definitions
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9.30.040 Private Developer Cultural Arts Requirement
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9.30.050 On-Site Public Art Projects
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9.30.100 Appeal of Commission Decision
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9.30.110 Additional Requirements for Public Art for On-Site Installation
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9.30.120 On-Site Cultural Facilities Alternative
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9.30.130 Commission Review and Approval
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9.30.140 Cultural Arts Development Contribution
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9.30.150 Declaration of Covenants, Conditions, and Restrictions
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9.30.160 Final City Approval
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9.30.190 Regulations
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Chapter 9.31 STANDARDS FOR SPECIFIC USES AND ACTIVITIES
9.31.010 Purpose
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9.31.020 Applicability
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9.31.025 Accessory Dwelling Units and Junior Accessory Dwelling Units
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Chapter 9.32 PERSONAL WIRELESS SERVICE FACILITIES
9.32.010 Purpose
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9.32.020 Definitions
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7.C.d
Packet Pg. 1330 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Santa Monica Municipal Code
Up Previous Next Main Collapse Search Print
Article 9 PLANNING AND ZONING
Division 4: Administration and Permits*
* CodeAlert:This topic has been affected by Ordinance No. 2688CCS and 2692CCS. To view amendments and newly
added provisions, please refer to the CodeAlert Amendment List.
Chapter 9.36 PLANNING AUTHORITIES
9.36.010 Planning and Community Development Director
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Chapter 9.37 COMMON PROCEDURES
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9.37.160 Applications and Procedures Table
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TABLE 9.37.160: APPLICATIONS AND PROCEDURES
Permit Type Reviewing Authority Appealable/Appeal Authority
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9.37.170 Planning Commission Consideration of Director Permits
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9.37.180 Amendments to Approved Projects and Conditions of Approval
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Chapter 9.38 ZONING CONFORMANCE REVIEW AND PERMIT
9.38.010 Purpose
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Chapter 9.39 ADMINISTRATIVE APPROVAL
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9.39.030 Review and Decision
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Chapter 9.40 DEVELOPMENT REVIEW PERMIT
9.40.010 Purpose
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9.40.020 Applicability
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9.40.040 Procedures
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9.40.050 Required Findings
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Chapter 9.41 MINOR USE PERMITS AND CONDITIONAL USE PERMITS
9.41.010 Purpose
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Chapter 9.42 VARIANCES
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9.42.040 Required Findings
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9.43.010 Purpose
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Chapter 9.45 GENERAL AND SPECIFIC PLANS
9.45.010 Purpose
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9.45.020 Contents of the General Plan
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9.45.030 Preparation and Adoption of the General Plan
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9.45.040 Amendments to the General Plan
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9.45.050 Restriction on Number of Amendments
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9.45.060 Initiation of Amendments to the General Plan
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9.45.070 Planning Commission Action on Amendments
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9.45.080 City Council Action on Amendments
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9.45.090 Administration of the General Plan
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9.45.100 Fees for General Plan Amendments
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9.45.110 Initiation of Specific Plans and Specific Plan Amendments
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9.45.120 Contents of Specific Plans
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9.45.130 Specific Plan Adoption and Amendment
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9.45.140 Fees for Specific Plan Amendments
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Chapter 9.46 AMENDMENTS TO THE ZONING ORDINANCE AND MAP
9.46.010 Purpose
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9.46.020 Applicability
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9.46.030 Initiation
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9.46.040 Application Requirements
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9.46.050 Review Procedures and Public Notice
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9.46.070 City Council Hearing and Action
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9.46.080 Criteria for Zoning Amendments
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9.46.090 Interim Zoning
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Chapter 9.47 NEIGHBORHOOD CONSERVATION OVERLAY DISTRICTS
9.47.010 Purpose
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9.47.020 Zoning Authority
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Packet Pg. 1372 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.47.030 Initiation Procedures
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9.47.040 Designation Criteria
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Packet Pg. 1373 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.47.050 Determination of Eligibility
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9.47.060 Neighborhood Conservation Overlay District Planning Process
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9.47.070 Standards
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9.47.080 Adoption Procedures
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9.47.090 Discretionary Review
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9.47.100 Disclosure
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Chapter 9.48 ENFORCEMENT PROCEDURES
9.48.010 Compliance with Article 9
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9.48.020 Each Day Separate Violation
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9.48.030 Enforcement
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9.48.040 Criminal Sanctions
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9.48.050 Unauthorized Demolition of Historic Resources
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Chapter 9.49 REASONABLE ACCOMMODATIONS
9.49.010 Purpose
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9.49.040 Review Authority
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9.49.080 Duration of Reasonable Accommodation
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Santa Monica Municipal Code
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Article 9 PLANNING AND ZONING
Division 5: General Terms
Chapter 9.51 USE CLASSIFICATIONS
9.51.010 Purpose and Applicability
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9.51.020 Residential Use Classifications
$Residential Use Classifications.
Residential Types.
DSingle-Unit Dwelling.$GZHOOLQJXQLWWKDWLVGHVLJQHGIRURFFXSDQF\E\RQHKRXVHKROG
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PRUHEXLOGLQJVRQDVLWHRUSDUFHO7\SHVRIPXOWLSOHXQLWGZHOOLQJVLQFOXGHJDUGHQDSDUWPHQWV
VHQLRUKRXVLQJGHYHORSPHQWVDQGPXOWLVWRU\DSDUWPHQWDQGFRQGRPLQLXPEXLOGLQJV7KLV
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RFFXSDQF\RILQGLYLGXDOXQLWVLVUHVWULFWHGWRRQHRUPRUHSHUVRQV\HDUVRIDJHRUROGHU
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Packet Pg. 1381 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1382 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Elderly and Long-Term Care.(VWDEOLVKPHQWVWKDWSURYLGHKRXUPHGLFDOFRQYDOHVFHQWRU
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Emergency Shelter. $WHPSRUDU\VKRUWWHUPUHVLGHQFHSURYLGLQJKRXVLQJZLWKPLQLPDO
VXSSRUWLYHVHUYLFHVIRUKRPHOHVVIDPLOLHVRULQGLYLGXDOSHUVRQVZKHUHRFFXSDQF\LVOLPLWHGWR
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Family Day Care. $GD\FDUHIDFLOLW\OLFHQVHGE\WKH6WDWHRI&DOLIRUQLDWKDWLVORFDWHGLQD
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DSmall.$IDFLOLW\WKDWSURYLGHVFDUHIRUXSWRFKLOGUHQLQFOXGLQJFKLOGUHQZKRUHVLGHDWWKH
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FResidential Care, Seniors. $KRXVLQJDUUDQJHPHQWFKRVHQYROXQWDULO\E\WKHUHVLGHQWWKH
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GHospice, General. $IDFLOLW\WKDWSURYLGHVUHVLGHQWLDOOLYLQJTXDUWHUVIRUPRUHWKDQ
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HHospice, Limited. $IDFLOLW\WKDWSURYLGHVUHVLGHQWLDOOLYLQJTXDUWHUVIRUXSWRWHUPLQDOO\LOO
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Supportive Housing. +RXVLQJZKLFKPHHWVWKHGHILQLWLRQRI+HDOWKDQG6DIHW\&RGH6HFWLRQ
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7.C.d
Packet Pg. 1383 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Transitional Housing.'ZHOOLQJXQLWVZLWKDOLPLWHGOHQJWKRIVWD\WKDWDUHRSHUDWHGXQGHUD
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9.51.030 Nonresidential Use Classifications
$Public and Semi-Public Use Classifications.
Adult Day Care. (VWDEOLVKPHQWVSURYLGLQJQRQPHGLFDOFDUHIRUSHUVRQV\HDUVRIDJHRU
ROGHURQDOHVVWKDQKRXUEDVLVOLFHQVHGE\WKH6WDWHRI&DOLIRUQLD
Cemetery. (VWDEOLVKPHQWVSULPDULO\HQJDJHGLQRSHUDWLQJVLWHVRUVWUXFWXUHVUHVHUYHGIRUWKH
LQWHUPHQWRIKXPDQRUDQLPDOUHPDLQVLQFOXGLQJPDXVROHXPVEXULDOSODFHVDQGPHPRULDOJDUGHQV
Child Care and Early Education Facility.(VWDEOLVKPHQWVSURYLGLQJQRQPHGLFDOFDUHIRU
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ODUJH 7KLVFODVVLILFDWLRQLQFOXGHVFRPPHUFLDODQGQRQSURILWQXUVHU\VFKRROVSUHVFKRROVGD\FDUH
IDFLOLWLHVIRUFKLOGUHQDQGDQ\RWKHUGD\FDUHIDFLOLW\OLFHQVHGE\WKH6WDWHRI&DOLIRUQLD6HH'LYLVLRQ
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Community Assembly. $IDFLOLW\IRUSXEOLFRUSULYDWHPHHWLQJVLQFOXGLQJFRPPXQLW\FHQWHUV
EDQTXHWFHQWHUVUHOLJLRXVDVVHPEO\IDFLOLWLHVFLYLFDXGLWRULXPVXQLRQKDOOVPHHWLQJKDOOVIRUFOXEV
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Community Garden. $QDUHDRIODQGPDQDJHGDQGPDLQWDLQHGE\DSXEOLFRUQRQSURILW
RUJDQL]DWLRQRUDJURXSRILQGLYLGXDOVWRJURZDQGKDUYHVWIRRGFURSVDQGRURUQDPHQWDOFURSVVXFK
DVIORZHUVIRUSHUVRQDORUJURXSXVHFRQVXPSWLRQRUGRQDWLRQ&RPPXQLW\JDUGHQVPD\EHGLYLGHG
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RIWKHJURXSDQGPD\LQFOXGHFRPPRQDUHDVPDLQWDLQHGDQGXVHGE\JURXSPHPEHUV&RPPXQLW\
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7.C.d
Packet Pg. 1384 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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QRWLQFOXGHPHGLFDOPDULMXDQDFROOHFWLYHV
Cultural Facility. )DFLOLWLHVHQJDJHGLQDFWLYLWLHVWRVHUYHDQGSURPRWHDHVWKHWLFDQG
HGXFDWLRQDOLQWHUHVWLQWKHFRPPXQLW\WKDWDUHRSHQWRWKHSXEOLFRQDUHJXODUEDVLV7KLV
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Packet Pg. 1394 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1395 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Chapter 9.52 TERMS AND DEFINITIONS
9.52.010 List of Terms
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Packet Pg. 1396 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1398 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1399 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1400 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1402 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1403 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Packet Pg. 1404 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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Santa Monica Municipal Code
Up Previous Next Main Collapse Search Print
Article 9 PLANNING AND ZONING
Division 6: Land Use and Zoning Related Provisions*
* CodeAlert:This topic has been affected by Ordinance No. 2689CCS. To view amendments and newly added
provisions, please refer to the CodeAlert Amendment List.
Chapter 9.53 TRANSPORTATION DEMAND MANAGEMENT
9.53.010 Purpose
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LAND USE DESIGNATION
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9.55.040 Guidelines and Standards
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9.55.050 Reserved
9.55.060 Appointment and Term of Office
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9.55.070 Rules
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9.55.080 Officers, Election of Officers
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9.55.090 Secretary
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Packet Pg. 1471 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.55.100 Meetings
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9.55.110 Process for Establishment of Architectural Review Districts
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9.55.120 Project Review by and Approval of Architectural Review Board
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9.55.130 Procedure for Project Review
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9.55.150 Site Plans
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9.55.160 Appeals
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9.55.170 Architectural Review District Boundaries
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9.55.180 Posting of Property
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9.55.190 Administrative Approval
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Chapter 9.56 LANDMARKS AND HISTORIC DISTRICTS
9.56.010 Title
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9.56.020 Purpose
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9.56.030 Definitions
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9.56.120 Landmark Designation Procedure
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9.58.100 Conceptual Review by Landmarks Commission
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Chapter 9.59 SEXUALLY-ORIENTED BUSINESSES
9.59.010 Purpose
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9.59.020 Definitions
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9.60.010 Purpose
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9.60.140 Approval of Development Agreement
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9.60.160 Recordation
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9.60.190 Irregularity in Proceedings
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Chapter 9.61 SIGNS
9.61.010 Applicability of Chapter
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9.61.020 Findings, Purposes, and Policies
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9.61.025 Substitution Clause
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9.61.190 Total Sign Area Permitted by District
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9.61.200 Bayside Conservation (Promenade) District
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9.61.210 Maintenance
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9.61.220 Consent of Property Owner
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9.61.230 Signs on Street
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9.61.240 Removal or Modifications of Nonconforming Signs
7.C.d
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9.61.250 Revocation of Sign Permits
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9.61.260 Enforcement
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7.C.d
Packet Pg. 1537 Attachment: Exhibit O Part 1 of 3 2022.04.26 (5083 : Second Reading - St Johns DA)
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9.61.270 Abandoned Signs
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9.61.280 Recovery and Disposition of Removed Signs
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9.61.290 Regulations
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Chapter 9.62 CITY COUNCIL CEQA APPEALS
9.62.010 CEQA Determinations by Non-Elected Decision-Making Bodies
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Chapter 9.63 PLANNING, ZONING, AND LAND USE FEES
9.63.010 Planning, Zoning, and Land Use Fees
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Chapter 9.64 AFFORDABLE HOUSING PRODUCTION PROGRAM
9.64.010 Findings and Purpose
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9.64.100 Pricing Requirements for Affordable Housing Units
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9.64.110 Eligibility Requirements
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9.64.120 Relation to Units Required by Rent Control Board
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9.64.130 Deed Restrictions
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9.64.140 Enforcement
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9.64.150 Annual Report
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9.64.160 Principles and Guidelines
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9.64.170 Adjustments or Waivers
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Chapter 9.65 CHILD CARE LINKAGE PROGRAM
9.65.010 Findings and Purpose
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9.65.020 Applicability of Chapter
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9.65.030 Definitions
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9.66.010 Findings and Purpose
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9.67.110 Regulations
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Chapter 9.68 AFFORDABLE HOUSING COMMERCIAL LINKAGE FEE PROGRAM
9.68.010 Findings and Purpose
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9.68.020 Applicability of Chapter
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9.68.030 Definitions
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9.68.040 Affordable Housing Mitigation Requirement
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9.68.090 Fee Refunds
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ILVFDO\HDUVDIWHUGHSRVLWLQWRWKH$IIRUGDEOH+RXVLQJ&RPPHUFLDO/LQNDJH)HH5HVHUYH$FFRXQWVKDOOEH
DFFRXQWHGIRURUPD\EHUHIXQGHGDVSURYLGHGE\VWDWHODZ $GGHGE\2UG1R&&6
DGRSWHG-XQH
9.68.100 Fee Revision by Resolution
7KHDPRXQWRIWKHDIIRUGDEOHKRXVLQJFRPPHUFLDOOLQNDJHIHHDQGWKHIRUPXODIRUWKHDXWRPDWLFDQQXDO
DGMXVWPHQWHVWDEOLVKHGE\WKLV&KDSWHUPD\EHUHYLHZHGDQGUHYLVHGSHULRGLFDOO\E\UHVROXWLRQRIWKH&LW\
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9.68.110 Regulations
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2UG1R&&6DGRSWHG-XQH
Appendix OFFICIAL DISTRICTING MAP
Appendix City of Santa Monica Official Districting Map
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City Council Meeting: October 22, 2019 Santa Monica, California
ORDINANCE NUMBER 2622 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE CHAPTER 9.64
TO EXTEND THE REMOVAL OF THE EXTREMELY LOW-INCOME AFFORDABLE
HOUSING CATEGORY
WHEREAS, the City has a long history of prioritizing preservation and production
of affordable housing in order to promote and maintain affordability and diversity within
the community; and
WHEREAS, the City’s residents have affirmed this priority in voter-approved
initiatives, such as Proposition R, which was adopted by the voters in 1990 and mandated
that 30 percent of all new multi-family housing units constructed each year be affordable,
and Proposition I, which was adopted by the voters in 1998 and authorized the City to
participate financially in creating affordable housing equal to one-half of one percent of
the housing stock annually; and
WHEREAS, the City Council has further facilitated preservation and production of
affordable housing by adopting land use incentives and administrative funding guidelines
to streamline affordable housing production and preservation and through the policy
foundation of supporting affordable housing articulated in the General Plan’s Land Use
and Housing Elements; and
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WHEREAS, the City’s Affordable Housing Production Program, codified at
Chapter 9.64 of the Santa Monica Municipal Code (the “AHPP”), requires developers of
multi-family housing projects to contribute to affordable housing production and thereby
enhances the City’s efforts to meet its affordable housing production goals; and
WHEREAS, the requirements of the AHPP are based on a number of factors
including, but not limited to, the City’s longstanding commitment to economic diversity;
the serious need for affordable housing as reflected in local, state, and federal housing
regulations and policies; the demand for affordable housing created by market rate
development; the depletion of potential affordable housing sites due to market-rate
development; and the impact that the shortage of affordable housing has on the health,
safety, and welfare of the City’s residents, including local and regional traffic, transit,
transportation and air quality impacts; and
WHEREAS, on June 25, 2013, the City Council adopted Ordinance Number 2429
(CCS) to amend Chapter 9.64 by revising affordable housing categories, income-eligibility
limits, and rent limits to be consistent with federal and state affordable housing programs
(“Ordinance 2429”); and
WHEREAS, Ordinance 2429 also expanded AHPP income categories to include
households at the lowest end of the income scale, whose gross income does not exceed
30 percent of the area median income, sometimes referred to as the extremely low-
income category; and
WHEREAS, Ordinance 2429 further provided that a developer may meet its AHPP
requirements by developing 5 percent of the total units of the project to be made available
at affordable rent to households in the extremely low-income category; and
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WHEREAS, the extremely low-income category was added to the AHPP to
stimulate the development of such units; and
WHEREAS, since the adoption of Ordinance 2429, more than one-third of all
affordable units approved have been in the extremely-low income category, and, in 2018,
84 percent of all affordable units approved were in the extremely-low income category;
and
WHEREAS, although the City has met its overall affordable housing production
requirements as mandated by Proposition R since adoption of Proposition R and,
collectively, since 2014, the City has seen an overall decline in affordable housing
production since 2014 and has not met its annual targets for affordable housing
production under Proposition R in fiscal years 2014/2015, 2015/2016, or 2016/2017; and
WHEREAS, the production of such a large number of affordable units in the
extremely low-income category has resulted in fewer affordable units being produced in
the very low-, low- and moderate-income categories and fewer affordable units being
produced overall; and
WHEREAS, on July 25, 2017, after conducting a feasibility study, the City adopted
AHPP obligation requirements specific to the Downtown as part of the Downtown
Community Plan (“DCP”); and
WHEREAS, the DCP established a 20 percent base requirement for a project’s
total affordable housing contribution, with a required distribution across all affordable
income levels; and
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WHEREAS, the DCP AHPP requirements are designed to ensure the development
of affordable units to be made available across all income levels and to assist the City in
meeting its affordable housing production goals overall; and
WHEREAS, on March 26, 2019, the City Council authorized a feasibility study to
determine whether adjustments to the AHPP obligations are appropriate for areas outside
of the City’s Downtown; and
WHEREAS, on April 9, 2019, the City Council adopted Ordinance Number 2605
(CCS) to remove the extremely-low income category as an option for satisfying affordable
housing production obligations until November 27, 2019 in order to ensure production of
affordable housing units at a variety of affordable income levels and to encourage the
overall production of affordable housing within the City while the feasibility study is
completed; and
WHEREAS, since the adoption of Ordinance 2605, the California legislature
passed legislation intended to address the State’s housing crisis by removing regulatory
barriers that discourage housing production; and
WHEREAS, the Southern California Association of Governments has released
possible methodology options for allocation of the Regional Housing Needs Assessment
(“RHNA”) for the based on recent changes in State law; and
WHEREAS, the current feasibility study will need to be updated to account for
these changes in State law and possible RHNA outcomes; and
WHEREAS, in order to accommodate such revisions, the City desires to extend
the elimination of the extremely-low income category as an option for satisfying affordable
housing production obligations until November 27, 2020; and
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WHEREAS, the proposed amendments to the AHPP are intended to achieve
greater affordability and maintain Santa Monica’s economic diversity; and
WHEREAS, the proposed changes to the AHPP would result in lower rents and
greater accessibility of affordable housing to lower income households; and
WHEREAS, the proposed amendments to the AHPP are consistent with
Proposition R.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code Section 9.64.050 is hereby amended
to read as follows:
9.64.050 On-site option.
The following requirements must be met to satisfy the on-site provisions of
this Chapter:
A. For ownership projects of at least four units but not more than fifteen
units in multi-family residential districts, the multi-family project applicant agrees to
construct at least: (1) twenty percent of the total units as ownership units for
moderate-income households at an Affordable Ownership Hosing Cost, or as an
alternative; (2) twenty percent of the total units as rental units for 80% income
households at affordable rent if these rental units are provided by the applicant in
accordance with Civil Code Sections 1954.52(b) and 1954.53(a)(2); (3) ten percent
of the total units as rental units for 50% income households at affordable rent if
these rental units are provided by the applicant in accordance with Civil Code
Sections 1954.52(b) and 1954.53(a)(2); or (4) for projects with an application for a
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ministerial or discretionary planning approval that is determined complete on or
before March 26, 2019 or after November 27, 2020, five percent of the total units
as rental units for 30% income households at affordable rent if these rental units
are provided by the applicant in accordance with Civil Code Sections 1954.52(b)
and 1954.53(a)(2).
B. For ownership projects of sixteen units or more in multi-family
residential districts, the multi-family project applicant agrees to construct at least:
(1) twenty-five percent of the total units as ownership units for moderate-income
households at an Affordable Ownership Housing Cost, or as an alternative; (2)
twenty-five percent of the total units as rental units for 80% income households at
affordable rent if these rental units are provided by the applicant in accordance
with Civil Code Sections 1954.52(b) and 1954.53(a)(2); fifteen percent of the total
units as rental units for 50% income households at affordable rent if these rental
units are provided by the applicant in accordance with Civil Code Sections
1954.52(b) and 1954.53(a)(2); or (4) for projects with an application for a
ministerial or discretionary planning approval that is determined complete on or
before March 26, 2019 or after November 27, 2020, ten percent of the total units
as rental units for 30% income households at affordable rent if these rental units
are provided by the applicant in accordance with Civil Code Sections 1954.52(b)
and 1954.53(a)(2).
C. For all other multi-family applicants, the multi-family project applicant
agrees to construct at least:
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1. five percent of the total units of the project for 30% income
households at affordable rent for projects with an application for a ministerial
or discretionary planning approval that is determined complete on or before
March 26, 2019 or after November 27, 2020;
2. ten percent of the total units of the project for 50% income
households at affordable rent;
3. twenty percent of the total units of the project for 80% income
households at affordable rent; or
4. one hundred percent of the total units of a project for moderate
income households at affordable rent.
D. Except as provided in 9.23.030(A), any fractional affordable housing
unit that results from the formulas of this Section that is 0.75 or more shall be
treated as a whole affordable housing unit (i.e., any resulting fraction shall be
rounded up to the next larger integer) and that unit shall also be built pursuant to
the provisions of this Section. Any fractional affordable housing unit that is less
than 0.75 can be satisfied by the payment of an affordable housing fee for that
fractional unit only pursuant to Section 9.64.070(A)(2) or by constructing all the
mandatory on-site affordable units with three or more bedrooms. The City shall
make available a list of income levels for 30% income households, 50% income
households, 80% income households, and moderate income households, adjusted
for household size, the corresponding maximum affordable rents adjusted by
household size appropriate for the unit, and the minimum number of units required
for 30% income households, 50% income households, or 80% income households
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required for typical sizes of multi-family projects, which list shall be updated
periodically.
E. The multi-family project applicant may reduce either the size or
interior amenities of the affordable housing units as long as there are not significant
identifiable differences between affordable housing units and market rate units
visible from the exterior of the dwelling units; provided, that all dwelling units
conform to the requirements of the applicable Building and Housing Codes.
However, except as provided in Section 9.23.030(A), each affordable housing unit
provided shall have at least two bedrooms unless:
1. The proposed project comprises at least ninety-five percent
one bedroom units, excluding the manager’s unit, in which case the
affordable housing units may be one bedroom;
2. The proposed project comprises at least ninety-five percent
zero bedroom units, excluding the manager’s unit, in which case the
affordable housing units may be zero bedroom units;
3. The proposed project comprises zero and one bedroom units,
excluding the manager’s unit, in which case the affordable housing units
must be at least one bedroom units; or
4. The multi-family project applicant has elected not to pay the
affordable housing fee pursuant to Section 9.64.070(A)(2), in which case
the affordable housing units must be at least three bedroom units. The
design of the affordable housing units shall be reasonably consistent with
the market rate units in the project. An affordable housing unit shall have a
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minimum total floor area, depending upon the number of bedrooms
provided, no less than the following:
0 bedrooms 500 square feet 1 occupant
1 bedroom 600 square feet 1 occupant
2 bedrooms 850 square feet 2 occupants
3 bedrooms 1,080 square feet 3 occupants
4 bedrooms 1,200 square feet 5 occupants
Affordable housing units in multi-family projects of one hundred units or
more must be evenly disbursed throughout the multi-family project to prevent
undue concentrations of affordable housing units.
F. All affordable housing units in a multi-family project or a phase of a
multi-family project shall be constructed concurrently with the construction of
market rate units in the multi-family project or phase of that project.
G. On-site affordable housing units must be rental units in rental
projects. In ownership projects, these affordable housing units may be either rental
units or ownership units.
H. Each multi-family project applicant, or his or her successor, shall
submit an annual report to the City identifying which units are affordable units, the
monthly rent (or total housing cost if an ownership unit), vacancy information for
each affordable unit for the prior year, verification of income of the household
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occupying each affordable unit throughout the prior year, and such other
information as may be required by City staff.
I. A multi-family project applicant in a residential district who meets the
requirements of this Section shall be entitled to the density bonuses and incentives
provided by Sections 9.22.030 or any successor thereto and the
waiver/modification of development standards provided by Section 9.22.040 or any
successor thereto. A multi-family project applicant in a commercial or industrial
district shall be entitled to the development bonuses and incentives provided in the
Land Use and Circulation Element and implementing ordinances.
J. All residential developments providing affordable housing on-site
pursuant to the provisions of this Section shall receive priority building department
plan check processing by which housing developments shall have plan check
review in advance of other pending developments to the extent authorized by law.
K. The City Council may by resolution establish compliance monitoring
fees which reflect the reasonable regulatory cost to the City of ensuring compliance
with this Section when affordable housing units are being initially rented or sold,
when the required annual reports are submitted to the City, and when the units are
being re-sold or re-leased.
SECTION 2. Any provision of the Municipal Code or appendices thereto
inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, is hereby repealed or modified to that extent
necessary to effect the provisions of this Ordinance.
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SECTION 3. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
_______________________
LANE DILG
City Attorney
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Approved and adopted this 22nd day of October, 2019.
_____________________________
Gleam Davis, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica,
do hereby certify that the foregoing Ordinance No. 2622 (CCS) had its
introduction on October 15, 2019 and was adopted at the Santa Monica City
Council meeting held on October 22, 2019, by the following vote:
AYES: Councilmembers Morena, McKeown, Himmelrich, Winterer, Jara,
Mayor Pro Tem O’Day, Mayor Davis
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2622 (CCS) was duly
published pursuant to California Government Code Section
40806.
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11/21/2019
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City Council Meeting: May 12, 2020 Santa Monica, California
ORDINANCE NUMBER 2635 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SECTION 8.08.050 OF THE SANTA MONICA
MUNICIPAL CODE TO ADOPT THE 2019 CALIFORNIA BUILDING STANDARDS
CODE REGULATION TO EXEMPT FREESTANDING WALLS SEVEN FEET OR LESS
IN HEIGHT FROM REQUIRING A BUILDING PERMIT, AND ADOPT A LOCAL
AMENDMENT TO THE BUILDING STANDARDS CODE TO EXEMPT CONCRETE OR
MASONRY WALLS FOUR FEET IN HEIGHT OR LESS FROM REQUIRING A
BUILDING PERMIT
WHEREAS, Health and Safety Code Section 18938 provides that the triennial
edition of the California Building Standards Code establishes building standards for all
occupancies throughout the State and requires that these standards incorporate the latest
editions of the Technical Codes with necessary California amendments; and
WHEREAS, on July 1, 2019, the California State Building Standards Commission
approved and published the 2019 edition of the California Building Standards Code; and
WHEREAS, the Technical Codes incorporated by reference in the 2019 California
Building Standards Code include the 2019 California Building Code and the 2019
California Residential Code; and
WHEREAS, Health and Safety Code Sections 18938 and 17958 make the
California Building Standards Code applicable to all cities and counties throughout
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California, including the City of Santa Monica, 180 days after publication by the State
Building Standards Commission, which was January 1, 2020; and
WHEREAS, Health and Safety Code Sections 17958.5, 17958.7, and 18941.5
provide that the City may make changes or modifications to the building standards
contained in the California Building Standards Code based upon express findings that
such changes or modifications are reasonably necessary because of local climatic,
geological, or topographical conditions; and
WHEREAS, at its October 15, 2019, meeting, the Santa Monica City Council
adopted a resolution making findings regarding local climatic, geological, topographical,
and environmental conditions to support certain local amendments to the 2019 California
Building Standards Code; and
WHEREAS, at its October 22, 2019, meeting, the Santa Monica City Council
adopted an ordinance that adopted the 2019 California Building Code and the 2019
California Residential Code and the Santa Monica local amendments to the 2019
California Building Standards Code; and
WHEREAS, Section 105.2 of the 2019 California Building Code and Section
R105.2 of the 2019 California Residential Code exempt from permit requirements fences
not over 7 feet high; and
WHEREAS, upon filing the Santa Monica local amendments to the 2019 California
Building Standards Code with the California Building Standards Commission, it was
identified that an inconsistency existed between Santa Monica Municipal Code Section
8.08.050(c)(2), which exempted fences and walls over six feet high from requiring a
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building permit, and Section 105.2 of the 2019 California Building Code and Section
R105.2 of the 2019 California Residential Code, which exempted fences over seven feet
high from requiring a building permit; and
WHEREAS, Santa Monica Municipal Code Section 8.08.050(c)(2) was more
restrictive than the 2019 California Building Standards Code in its requirement for building
permits for fences and walls, but the finding regarding local climatic, geological, and
topographical conditions required to support such a more restrictive local amendment
was not included in the October 15, 2019, City Council resolution; and
WHEREAS, on February 3, 2020, the California Building Standards Commission
notified the City of Santa Monica Building & Safety Division that Santa Monica Municipal
Code Section 8.08.050(c)(2), which requires a building permit for fences and walls more
than six feet in height, was rejected due to the need for an express finding related to
climatic, geological, and topographical conditions related to this more restrictive
requirement; and
WHEREAS, on March 11, 2020, the Building and Fire Life Safety Commission met
to consider a recommendation to the City Council regarding adopting a local amendment
to the 2019 California Building Standards Code for when a fence or wall requires a
building permit, and a resolution making findings regarding local climactic, geological, and
topographical conditions to support the local amendment; and
WHEREAS, at the March 11, 2020, meeting, the Building and Safety Commission
unanimously recommended that the City Council adopt a resolution making the necessary
findings regarding local climactic, geological, and topographical conditions, and adopt the
local amendment to the 2019 California Building Standards Code for when a fence or wall
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requires a building permit; and
WHEREAS, based upon the findings contained in the Resolution adopted
concurrently with this Ordinance, the City Council has found that certain modifications
and additions to the California Building Standards Code are reasonably necessary based
upon local climatic, geological, and topographical conditions.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. It is the purpose and intent of this Ordinance to adopt a local
amendment to the 2019 California Building Standards Code that is necessary to address
local climatic, geographical, and topographical conditions.
SECTION 2. Section 8.08.050 of the Santa Monica Municipal Code is hereby
amended to read as follows:
8.08.050 Permits required.
(a) General. No person shall erect, construct, enlarge, alter, repair, move, improve,
remove, convert, maintain or demolish any building, structure or building service
equipment regulated by this Chapter, the California Building Standards Code and related
codes and standards without first obtaining an appropriate permit for each building,
structure or building service equipment from the Building Officer except as specified in
this Section.
No person shall do any exterior sandblasting within the City without first obtaining an
appropriate permit for each separate work location or contractor.
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No person shall perform any excavation or grading work without first obtaining an
appropriate permit from the Building Officer except as specified in this Section.
No person shall erect any temporary structures within the City without first obtaining
an appropriate permit from the Building Officer except as specified in this Section.
Exemption from the permit requirements of this Chapter shall not be deemed to grant
authorization for any work to be done in violation of the provisions of applicable codes
and standards or any other laws or ordinances.
(b) Temporary Structures. Temporary structures such as reviewing stands,
platforms, displays and other miscellaneous structures, sheds, canopies or fences used
for the protection of the public around and in conjunction with construction work may be
erected by special permit from the Building Officer for a limited period of time. Buildings
or structures erected under a special permit need not comply with the type of construction
or fire-resistive time periods required by the Building Code. Temporary structures shall
be completely removed upon the expiration of the time limit stated in the permit.
(c) Work Exempt from Building Permit. A building permit shall not be required for
the following:
(1) One-story detached accessory buildings not more than fourteen feet in height
when used as tool and storage sheds, playhouses and similar uses, provided the floor
area does not exceed one hundred twenty square feet, when the surface of adjacent
grade does not exceed one unit vertical in 10 units horizontal (i.e., ten percent slope); the
building does not contain electrical, mechanical or plumbing work and the building
conforms to the applicable zoning regulations of Chapter 9.04 of the Municipal Code.
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(2) Exterior freestanding masonry or concrete walls not over four feet high, and other
fences not over seven feet high.
(3) Oil derricks.
(4) Movable cases, counters and partitions not over five feet nine inches high.
(5) Retaining walls that are not over four feet in height measured from the bottom of
the footing to the top of the wall, unless supporting a surcharge or impounding flammable
liquids.
(6) Water tanks supported directly upon grade if the capacity does not exceed five
thousand gallons and the ratio of height to diameter or width does not exceed 2:1.
(7) Platforms, walks and driveways not more than thirty inches above grade and not
over or surcharging any basement or story below.
(8) Painting, papering and similar finish work, including color or texture coating of
exterior plaster.
(9) Flooring when installed on a concrete floor slab or when weighing not more than
four pounds per square foot or replacing the same weight per square foot.
(10) Temporary motion picture, television and theater stage sets and scenery.
(11) Prefabricated swimming pools accessory to one- and two-family dwellings in
which the pool walls are entirely above the adjacent grade and the capacity does not
exceed five thousand gallons and there are no electrical, gas or plumbing equipment or
components associated with the prefabricated swimming pool.
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(d) Work Exempt from a Grading Permit. A grading permit is not required for the
following:
(1) Any grading work authorized by a valid combination-building permit.
(2) An excavation below finished grade for basements and footings of a building,
retaining wall or other structure authorized by a valid building permit.
(3) Cemetery graves.
(4) Refuse disposal sites controlled by other regulations.
(5) Excavations for wells or tunnels or utilities.
(6) Mining, quarrying, excavating, processing or stockpiling of rock, sand, gravel,
aggregate or clay where established and provided for by law, provided such operations
do not affect the lateral support or increase the stresses in or pressure upon any adjacent
or contiguous property.
(7) Exploratory excavations under the direction of geotechnical engineers or
engineering geologists.
(8) An excavation that is less than two feet in depth or does not create a cut slope
greater than five feet in height and steeper than one unit vertical in one and one-half units
horizontal (sixty-six and seven-tenths percent slope).
(9) A fill less than one foot in depth and placed on natural terrain with a slope flatter
than one unit vertical in five units horizontal (twenty percent slope), or less than three feet
in depth, not intended to support structures, that does not exceed fifty cubic yards on any
one lot and does not obstruct a drainage course.
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(e) Work Exempt from Plumbing Permit. A plumbing permit shall not be required
for the following:
(1) Any plumbing work authorized by a valid combination-building permit.
(2) The stopping of leaks in drains, soil, waste or vent pipe, provided, however, that
should any concealed trap, drain pipe, soil, waste or vent pipe become defective and it
becomes necessary to remove and replace the same with new material, the same shall
be considered as new work and a permit shall be procured and inspection made as
provided in this Code.
(3) The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, nor
for the removal and reinstallation of water closets, provided such repairs do not involve
or require the replacement or rearrangement of valves, pipes or fixtures.
(f) Work Exempt from Electrical Permit. An electrical permit shall not be required
for the following:
(1) Any electrical work authorized by a valid combination-building permit.
(2) Portable motors or other portable appliances energized by means of a cord or
cable having an attachment plug end to be connected to an approved receptacle when
the Electrical Code permits that cord or cable.
(3) Repair of fixed motors, transformers or fixed approved appliances of the same
type and rating in the same location.
(4) Temporary decorative lighting.
(5) Repair or replacement of current-carrying parts of any switch, contactor or control
device.
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(6) Reinstallation of attachment plug receptacles, but not the outlets therefor.
(7) Replacement of an over-current device where the device is installed in the same
location and is of the same manufacturer, same voltage, same ampere rating, same
characteristics, and has an interrupting capacity meeting conditions at the time of
replacement.
(8) Repair or replacement of electrodes or transformers of the same size and
capacity for signs or gas tube systems.
(9) Taping joints.
(10) Removal of electrical wiring.
(11) Temporary wiring for experimental purposes in suitable experimental
laboratories.
(12) The wiring for temporary theater, motion picture or television stage sets.
(13) Electrical wiring, devices, appliances, apparatus or equipment operating at less
than twenty-five volts and not capable of supplying more than fifty watts of energy.
(14) Low-energy power, control and signal circuits of Class II and Class III as defined
in the Electrical Code.
(15) Installation, alteration or repair of electrical wiring, apparatus or equipment or the
generation, transmission, distribution or metering of electrical energy or in the operation
of signals or the transmission of intelligence by a public or private utility in the exercise of
its function as a serving utility.
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(g) Work Exempt from Mechanical Permit. A mechanical permit shall not be
required for the following:
(1) Any mechanical work authorized by a valid combination-building permit.
(2) Portable heating appliance, ventilating equipment, cooling unit or evaporative
cooler.
(3) Closed system of steam, hot or chilled water piping within heating or cooling
equipment regulated by the California Mechanical Code.
(4) Replacement of any component part of assembly of an appliance that does not
alter its original approval and complies with other applicable requirements of applicable
codes and standards.
(5) Refrigerating equipment that is part of the equipment for which a permit has been
issued pursuant to the requirements of applicable codes and standards.
(6) A unit refrigerating system as defined in the Mechanical Code.
(h) Work Exempt from All Permitting Requirements. Reinstallation of new toilets,
urinals, and irrigation timers, in programs entirely undertaken by the City of Santa Monica
and directly supervised by the Building Officer shall not require any building, mechanical,
electrical, or plumbing permit. This exemption only applies to the fixture or equipment but
does not exempt plumbing, piping, drainage, electrical work associated with the
replacement. This exemption does not apply to installations in new buildings.
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SECTION 3. Any provision of the Santa Monica Municipal Code or appendices
thereto inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, is hereby repealed or modified to that extent necessary to
effect the provisions of this Ordinance.
SECTION 4. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 5. The Mayor shall sign and the City Clerk shall attest to the passage
of this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days after its submission to the California Building Standards Commission.
APPROVED AS TO FORM:
_________________________
GEORGE S. CARDONA
Acting City Attorney
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Approved and adopted this 12th day of May, 2020.
_____________________________
Kevin McKeown, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do
hereby certify that the foregoing Ordinance No. 2635 (CCS) had its introduction
on April 28, 2020 and was adopted at the Santa Monica City Council meeting
held on May 12, 2020, by the following vote:
AYES: Councilmembers Davis, Morena, Himmelrich, Winterer, Jara,
Mayor Pro Tem O’Day, Mayor McKeown
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2635 (CCS) was duly published pursuant to
California Government Code Section 40806.
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City Council Meeting: May 26, 2020 Santa Monica, California
ORDINANCE NUMBER 2638 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTION 9.53.130
TO EXCLUDE ONE HUNDRED PERCENT AFFORDABLE HOUSING PROJECTS
FROM TRANSPORTATION ALLOWANCE REQUIREMENTS
WHEREAS, on June 23, 2015, the City Council of City Council adopted an updated
Transportation Demand Management (“TDM”) Ordinance, Santa Monica Municipal Code
Chapter 9.53; and
WHEREAS, the purpose and objective of the TDM Ordinance is to implement the
goals and policies of the City’s General Plan by proactively managing congestion,
reducing automobile dependence and enhancing transportation choices by requiring trip
reduction plans for all types of trips—work, shopping, leisure, school, and appointments;
and
WHEREAS, the TDM Ordinance introduced new trip reduction requirements for
both residential and non-residential development projects to meet specific criteria
consistent with the Land Use and Circulation Element policy goal of no net increase in
PM peak hour vehicle trips by 2030; and
WHEREAS, Santa Monica Municipal Code Section 9.53.130(B)(2)(c)(iv) requires
residential and mixed-use projects that result in the addition of 16 or more residential units
to provide a “transportation allowance” to all residents of the project who do not lease a
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parking space or own or long-term lease an automobile in association with a residential
use in Santa Monica; and
WHEREAS, renting residential units with parking bundled into the cost of renting
livable space requires all renters to bear the expense of parking regardless of whether a
tenant utilizes a parking space; and
WHEREAS, the transportation allowance is a cash incentive offered to residents
who do not lease a parking space or own or long-term lease an automobile in association
with a residential use in Santa Monica that is intended to remove the inherent incentive
for personal automobile travel that occurs in multiple-unit dwellings when residential units
are rented with parking “bundled” into the cost of renting the livable space; and
WHEREAS, the transportation allowance is indexed to the cost of a regional
monthly transit pass, thus providing an incentive for use of mass transit in place of
automobile travel; and
WHEREAS, on October 31, 2019, Community Corporation of Santa Monica
submitted an application for a Text Amendment (19ENT-0399) to exempt one hundred
percent affordable projects from the transportation allowance requirement if the projects
do not include any off-site affordable housing units used to satisfy a multiple-unit dwelling
project’s obligations under the City’s Affordable Housing Production Program, Santa
Monica Municipal Code Chapter 9.64 (“AHPP”); and
WHEREAS, on December 10, 2019, Council held a study session on housing
policy where the costs to produce affordable housing were discussed and directed that
staff bring forward amendments to the Municipal Code to support the production of one
hundred percent affordable housing; and
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WHEREAS, one hundred percent affordable housing projects have very limited
operating budgets, and, while the current cost of providing a transportation allowance
could potentially be absorbed, the City requires that an applicant provide a transportation
allowance to eligible residents for the life of the project; and
WHEREAS, over time, the cost of providing a transportation allowance to all
eligible residents of a one hundred percent affordable housing project could increase
significantly as rates of vehicle ownership shift; and
WHEREAS, because an applicant for a one hundred percent affordable housing
project cannot accurately predict the number of residents who will be eligible for and
accept a transportation allowance, the applicant must assume that it will be required to
provide a transportation allowance to all residents throughout the project’s life; and
WHEREAS, this assumption represents a significant risk in obtaining financing for
a one hundred percent affordable housing project; and
WHEREAS, one hundred percent affordable housing projects that include
affordable units that satisfy a project’s obligations under the AHPP, have additional and
more flexible options for financing, thus significantly reducing the burden of providing a
transportation allowance; and
WHEREAS, removing the transportation allowance for one hundred percent
affordable housing projects that do not include affordable units that satisfy a project’s
AHPP obligations will increase ability to obtain financing for and incentivize increased
production of affordable housing throughout the City; and
WHEREAS, the City desires to amend Santa Monica Municipal Code Section
9.53.130 to exempt one hundred percent affordable housing projects that do not include
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affordable units that satisfy a project’s AHPP obligations from the requirement to offer a
transportation allowance.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code Section 9.53.130 is hereby amended
to read as follows:
9.53.130 Content of Developer TDM Plan
A. Developer TDM Plan Format. The Developer TDM Plan shall result in the
Developer achieving the applicable AVR Target in this Chapter and shall include:
1. Project description.
2. Site conditions that affect commute travel.
3. Statement of commitment from the property owner to:
a. Conduct annual surveys in conformance with this Chapter to
determine vehicle trip behavior including collection of data on
employee means of travel, arrival time, and interest in information on
ridesharing opportunities (this shall not be applicable to residential
units);
b. Monitor Developer TDM Plan; and
c. Report annually in a manner required by this Chapter.
4. Annual budget to implement Developer TDM Plan.
5. Duties, responsibilities, and qualifications of a certified PTC.
6. Developer TDM Plan program measures.
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7. Implementation strategy that specifies how the Developer TDM Plan
will be implemented, monitored, and who will be responsible for submitting annual
status reports to the City.
B. Physical and Programmatic Elements. The Developer TDM Plan
program measures shall include the following:
1 Physical Elements. In addition to all physical facility improvements
required by Chapter 9.28, Parking, Loading, and Circulation, the following
additional physical elements shall be required to be implemented by the Developer
to the satisfaction of the City:
a. On-Site Transportation Information. On-site transportation
information located where the greatest number of employees, visitors, and
residents are likely to see it. Such transportation information may be
provided in an on-site physical location, such as a bulletin board or kiosk,
or through other media, such as on a website or other digital means.
Information shall include, but is not limited to, the following:
i. Current maps, routes and schedules for public transit routes
within 1/2 mile of the project site.
ii. Transportation information including regional ridesharing
agency, local transit operators, and certified TMO where available.
iii. Ridesharing promotions material supplied by commuter-
oriented organizations.
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iv. Bicycle route and facility information, including rental and
sales locations, regional/local bicycle maps, and bicycle safety
information within 1/2 mile of the project site.
v. A list of facilities available for carpoolers, vanpoolers,
bicyclists, transit riders and pedestrians at the site.
vi. Walking and biking maps for employees and visitors, which
shall include, but not be limited to, information about convenient local
services and restaurants within walking distance of the project.
vii. Information to commercial tenants and employees of the
project regarding local rental housing agencies.
2. Programmatic Elements. Additional programmatic elements shall
also be included in the Developer TDM Plan program measures based on the type
of development as follows:
a. Project Transportation Coordinator. A designated Project
Transportation Coordinator shall manage all aspects of the Developer TDM
Plan and participate in City-sponsored workshops and information
roundtables. The PTC shall be responsible for making available information
materials on options for alternative transportation modes and opportunities
particularly programs that involve commuter subsidies such as parking
cashout and vanpool subsidies. In addition, transit fare media and
day/month passes will be made available through the PTC to employees,
visitors, and residents during typical business hours. In the event that the
project is sold or transferred, developer shall notify the Planning Director of
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the new point of contact for the successor and/or new PTC for the project
within thirty calendar days of such sale or transfer.
b. Nonresidential Projects and Nonresidential Components of
Mixed-Use Projects. Nonresidential projects that result in the addition of
7,500 square feet of floor area or more and the nonresidential portion of
mixed-use projects shall provide, at minimum, the following programmatic
elements:
i. New employee orientation.
ii. Parking cashout.
iii. Incentives for employees that live within 1/2 mile of
workplaces.
iv. Information regarding availability of bike commute training
offered either on-site or by a third party.
v. Free on-site shared bicycles intended for employee use
during the work day (e.g., Bike@Work program). This shall be optional
if citywide bikeshare is available within a 2-block radius of the project
site.
vi. Commuter matching services for all employees on an annual
basis, and for all new employees upon hiring.
vii. Information regarding benefits of: compressed work schedule,
flex-time schedule, telecommuting, and guaranteed ride home.
viii. Transportation allowance equal to at least 50% of the current
cost of a monthly regional transit pass of the employee’s choice (e.g.,
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Big Blue Bus 30-day Pass, Metro EZ Pass, Metro TAP or equivalent).
Within the Downtown Community Plan area, the transportation
allowance shall equal at least 100% of the current cost of a monthly
regional transit pass of the employee’s choice (e.g., Big Blue Bus 30-
day Pass, Metro EZ Pass, Metro TAP or equivalent). An employee
accepting the transportation allowance shall be required to execute a
contract agreeing said employee will not utilize a single occupancy
vehicle for the majority (at least 51%) of their daily commute distance
more than five business days per month. The contract shall also specify
the employee’s alternative commute mode (e.g., transit, bike, walk).
Within the Downtown Community Plan area, daily transportation
allowance, equal to the value of the applicable monthly transportation
allowance divided by 20, shall be offered to all eligible employees. To
receive the daily transportation allowance eligible employees shall not
be receiving the monthly transportation allowance and shall be required
to submit a daily commute tracking form agreed that said employees
utilized an eligible non-single occupancy vehicle mode for at least 51%
of their daily commute. The employee must demonstrate compliance as
reasonably required by the property owner.
ix. Customer and visitor incentives for uses with significant
numbers of customers and visitors such as retail, food service,
hospitality, and medical office:
(1) Customer incentive program.
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(2) Public directions prioritizing rideshare modes.
(3) Special event rideshare services.
(4) Shared ride service.
x. Any additional measures that would result in the developer
achieving the applicable AVR target.
c. Residential Projects and Residential Components of Mixed-
Use Projects. Projects that result in the addition of 16 residential units or
more and the residential portion of mixed-used projects shall include the
following programmatic elements:
i. Transportation Welcome Package for Residents. Provide all
new residents with residential component of the project site with a
welcome package on a per-unit basis. The welcome package shall, at
minimum, include the information required in subdivision (1)(a) of this
subsection (B) (Physical Elements—On-Site Transportation
Information).
ii. Local Preference Marketing Plan. Prepare and implement a
marketing and outreach program for the rental of units that targets: (A)
employees of businesses located within a 1/2-mile radius of the project;
(B) employees of the local hospitals; (C) employees of the Santa Monica
Malibu Unified School District; (D) employees of the City’s police and fire
departments; (E) employees of businesses outside the 1/2-mile radius
but within the City of Santa Monica. In leasing units, the developer shall
give priority to applicants in the foregoing categories provided that all
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such applicants meet generally applicable leasing qualifications and
criteria imposed by the developer. Nothing in this Chapter shall require
that any residential units be occupied by such persons.
iii. TMO Participation. Active participation in the formation and
ongoing activities of a certified TMO, if established and includes the
project site, including payment of annual dues at a level so that trip
reduction services are provided as set forth by the TMO, attendance at
organizational meeting, providing travel and parking demand data to the
TMO, and making available information to project tenants relative to the
services provided by the TMO.
iv. Transportation Allowance. Offer a monthly transportation
allowance equal to at least 50% of the current cost of a monthly regional
transit pass of the resident’s choice (e.g., Big Blue Bus 30-Day Pass,
Metro EZ Pass, Metro TAP Pass or equivalent). Within the Downtown
Community Plan area, the transportation allowance shall equal at least
100% of the current cost of a monthly regional transit pass of the
resident’s choice (e.g. Big Blue Bus 30-Day Pass, Metro EZ Pass, Metro
TAP Pass or equivalent). The transportation allowance shall be offered
to all residents listed on a lease and their immediate family living at the
same address. Immediate family includes spouse, partner, children,
parents, grandparents, brother, sister, father-in-law, mother-in-law, son-
in-law, daughter-in-law, aunt, uncle, niece, nephew, sister-in-law, and
brother-in-law. A resident accepting the transportation allowance shall
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not lease parking and shall be required to execute a contract agreeing
that said resident does not own or long-term lease an automobile in
association with a residential use in Santa Monica and will not own or
long-term lease an automobile in association with a residential use in
Santa Monica for so long as they are in receipt of the transportation
allowance. The contract shall also specify the resident’s non-single
occupancy vehicle commute mode (e.g., transit, bike, walk). Children
who reside full-time at the building shall be eligible for the transportation
allowance if the parent that is primarily responsible for transporting the
child is also eligible for the transportation allowance. The child’s parent
or guardian shall sign an affidavit stating that the child permanently
resides at the building on a full-time basis, and the child is primarily
transported by a parent or guardian on the lease that is eligible for the
transportation allowance. Notwithstanding the foregoing, if a project is a
100% affordable housing project, as defined by Santa Monica Municipal
Code Section 9.52.020.0050, and does not include any off-site
affordable units that satisfy another multiple-unit dwelling project’s
obligations under Santa Monica Municipal Code Chapter 9.64, then this
subsection shall not apply to require the project to offer a transportation
allowance.
C. Developer TDM Plan Applicable to Project Occupants. The developer
shall ensure that compliance with the Developer TDM Plan is included as a requirement
in lease documents and any other agreements for occupancy in the project in order to
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inform and commit project occupants to applicable measures of the approved Developer
TDM Plan.
1. All Projects. Allowing employees and residents to participate in
campaigns that promote use of carpools, vanpools, transit, walking, bicycling,
carshare, bikeshare, and other trip reduction efforts.
2. Nonresidential Projects. For nonresidential projects and
nonresidential components of mixed-use projects, participating in the annual
project commute survey.
D. Employer Worksite Plan Consistency. Employer ERPs and WTPs
submitted subsequent to the approval of a Developer TDM Plan shall be consistent with
the approved Developer TDM Plan, at a minimum, unless the Planning Director approves
alternative plan components.
E. Recording Required. Prior to Certificate of Occupancy, the developer shall
record an agreement, in a form acceptable to the City, that makes the Developer TDM
Plan a condition of property ownership. The agreement shall include provisions to:
1. Guarantee adherence to the TDM objective and perpetual
obligations of the Developer TDM Plan for all legal parcels within the site
regardless of property ownership.
2. Inform all subsequent property owners of requirement of the
Developer TDM Plan.
3. Inform the Planning Director of any change in ownership.
4. Identify consequences of non-compliant performance.
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SECTION 2. Any provision of the Municipal Code or appendices thereto
inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, is hereby repealed or modified to that extent
necessary to effect the provisions of this Ordinance.
SECTION 3. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
_______________________
GEORGE S. CARDONA
Interim City Attorney
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Approved and adopted this 26th day of May, 2020.
_____________________________
Kevin McKeown, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do
hereby certify that the foregoing Ordinance No. 2638 (CCS) had its introduction
on May 12, 2020 and was adopted at the Santa Monica City Council meeting
held on May 26, 2020, by the following vote:
AYES: Councilmembers Davis, Morena, Himmelrich, Winterer, Jara,
Mayor Pro Tem O’Day, Mayor McKeown
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2638 (CCS) was duly published pursuant to
California Government Code Section 40806.
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City Council Meeting: July 14, 2020 Santa Monica, California
ORDINANCE NUMBER 2642 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTION 9.56.270
TO ELIMINATE WAIVERS OF BUILDING PERMIT AND PLANNING APPLICATION
FEES FOR DESIGNATED LANDMARKS AND CONTRIBUTING BUILDINGS AND
STRUCTURES IN HISTORIC DISTRICTS
WHEREAS, historic preservation is a defining community value for the City of
Santa Monica (the “City”); and
WHEREAS, this value reflects the community’s consensus that the City’s unique
identity and character springs from its long and rich history; and
WHEREAS, the community’s present and future welfare depend, in part, upon
understanding the City’s history and evolution as a unique community; and
WHEREAS, retention and preservation of historic resources also promotes the
public health, safety and welfare by revitalizing neighborhoods and business districts,
enhancing the City’s economy, improving local aesthetics, and enriching the City’s
culture; and
WHEREAS, the Landmark and Historic District Ordinance of the City of Santa
Monica (the “Landmark Ordinance”) was first adopted in 1976 to protect improvements
and areas that represent elements of the City’s cultural, social, economic, political and
architectural history; safeguard the City’s heritage as it is embodied and reflected in such
improvements and areas; foster civic and community pride; protect and enhance
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aesthetics and attractions; and promote the education, pleasure and welfare of City
residents and visitors alike; and
WHEREAS, the City’s ongoing commitment to historic preservation was reaffirmed
in 2002 when the City Council adopted the Historic Preservation Element of the General
Plan, and again in 2010 when the City adopted the Land Use and Circulation Element of
the General Plan (“LUCE”); and
WHEREAS, in 2015, the City adopted a comprehensive Zoning Ordinance Update
that emphasized the City’s historic preservation priorities by including enhanced
protections and incentives for designated historic resources and potential historic
resources throughout the City; and
WHEREAS, Santa Monica Municipal Code (“SMMC”) Section 9.56.270 provides
additional incentives for designated historic resources, including fee waivers for building
permit and planning applications for designated Landmarks and contributing buildings or
structures in Historic Districts, fee waivers for Certificates of Appropriateness and
Administrative Approvals, application of the State Historic Building Code, priority plan
check processing, and the opportunity for property tax reduction through the Mills Act,
California Government Code Section 50280, et seq. (the “Mills Act”); and
WHEREAS, the property tax reduction available through the Mills Act is the largest
financial incentive available to Landmarks and contributing buildings and structures to
Historic Districts; and
WHEREAS, the Landmarks Ordinance prohibits any alteration, restoration,
construction, removal, relocation, or demolition, in whole or in part, of or to a Landmark
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or Landmark Parcel, or of or to a building or structure within a Historic District without first
obtaining a Certificate of Appropriateness or a Certificate of Administrative Approval; and
WHEREAS, Landmarks, Landmark Parcels, and building and structures within
Historic Districts are further subject to generally-applicable building permit and planning
application requirements; and
WHEREAS, the economic impacts of the COVID-19 pandemic have devastated
nearly all of the City’s revenue streams, including sales tax, transient occupancy tax,
parking revenue, and business license revenue; and
WHEREAS, after reviewing these impacts at its April 14, 2020 meeting, Council
directed staff to develop a plan to restructure City operations to meet the challenges
posed by COVID-19 and to balance the budget; and
WHEREAS, on May 5, 2020, the City Council adopted a restructuring plan (the
“Restructuring Plan”) to: merge the Planning and Community Development Department
and Building and Safety, City Planning, Economic Development, and Mobility divisions
into the Community Development Department, and merge the Community & Cultural
Services Department and the Housing Division into the Community Services Department;
and
WHEREAS, on June 9, 2020, the City Council received the FY 2020-21 through
FY 2024-25 Five-Year Forecast, the FY 2020-21 Proposed Budget, and the FY 2020-22
Proposed Biennial Capital Improvement Program (CIP) Budget; and
WHEREAS, the FY 2020-21 Proposed Budget reflects a 23.8% percent decrease
from the FY 2019-20 Revised Budget resulting from the economic crisis caused by the
COVID-19 pandemic; and
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WHEREAS, as the community emerges from quarantine and looks to the City for
a return to service, including the continuation of programs that are being provided through
the use of one-time funds, the City will require sustainable long-term sources of revenue
to maintain and protect essential services; and
WHEREAS, the City is pursuing three approaches to address this concern,
including increasing cost recovery through fees, public-private partnerships, and revenue
tax measures; and
WHEREAS, on June 9, 2020, the City Council approved City staff’s
recommendation regarding a restructured historic preservation program as well as
several proposed fee and waiver changes designed to increase cost recovery, including
eliminating the building permit and planning application waivers for Landmarks and
contributing buildings or structures in Historic Districts; and
WHEREAS, other incentives for designated historic resources provided under
SMMC Section 9.56.270 will remain in place, including fee waivers for Certificates of
Appropriateness and Administrative Approvals and the opportunity to receive a property
tax reduction under the Mills Act; and
WHEREAS, the City now desires to amend SMMC Section 9.56.270 to eliminate
fee waivers for building permit and planning applications for Landmarks and contributing
buildings or structures in Historic Districts.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code Section 9.56.270 is hereby amended
to read as follows:
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9.56.270 Preservation Incentives
A. Architectural Review Exemption.
1. Provided that a Certificate of Appropriateness is obtained from the
Landmarks Commission, the following projects shall be exempt from review by the
Architectural Review Board:
a. All work to a designated landmark building or contributing
building or structure to an adopted Historic District; and
b. All additions to, modifications of, alterations of, or new
construction on a landmark parcel or parcel containing a contributing
building or structure to an adopted Historic District.
2. The Landmarks Commission may refer any of these matters to the
Architectural Review Board for comment.
B. Certificates of Appropriateness/Administrative Approval Fees. All
certificate of appropriateness and certificate of administrative approval fees for any
alteration, restoration or construction, in whole or in part, to a designated landmark or to
a contributing building or structure located in a Historic District shall be waived.
C. Parking Incentives. Any parking incentives permitted by the Zoning
Ordinance.
D. Streetscape Improvements in Historic Districts. Whenever streetscape
improvements are proposed by the City in areas that are designated Historic Districts, the
City shall consider the use of materials, landscaping, light standards and signage that are
compatible with the area’s historic and architectural character.
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E. State Historical Building Code. The California State Historical Building
Code (Title 24, Part 8, California Administrative Code) shall be applied to alterations to
designated structures of merit, landmarks, and contributing buildings and structures
located in Historic Districts.
F. Historical Property Contracts. Designated structures of merit, landmarks
and contributing buildings or structures located in Historic Districts that are privately
owned and not exempt from taxation shall be considered qualified historical properties
eligible for historical property contracts submitted or entered into, pursuant to the
provisions of Article 12, commencing with Section 50280, Chapter 1, Part 1, Division 1,
Title 5, of the California Government Code. The City Council shall, by resolution approve
a historical property contract with the owner of a qualified historical property, provided
that:
1. The property has no confirmed and outstanding violations of this
Code, or any other applicable Federal, State or local law, rule or regulation;
2. The property is not subject to a tax delinquency; and
3. All completed or ongoing alterations, construction or rehabilitation
to designated buildings or structures located on the property conform to the
Secretary of Interior’s Standards for the treatment of Historic Properties.
G. Plan Check Processing. Structures designated as landmarks or
contributing buildings or structures to a Historic District shall receive priority Building
Division plan check processing.
SECTION 2. Any provision of the Municipal Code or appendices thereto
inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies
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and no further, is hereby repealed or modified to that extent necessary to effect the
provisions of this Ordinance.
SECTION 3. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
_______________________
GEORGE S. CARDONA
Interim City Attorney
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Approved and adopted this 14th day of July, 2020.
_____________________________
Kevin McKeown, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do
hereby certify that the foregoing Ordinance No. 2642 (CCS) had its introduction
on June 23, 2020 and was adopted at the Santa Monica City Council meeting
held on July 14, 2020, by the following vote:
AYES: Councilmembers Davis, Himmelrich, McCowan, Winterer, Jara,
Mayor Pro Tem O’Day, Mayor McKeown
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2642 (CCS) was duly published pursuant to
California Government Code Section 40806.
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City Council Meeting: September 8, 2020 Santa Monica, California
ORDINANCE NUMBER 2648 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTION 9.10.070
TO ESTABLISH PROJECT REQUIREMENTS FOR TIER 3 HOUSING PROJECTS
GREATER THAN 90,000 SQUARE FEET LOCATED IN THE CITY’S DOWNTOWN
DISTRICTS
WHEREAS, on July 25, 2017, the City Council adopted the Downtown Community
Plan (“DCP”) which sets forth the City’s vision of the Downtown as a high quality, mixed-
use district offering opportunities for housing for people across the income spectrum, jobs,
arts and culture, local serving retail, and community and visitor gathering places; and
WHEREAS, the DCP encourages the development of uses that support a 17 hours
a day/7 days a week environment that meets the needs of businesses and residents,
including retail goods and services, food stores, restaurants and cafés, hotels, health
clubs, entertainment, and comparable uses; and
WHEREAS, in the DCP, Downtown housing projects are encouraged to support
a strong and economically diverse residential neighborhood component; and
WHEREAS, the DCP supports that encouragement by differentiating between
housing projects and commercial projects and provides for various incentives for housing
projects including increasing the thresholds that trigger requirements for greater amounts
of process; and
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WHEREAS, the DCP’s requirements for Downtown housing projects are intended
to incentivize and place a priority on the development of housing in Downtown, implement
affordable housing requirements that result in a greater number and more diverse unit
mix, and ensure greater discretionary review for commercial projects; and
WHEREAS, the DCP establishes three application review procedures for housing
projects: Administrative Approvals, Development Review Permits, and Development
Agreements based on Tier level (1, 2, or 3) and the amount of proposed square footage
in a project; and
WHEREAS, the DCP requires Tier 3 housing projects greater than 90,000 square
feet require to be processed by a Development Agreement; and
WHEREAS, Santa Monica Municipal Code Section 9.10.070 sets forth project
requirements for all Tier 2 projects and Tier 3 projects up to 90,000 square feet; and
WHEREAS, on April 9, 2019, the City Council adopted Ordinance Number 2606
(CCS) (“Ordinance 2606”), which, in part, made minor clarifications to Santa Monica
Municipal Code Section 9.10.070; and
WHEREAS, portions of Section 9.10.070(C)(5) related to transportation demand
management for housing projects were inadvertently omitted from Ordinance 2606, and
the City Council desires to restore to Section 9.10.070(C)(5) the portions that were
inadvertently omitted from Ordinance 2606; and
WHEREAS, on December 10, 2019, the City Council conducted a study session
on housing policy in part to discuss options for increasing housing production throughout
the City with a particular emphasis on incentivizing one hundred percent affordable
housing projects and considered whether increasing the thresholds below which
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ministerial review would be permitted for certain housing projects would further stimulate
housing production; and
WHEREAS, on March 10, 2020, the City Council held a public hearing and adopted
an Emergency Interim Zoning Ordinance Number 2633 (CCS), authorizing 100%
Affordable Housing projects and housing projects compliant with the Housing
Accountability Act to be processed by Administrative Approval; and
WHEREAS, during its March 10, 2020 discussion, the City Council received
testimony requesting that the City consider allowing Tier 3 housing projects located in the
DCP area that exceed 90,000 square feet to be processed by Development Review
Permit as a further means of stimulating housing production and streamlining the housing
project approval process; and.
WHEREAS, approval of Tier 3 housing projects greater than 90,000 square feet
by Development Review Permit offers greater predictability in both the review process
and the requirements for applicants and is likely to decrease overall project costs; and
WHEREAS, amending the text of the DCP to allow for the processing of Tier 3
housing projects greater than 90,000 square feet by Development Review Permit will
encourage the development of larger housing projects and maximization of housing
opportunity, thereby increasing housing production in the Downtown; and
WHEREAS, establishing project requirements for Tier 3 housing projects greater
than 90,000 square feet located in the DCP area will increase the certainty for applicants
while implementing policies set forth in the Land Use and Circulation Element of the City’s
General Plan that require development above the base floor area ratio and height to be
accompanied by a range of community benefits, including incentives for the production of
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affordable housing and reductions in the additional burdens more intense development
allowed by the General Plan will impose on the City; and
WHEREAS, on May 13, 2020, the Planning Commission adopted a Resolution of
Intention, Resolution Number 20-011 (PCS), declaring its intention to consider
recommending to the City Council that the City Council amend the Zoning Ordinance to
establish project requirements for Tier 3 housing projects greater than 90,000 square feet
located in the DCP area; and
WHEREAS, on May 20, 2020, the Planning Commission conducted a public
hearing to consider its recommendations to the City Council, and, after considering oral
and written testimony regarding the proposed amendments to the text of the Zoning
Ordinance, made the following findings as set forth in Resolution Number 20-013 (PCS):
1. The proposed amendments to the text of the Zoning Ordinance are
consistent with the General Plan in that the amendments implement the LUCE
policies to create and support additional housing opportunities through incentives
for process and development potential. Specifically, Policy LU11.2 states to
expand housing opportunities near transit-rich districts including near Expo Light
Rail stations such as within the Transit Adjacent (TA) district and Policy LU11.3
seeks to provide incentives for housing/affordable housing. Further, the proposed
amendments support housing production through process incentives and design
flexibility for Tier 3 housing projects that are consistent with the DCP and project
requirements pursuant to the Zoning Ordinance; and
2. The proposed amendments to the text of the Zoning Ordinance are
consistent with the purpose of the Zoning Ordinance to promote the growth of the
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City in an orderly manner and to promote and protect the public health, safety, and
general welfare in that the proposed amendments will establish prescribed
community benefit requirements for Tier 3 downtown housing projects greater than
90,000 square feet and thereby incentivize the development of Tier 3 housing
projects within the Downtown Community Plan area; and
WHEREAS, on August 25, 2020, the City Council conducted a duly noticed hearing
to consider the findings and recommendations of the Planning Commission, and desires
to adopt the proposed Zoning Ordinance amendments set forth below.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Based upon the oral and written testimony presented to the City
Council at the public hearing on August 25, 2020 regarding the proposed changes to the
text of the Zoning Ordinance, the City Council hereby makes the following findings:
1. The proposed amendments to the text of the Zoning Ordinance are
consistent with the General Plan in that the amendments implement the LUCE
policies to create and support additional housing opportunities through incentives
for process and development potential. Specifically, Policy LU11.2 states to
expand housing opportunities near transit-rich districts including near Expo Light
Rail stations such as within the Transit Adjacent (TA) district and Policy LU11.3
seeks to provide incentives for housing/affordable housing. Further, the proposed
amendments support housing production through process incentives and design
flexibility for Tier 3 housing projects that are consistent with the DCP and project
requirements pursuant to the Zoning Ordinance.
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2. The proposed amendments to the text of the Zoning Ordinance are
consistent with the purpose of the Zoning Ordinance to promote the growth of the
City in an orderly manner and to promote and protect the public health, safety, and
general welfare in that proposed amendments will establish prescribed community
benefit requirements for Tier 3 downtown housing projects greater than 90,000
square feet and thereby incentivize the development of Tier 3 housing projects
within the Downtown Community Plan area.
SECTION 2. Santa Monica Municipal Code Section 9.10.070 is hereby amended
to read as follows:
9.10.070 Project Requirements
A. Purpose. The purpose of this section is to implement LUCE policies which
require that as development is approved above the base FAR and height, it must
accompanied by a range of community benefits from four priority categories: Affordable
Housing, Trip Reduction and Traffic Management, Community Physical Improvements,
and Social and Cultural Facilities. In addition to promoting the development of additional
affordable housing and to maintaining existing City programs that provide incentives for
the production of affordable housing, these requirements are intended to reduce the
additional burdens more intense development allowed by the General Plan will impose
on the City by requiring applicants to pay additional fees to mitigate project impacts or, in
specific instances, allowing applicants to incorporate features into their projects.
B. Applicability. Except for 100% Affordable Housing Projects, the
requirements of this Chapter apply to all projects involving new development and
additions for which applicants propose to exceed the maximum base floor area or height
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allowed for Tier 1 projects. The provisions of this Chapter establish the requirements
under which additional floor area and height may be allowed up to the Tier 2 or Tier 3
maximum standards established in the Downtown Community Plan.
C. Housing and Mixed-Use Residential Projects Qualifying Benefits. An
applicant seeking approval for a housing or mixed-use residential project that exceeds
the base floor area ratio or height allowed in the district where the project is located shall
provide community benefits in each of the following categories.
1. Housing. All Tier 2 projects and Tier 3 projects must meet the
following requirements:
a. Affordable Housing. Subject to the modifications contained in this
Section 9.10.070, all of the affordable units shall comply with the provisions of
Chapter 9.64. As set forth in Table 9.10.070.A, applicants proposing residential
and mixed-use residential projects shall incorporate the following:
i. A percentage of the total number of units in the project,
corresponding with the height or FAR of the project, shall be deed-restricted
as on-site affordable housing units. Any fractional affordable housing unit
that results from this formula shall be provided as a whole affordable
housing unit (i.e., any resulting fraction shall be rounded up to be the next
larger integer).
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Table 9.10.070.A: On-Site and Off-site Affordable Housing Requirements
Height
(Feet)
On-site
Affordable
Housing %
Off-site
Affordable
Housing %
On-Site
Affordable
Housing % for
Development
Agreements and
Planning
Applications
Complete on or
before 11/11/16
Off-Site
Affordable
Housing % for
Development
Agreements and
Planning
Applications
Complete on or
before 11/11/16
40-50 20% 25% 20% 25%
52 21% 26% 20% 25%
54 22% 27% 20% 25%
56 23% 28% 20% 25%
58 24% 29% 20% 25%
60 25% 30% 20% 25%
62 26% 31% 20% 25%
64 27% 32% 20% 25%
66 28% 33% 20% 25%
68 29% 34% 20% 25%
70-84 30% 35% 20% 25%
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ii. Affordable housing units may be provided offsite pursuant to
Section 9.64.060 except that the total number of affordable housing units
shall be increased to the percentage of the total number of units in the
project as set forth in Table 9.10.070.A. The offsite affordable housing units
shall meet the following conditions:
(1) the affordable housing units are owned in whole or part
and operated by a non-profit housing provider for the life of the
project;
(2) the Final Construction Permit Sign Off or Certificate of
Occupancy for the affordable units is issued prior to or
concurrently with the Tier 2 or qualifying Tier 3 project; and
(3) the location of the offsite location shall be within the
boundaries of the Downtown or within a one-quarter mile radius
of the market rate units.
iii. The total number of affordable housing units shall incorporate
the affordability mix specified in Table 9.10.070.B. Any fractional affordable
housing units that result from the percentage mix of total affordable housing
units shall be aggregated into whole affordable housing units (i.e. any
resulting fraction shall be added to other resulting fractions). The resulting
whole units may be provided at 30%, 50%, 80%, or Moderate-income
household affordability levels.
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Table 9.10.070.B. Affordability
Affordability Level Affordability Mix of
Total Number of Affordable
Housing Units
30% Income
Household
20%
50% Income
Household
20%
80% Income
Household
30%
Moderate Income 30%
iv. An affordable housing unit shall have a minimum total floor
area of no less than the average floor area of comparable market rate units
in the project.
b. Unit Mix. Applicants proposing residential and mixed-use projects
shall incorporate the following:
i. For market rate units:
(1) At least 15% of the units shall be three-bedroom units;
(2) At least 20% of the units shall be two-bedroom units:
(3) No more than 15% of the units shall be studio units;
(4) The average number of bedrooms for all of the market rate
units combined shall be 1.2 or greater; and
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(5) Notwithstanding subsections (C)(2)(a)(i)-(iii) above, any
fractional housing unit less than 0.5 that results from this unit mix shall
be rounded down to the next lower integer. Any fractional housing unit
of 0.5 or more that results from this units mix shall be rounded up to the
next larger integer.
ii. For affordable housing units:
(1) the average number of bedrooms for all of the affordable
housing units combined shall be equal to or greater than the average
number of bedrooms provided for all of the market rate units pursuant to
subsection (C)(2)(a) of this Section.
(2) Affordable housing units shall be no smaller than the average
size of comparable market rate units in the project.
iii. The Director may grant a waiver from this unit mix requirement
pursuant to the requirements and procedures for Waivers in SMMC Chapter
9.43.
2. Transportation Impact Fee.
a. All Tier 2 and Tier 3. Projects shall pay an additional Transportation
Impact Fee (TIF) of 90% of the maximum allowable fee established in the
Transportation Impact Fee nexus study, for that portion of the floor area above
the maximum Tier 1 floor area allowed by the Downtown Community Plan.
3. Open Space.
a. All Tier 2 and Tier 3. Projects shall pay an additional Parks and
Recreation Development Impact Fee of 90% of the maximum allowable fee
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established in the Parks and Recreation Fee nexus study for that portion of the
floor area above the maximum Tier 1 floor area allowed by the Downtown
Community Plan
4. Affordable Housing Commercial Linkage Fee.
a. All Tier 2 and Tier 3. Commercial portions of mixed-use projects shall
pay a housing mitigation fee 23 percent above the base fee as required by
Chapter 9.68, Affordable Housing Commercial Linkage Fee Program for that
portion of the floor area above the maximum Tier 1 floor area allowed by the
Downtown Community Plan
5. Transportation Demand Management. All Tier 2 and Tier 3
residential and mixed-use projects shall include the following Transportation
Demand Management measures in addition to those required by Chapter 9.53,
Transportation Demand Management:
a. For nonresidential components of projects, provide the
following:
i. Bike valet, free of charge, during all automobile valet
operating hours.
b. For residential components of projects, provide the following:
i. Free on-site shared bicycles intended for resident and
guest use. This shall be optional if Citywide bikeshare is available
within a 2-block radius of the project site.
D. All Other Projects Qualifying Benefits. An applicant seeking approval for
Tier 2 and Tier 3 projects up to 30,000 square feet that are not residential or mixed-use
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projects that exceed the base floor area or height allowed in the district where the project
is located shall provide community benefits in each of the following categories.
1. Impact Fees.
a. Affordable Housing Commercial Linkage Fee.
i. Tier 2 and Tier 3 up to 30,000 square feet – Projects shall pay
a housing mitigation fee 23% above the base fee as required by
Chapter 9.68, Affordable Housing Commercial Linkage Fee Program for
that portion of the floor area above the maximum Tier 1 floor area allowed
by the Downtown Community Plan
b. Transportation Impact Fee.
i. Tier 2 and Tier 3 up to 30,000 square feet – Projects shall pay
an additional transportation impact fee (TIF) 23% above the base fee
required by Chapter 9.66, Transportation Impact Fee Program, for that
portion of the floor area above the maximum Tier 1 floor area allowed by
the Downtown Community Plan.
c. Open Space.
i. Tier 2 and Tier 3 up to 30,000 square feet. Projects shall pay
an additional parks and recreation development impact fee 23% above the
base fee required by Chapter 9.67, Parks and Recreation Fee Program, for
that portion of the floor area above the maximum Tier 1 floor area allowed
by the Downtown Community Plan.
2. Transportation Demand Management. All Tier 2 and Tier 3
Projects shall include the following Transportation Demand Management
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measures in addition to those required by Chapter 9.53, Transportation Demand
Management: bike valet, free of charge, during all automobile valet operating
hours.
SECTION 3. Any provision of the Municipal Code or appendices thereto
inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, is hereby repealed or modified to that extent
necessary to effect the provisions of this Ordinance.
SECTION 4. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 5. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
_______________________
GEORGE S. CARDONA
Interim City Attorney
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Approved and adopted this 8th day of September, 2020.
_____________________________
Kevin McKeown, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica,
do hereby certify that the foregoing Ordinance No. 2648 (CCS) had its
introduction on August 25, 2020 and was adopted at the Santa Monica City
Council meeting held on September 8, 2020, by the following vote:
AYES: Councilmembers Davis, Himmelrich, Jara, McCowan, Winterer
Mayor Pro Tem O’Day, Mayor McKeown
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2648 (CCS) was duly published
pursuant to California Government Code Section 40806.
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9/21/2020
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City Council Meeting: September 8, 2020 Santa Monica, California
ORDINANCE NUMBER 2649 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA TO AMEND FOR CONSISTENCY WITH STATE LAW PROVISIONS
THE TEXT OF THE CITY’S ZONING ORDINANCE RELATED TO ACCESSORY
DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS; STATE DENSITY
BONUSES FOR CERTAIN ONE HUNDRED PERCENT AFFORDABLE HOUSING
PROJECTS AND AFFORDABLE HOUSING INCENTIVES; AND LARGE FAMILY DAY
CARES
WHEREAS, the State is experiencing a severe housing crisis that is driving the
cost of living beyond the reach of an increasing share of the population; and
WHEREAS, the City has long been committed to ensuring that Santa Monica is an
inclusive and affordable community despite mounting market pressures; and
WHEREAS, through discussions that occurred as part of the adoption of major
policy documents, including the current Land Use and Circulation Element (“LUCE”) of
the City’s General Plan in 2010; the current Housing Element in 2013; the current Zoning
Ordinance, Chapters 9.01 through 9.52 of Article 9 of the Santa Monica Municipal Code
(“Zoning Ordinance”) in 2015; and the Downtown Community Plan in 2017, and recent
amendments to the City’s Affordable Housing Production Program, the City has identified
the need for a variety of housing types to serve all household sizes at all income levels;
and
1
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WHEREAS, on September 5, 2019, the Governor signed SB 234, which prohibits
a city from requiring zoning permits for large family daycare homes, and further limits a
city’s ability to regulate family daycare homes in residential neighborhoods; and
WHEREAS, on October 9, 2019, the Governor signed 18 bills into law to stimulate
housing production (the “2019 housing package”), including: AB 1763, which amends the
State Density Bonus Law to provide for increased density bonus incentives for housing
developments that contain one hundred percent of the total units for lower income and
moderate-income households; and WHEREAS, AB 881, AB 68, and SB 13, which amend
State law to further restrict a city’s ability to regulate accessory dwelling units and junior
accessory dwelling units as a means of encouraging and increasing their production; and
WHEREAS, on December 4, 2019, the Planning Commission adopted a
Resolution of Intention, Resolution Number 19-017, declaring its intention to consider
recommending to the City Council that the City Council amend the text of the Zoning
Ordinance for consistency with state law changes related to density bonus, accessory
dwelling units and large family day cares; and
WHEREAS, on May 13, 2020, the Planning Commission conducted a public
hearing to consider its recommendations to the City Council, and, after considering oral
and written testimony regarding the proposed amendments to the text of the Zoning
Ordinance, made the following findings as set forth in Resolution Number 20-007 (PCS):
1. The proposed amendments to the text of Zoning Ordinance to update
provisions related to large family daycares, accessory dwelling units and junior
accessory dwelling units, and density bonus for consistency with State law are
consistent with the General Plan and any applicable Specific Plan in that the
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amendments implement the LUCE policies to support childcare, housing
production, and 100% affordable housing through incentives for process and
development potential. Specifically, Policy CE9.1 calls for the support of large
family childcare homes by encouraging their harmonious integration into
neighborhoods and to provide incentives such as streamlines processing and
permit regulations. With respect to accessory dwelling units, the LUCE specifically
establishes that accessory dwelling units are permitted in single family housing
designations. Further, Policies LU11.3 and LU11.6 seek to provide incentives for
affordable housing with a focus on process streamlining, bonuses, and flexible
standards. The proposed amendments also support housing production through
process incentives for projects that comply with objective standards in the zoning
ordinance; and
2. The proposed amendments are consistent with the purposes of the
Zoning Ordinance in that they update provisions related to large family daycares,
accessory dwelling units, and density bonus for consistency with State law,
promote the growth of the City in an orderly manner, and promote and protect the
public health, safety, and general welfare; and
WHEREAS, on August 25, 2020, the City Council conducted a duly noticed hearing
to consider the findings and recommendations of the Planning Commission, and desires
to adopt the proposed Zoning Ordinance amendments set forth below.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Based upon the oral and written testimony presented to the City
Council at the public hearing on August 25, 2020 regarding the proposed changes to
the text of the Zoning Ordinance, the City Council hereby makes the following findings:
1. The proposed amendments to the text of the Zoning
Ordinance to update provisions related to large family daycares, accessory
dwelling units and junior accessory dwelling units, and density bonus for
consistency with State law are consistent with the General Plan and any
applicable Specific Plan in that the amendments implement the LUCE
policies to support childcare, housing production, and 100% affordable
housing through incentives for process and development potential.
Specifically, Policy CE9.1 calls for the support of large family childcare
homes by encouraging their harmonious integration into neighborhoods and
providing incentives such as streamlined processing and permit regulations.
With respect to accessory dwelling units, the LUCE specifically establishes
that accessory dwelling units are permitted in single family housing
designations. Further, Policies LU11.3 and LU11.6 seek to provide
incentives for affordable housing with a focus on process streamlining,
bonuses, and flexible standards. The proposed amendments also support
housing production through process incentives for projects that comply with
objective standards in the Zoning Ordinance.
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2. The proposed amendments are consistent with the purposes
of the Zoning Ordinance in that they update provisions related to large
family daycares, accessory dwelling units, and density bonus for
consistency with State law, promote the growth of the City in an orderly
manner, and promote and protect the public health, safety, and general
welfare.
SECTION 2. Santa Monica Municipal Code Section 9.04.080 is hereby amended
to read as follows:
9.04.080 Determining Floor Area
The floor area of a building is the total gross horizontal areas of all floors of a
building, including usable basements and all other areas measured from the interior face
of the exterior walls or, in the case of a shared wall, from the centerline of a wall separating
the two buildings. Floor area also includes unenclosed decks, balconies, porches, and
platforms used for commercial or restaurant activity. In addition to calculating floor area
ratio, floor area shall be used to determine parking requirements and all relevant impact
fees including but not limited to affordable housing fees, transportation impact fees,
childcare linkage fees, cultural arts fees, and parks and recreation fees.
A. Included in Floor Area. Floor area is deemed to include:
1. The actual floor space of all habitable rooms on all levels and
mezzanines, interior balconies, lofts, and closets;
2. Restrooms, lounges, lobbies, kitchens, storage areas, and interior
hallways and corridors;
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3. Portions of basements that meet Building Code requirements for
habitable space;
4. Enclosed and roofed porches and balconies;
5. Interior courtyards, atria, paseos, walkways and corridors that are
fully enclosed;
6. Storage and equipment spaces that are roofed and enclosed on all
sides; and
7. Covered parking at or above grade.
B. Excluded from Floor Area. Floor area does not include:
1. Stairways and stairwells;
2. Elevators, elevator equipment rooms, and elevator shafts;
3. Ramps to a subterranean or semi-subterranean parking structure or
ramps between floors of a parking structure provided the ramp does not
accommodate parking;
4. Loading spaces and docks used exclusively for loading and
unloading as required by Section 9.28.080;
5. Unenclosed decks, balconies, porches, and platforms not used for
commercial or restaurant activity;
6. Covered and uncovered courtyards, arcades, atria, paseos,
walkways, and corridors located at or near the street level and are accessible to
the general public provided they are not used as sales, display, storage, service,
or production areas;
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7. Parking areas located below finished grade or finished floor of
habitable space where the vertical distance between finished grade and finished
floor is 5 feet or less;
8. Semi-subterranean parking areas that meet the following criteria:
a. The parking area is located below finished grade along a
minimum of one street frontage;
b. The portions of the parking area located above finished grade
are a result of the site’s slope and cannot feasibly be fully subterranean due
to geological or physical site constraints; and
c. The facades of any of the visible portions of the parking area
located above finished grade are appropriately treated and landscaped.
9. Mechanical equipment rooms, electrical rooms, telecommunication
equipment rooms, and similar space located below grade;
10. Enclosures constructed pursuant to Section 9.31.060, Automobile
Repair, Major and Minor, for outdoor hoists in existence on the adoption of
Ordinance Number 1452 (CCS);
11. Attics;
12. Accessory dwelling units and junior accessory dwelling units
established in accordance with Section 9.31.025.
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SECTION 3. Santa Monica Municipal Code Section 9.04.100 is hereby amended
to read as follows:
9.04.100 Determining Residential Parcel Coverage
Parcel coverage is the ratio of the total footprint area of all structures on a parcel
to the parcel area, typically expressed as a percentage. Areas directly below projections
as identified in Section 9.21.110 that are not within minimum setback areas shall be
considered part of the footprint area of a story for purposes of calculating parcel coverage
for that story. Areas directly below a fully-enclosed second-story cantilever shall be
considered part of the ground floor footprint area for purposes of calculating ground floor
parcel coverage. Areas in any single-story portion of the building that exceed the height
of the second story shall be considered part of the second-story footprint area for
purposes of calculating second-story parcel coverage. Areas covered by or directly below
the following shall be excluded from the footprint area for purposes of determining parcel
coverage:
A. Permitted projections into minimum setback areas pursuant to Section
9.21.110;
B. Eaves, awnings, canopies, sun shades, sills, cornices, belt courses, or other
similar solid architectural features not within minimum setback areas project up to the
same distances as permitted pursuant to Section 9.21.110;
C. Greenhouse windows, bay windows, or similar architectural features not
within minimum setback areas projecting to the same dimensions as permitted pursuant
to Section 9.21.110;
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D. First-story roofed front porches of principal buildings that are open on at
least the front and one side elevation not within minimum setback areas;
E. Upper-story stepback areas that are open to the sky or covered by a roof
structure that is at least 50% open to the sky;
F. First-story outdoor areas open on at least two sides that are covered or
below a permitted upper-story outdoor space;
G. Projecting upper-story outdoor space not within minimum setback areas
open on at least two contiguous sides and open to the sky or covered by a roof structure
that is at least 50% open to the sky;
H. Accessory dwelling units and junior accessory dwelling units established in
accordance with Section 9.31.025;
I. Within the R1 District, areas totaling no more than 3% of the parcel area
directly below a fully enclosed second-story cantilever; and
J. Within the R1 District, accessory structures that are open to the sky or
covered by a roof structure that is at least 50% open to the sky.
SECTION 4. Santa Monica Municipal Code Section 9.07.010 is hereby amended
to read as follows:
9.07.010 Purpose
The purposes of the “Single-Unit Residential” District are to:
A. Provide for single-unit housing on individual parcels at densities of one unit
plus one accessory dwelling unit and one junior accessory dwelling unit to suit the
spectrum of individual lifestyles and space needs and ensure continued availability of the
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range of housing opportunities necessary to meet the needs of all segments of the
community consistent with the General Plan and State law.
B. Preserve and protect the existing character and state of the City’s different
residential neighborhoods and the quality of life of City residents against potential
deleterious impacts related to development—traffic, noise, air quality, and the
encroachment of commercial activities.
C. Ensure adequate light, air, privacy, and open space for each dwelling.
D. Avoid overburdening public facilities, including sewer, water, electricity, and
schools by an influx and increase of people to a degree larger than the City’s geographic
limits, tax base, or financial capabilities can reasonably and responsibly accommodate.
E. Ensure that the scale and design of new development and alterations to
existing structures are consistent with the scale, mass, and character of the existing
residential neighborhood.
F. Provide sites for institutional, residential, and neighborhood serving uses
such as day care, parks, and community facilities.
G. Promote the rehabilitation and long-term maintenance of existing
structures.
The specific designation and additional purposes of the Single-Unit Residential District
are:
R1 Single-Unit Residential. To provide areas for single-unit housing on individual
parcels at densities of one unit plus one accessory dwelling unit and one junior accessory
dwelling unit per legal parcel. In addition to detached single-unit homes, accessory
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dwelling units, and junior accessory dwelling units, this District provides for uses such as
parks and family day care that may be integrated into a residential environment.
SECTION 5. Santa Monica Municipal Code Section 9.07.020 is hereby amended
to read as follows:
9.07.020 Land Use Regulations
Table 9.07.020 prescribes the land use regulations for Single-Unit Residential District.
The regulations for each district are established by the letter designations listed below.
These designations apply strictly to the permissibility of land uses; applications for
buildings or structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“–” designates uses that are not permitted.
Land uses are defined in Chapter 9.51, Use Classifications. Use classifications and sub-
classifications not listed in the table are prohibited. Accessory uses are permissible when
they are determined by the Zoning Administrator to be necessary and customarily
associated with and appropriate, incidental, and subordinate to, the principal uses and
which are consistent and not more disturbing or disruptive than permitted uses. The table
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also notes additional use regulations that apply to various uses. Section numbers in the
right-hand column refer to other Sections of this Ordinance.
TABLE 9.07.020: LAND USE REGULATIONS—SINGLE-UNIT RESIDENTIAL DISTRICTS
Use Classification R1 Additional Regulations
Residential Uses
Residential Housing Types See sub-classifications below.
Single Unit Dwelling P
Accessory Dwelling Unit P Section 9.31.025, Accessory Dwelling Units and Junior
Accessory Dwelling Units
Junior Accessory Dwelling Unit P Section 9.31.025, Accessory Dwelling Units and Junior
Accessory Dwelling Units
Duplex MUP
Only on parcels having not less than 6,000 square feet of
area and a side parcel line of which abuts or is separated
by an alley from any R2, R3, or R4 district
Family Day Care See sub-classifications below.
Large P Section 9.31.140, Family Day Care, Large
Small P
Residential Facilities See sub-classifications below.
Residential Care, Limited P Section 9.31.270, Residential Care Facilities
Hospice, Limited P
Supportive Housing P
Transitional Housing P
Public and Semi-Public Uses
Adult Day Care CUP
Child Care and Early Education
Facilities CUP Section 9.31.120, Child Care and Early Education
Facilities
Bed and Breakfast CUP Within Designated Landmarks only. Section 9.31.090,
Bed and Breakfasts
Community Assembly CUP
Community Gardens P
Park and Recreations Facilities, Public P
Schools, Public or Private CUP
Transportation, Communication, and Utilities Uses
City Bikeshare Facility P P P
Utilities, Minor P P P
SECTION 6. Santa Monica Municipal Code Section 9.07.030 is hereby amended
to read as follows:
9.07.030 Development Standards
Table 9.07.030 prescribes the development standards for the Single-Unit
Residential (R1) District. Additional regulations, including incentives for the retention of
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existing homes, are denoted with Section numbers throughout the table. Specific R1
District design review criteria is located directly following the table.
Table 9.07.030: Development Standards—Single-Unit Residential District
Standard R1 Additional Regulations
Parcel and Density Standards
Minimum Parcel Area (sq. ft.) 5,000
Maximum Parcel Area (sq. ft.) See Section 9.21.030(B)
Minimum Parcel Width (ft.) 50 For parcels bounded by the centerlines of
First Court Alley, Seventh Street, Montana
Place North Alley, and Adelaide Drive, the
minimum parcel width is 100 ft. and the
minimum parcel depth is 175 ft.
Minimum Parcel Depth (ft.) 100
Maximum Residential Density
1 unit per parcel plus 1 accessory
dwelling unit and 1 junior accessory
dwelling unit subject to Section
9.31.025
A duplex may be permitted with an MUP
as provided in Table 9.07.020.
Maximum Parcel Coverage (% of Parcel Area)
One-story structure less than 18 ft. in height 50%
For parcels less than 5,000 sq. ft., a
maximum parcel coverage equaling 2,500
sq. ft. shall be permitted.
One-story structure 18 ft. or more in height
45%
For parcels less than 5,000 sq. ft., a
maximum parcel coverage equaling 2,250
sq. ft. shall be permitted.
Two-story structure
45%
Parcel coverage shall be the sum of
ground floor parcel coverage and
second story parcel coverage.
For parcels less than 5,000 sq. ft., a
maximum parcel coverage equaling 2,250
sq. ft. shall be permitted with no more than
1,125 sq. ft. allowable on the second story.
Existing two-story structure with addition
55%
For a two-story structure, parcel
coverage shall be the sum of ground
floor parcel coverage and second
story parcel coverage.
For parcels less than 5,000 sq. ft., a
maximum parcel coverage equaling 2,750
sq. ft. shall be permitted with no more than
1,375 sq. ft. allowable on the second story.
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Table 9.07.030: Development Standards—Single-Unit Residential District
Standard R1 Additional Regulations
Building Form and Location
Maximum Number of Stories 2
Maximum Building Height (ft.)
Parcels up to 20,000 sq. ft.
in area
28 ft.
with no wall height above 23 ft.
Parcels greater than 20,000 sq. ft. in area and
with a front parcel line at
least 200 ft.
in length
• 28 ft. for flat roof
• 32 ft. for pitched roof
Projections into
Height Limits See Section 9.21.060, Height Projections
Minimum Setbacks (ft.)
Front Per Official Districting Map or 20 ft. if
not specified
Side - One-story structure
less than 18 ft. in height
10% of parcel width or 3.5 ft.,
whichever is greater, but no more than
15 ft. required
Side - Aggregate of both sides for a two-story structure or one-story structure 18 ft. or more in height
30% of parcel width, but no more than
45 ft. required and each side shall be
at least 10% of the parcel width or 3.5
ft., whichever is greater
The aggregate side setback requirement
does not apply to the following:
• New structures on parcels that are
45 ft. or less in parcel width
• Additions to existing structures on
parcels that are less than 50 ft. in
width
• Structures on parcels less than
5,000 sq. ft.
Rear 15 ft. from rear parcel line
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Table 9.07.030: Development Standards—Single-Unit Residential District
Standard R1 Additional Regulations
Additional Minimum Stepbacks for Upper Stories
Front Upper-Story Stepback
The sum of all stepback areas shall be
at least 1% of total parcel area and
comply with the following:
• Each stepback area shall
have a minimum depth of 3%
of total parcel depth and shall
be measured from the
required front setback.
• Any stepback area exceeding
6% of total parcel depth from
the required front setback
shall not be included in
calculating compliance with
this standard.
• Any stepback area used to
comply with a side upper-
story stepback requirement
shall not be included in
calculating compliance with
this standard.
• This standard shall apply to
the total front building
elevation.
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Table 9.07.030: Development Standards—Single-Unit Residential District
Standard R1 Additional Regulations
Side Upper-Story
Stepbacks
The sum of all stepback areas shall be
at least 1% of total parcel area and
comply with the following:
• Each stepback areas shall have
a minimum depth of 20% of
total parcel width and shall be
measured from the side parcel
line.
• Any stepback area with a depth
exceeding 25% of total parcel
width from the side parcel line
shall not be included in
calculating compliance with this
standard.
• Any stepback area used to
comply with a front upper-story
stepback requirement shall not
be included in calculating
compliance with this standard.
• This standard shall apply to
each total side building
elevation.
Sides—All portions of
buildings exceeding 23 ft.
in height
• No portion of a building other
than a permitted projection
shall intersect a plane
commencing at 23 ft. in height
at the minimum side setback
that extends at an angle of 45-
degrees from the vertical
toward the interior of the site.
• The 23 ft. height measurement
shall be taken from the same
reference grade as determined
for the subject site pursuant to
Section 9.04.050.
Upper-Story Outdoor Space
Maximum Size of Individual Balcony, Terrace, Deck, First-Story Roof Deck, or Similar Outdoor Space
3% of parcel area or 300 sq. ft.,
whichever is less
Individual balconies, terraces, decks, first-
story roof decks, or similar outdoor spaces
larger than 100 sq. ft. located in the rear
half of the parcel shall be set back a
minimum distance of 20% of the parcel
width from the side parcel lines.
Maximum Size of Roof
Deck above Second Story
3% of parcel area or 300 sq. ft.,
whichever is less
Maximum of 1 per parcel with a 7 ft.
minimum setback from edges of building
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Table 9.07.030: Development Standards—Single-Unit Residential District
Standard R1 Additional Regulations
Openness and Use of Setbacks
Maximum Front Setback Paving (% of required front setback area)
Parcels 25 ft. or more in
width 50%
Parcels less than 25 ft. in
width 60%
Building Projections into
Setbacks See Section 9.21.110, Projections into Required Setbacks
Excavation for Lightwells, Stairwells, and Access to Subterranean Garages and Basements
Basements and Subterranean Garages
No basement or subterranean garage
shall extend into any setback area,
except for any basement or garage
located beneath an accessory building
which is otherwise permitted within a
setback area, if such basement, semi-
subterranean, or subterranean garage
is located at least 5 ft. from any parcel
line.
Lightwells and Stairwells
• Side and rear setbacks may be
utilized for lightwells or stairways to
below-grade areas.
• Excavated areas shall be set back
a minimum of 10% of the parcel
width from any parcel line
measured to the interior wall
surface of these excavated areas.
• For parcels where the aggregate side
setback is not required, up to a total of
50 sq. ft. within the side and rear
setbacks may be utilized for lightwells
or stairways to below-grade areas.
• Retaining walls shall not be included in
calculations for these excavated areas.
Excavation for Access
Excavation in the front setback area
for a driveway, stairway, doorway, or
other such element for access
purposes shall be no deeper than 3 ft.
below existing grade.
Vehicle Accommodation
Parking • See Sections 9.28.070, Location of Parking
• Section 9.28.120, Parking Design and Development Standards
Driveways • On parcels less than 100 ft. in width, no more than one driveway permitted
• See Section 9.28.120, Parking Design and Development Standards
Incentives for Retention of Existing Homes
Building Additions Section 9.21.170, Building Additions Extending into Minimum Side Setbacks
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Table 9.07.030: Development Standards—Single-Unit Residential District
Standard R1 Additional Regulations
Modifications to Development
Standards Chapter 9.43 Modification and Waivers
Architectural Review
Architectural Review See Section 9.07.030(A)
Additional Standards
Accessory Buildings and
Structures Section 9.21.020, Accessory Buildings and Structures
Accessory Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Basements Section 9.52.020.0230, Basement Definition
Fences, Walls, and Hedges Section 9.21.050, Fences, Walls, and Hedges
Home Occupation Section 9.31.160, Home Occupation
Junior Accessory Dwelling
Units
Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Landscaping Chapter 9.26, Landscaping
Lighting Section 9.21.080, Lighting
Off-Street Parking Chapter 9.28, Parking, Loading, and Circulation
Private Tennis Courts Section 9.31.250, Private Tennis Courts
Projections from Buildings into
Minimum Setbacks Section 9.21.110, Projections from Buildings into Minimum Setbacks
Projections into Height Limits Section 9.21.060, Height Projections
Refuse and Recycling
Screening and Enclosure Section 9.21.130, Resource Recovery and Recycling Standards
Solar Energy Systems Section 9.21.150, Solar Energy Systems
A. Architectural Review.
1. Proposed development in the R1 Single-Unit District shall not be subject to
architectural review if it conforms to the development standards set forth
above except as follows:
a. The Architectural Review Board shall review any proposed duplex
pursuant to Section 9.55.140.
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b.
i. The Architectural Review Board shall review proposed
development that is located on a parcel with a grade differential
of 12.5 feet or more between the front and rear parcel lines,
and associated with the following:
(a) new residential building; or
(b) a 50 percent or greater square foot addition to an
existing dwelling unit.
ii. A proposed structure may be approved if its size, mass, and
placement are found to be compatible with improvements in
the immediate neighborhood.
2. The Architectural Review Board shall review and may approve proposed
development that does not conform to the development standards set forth
above as follows:
a. The Architectural Review Board shall review any proposed addition
of 500 square feet or less that is regarded as a third story that is
located on a parcel with a grade differential of 12.5 or more between
the front and rear parcel lines. The Architectural Review Board may
approve such an addition if the following findings of fact are made
i. the street frontage and overall massing are compatible with
the existing scale and neighborhood context;
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ii. the addition does not enlarge the first-story of the existing
residence such that a nonconforming condition is expanded;
and
iii. the properties in the immediate neighborhood will not be
substantially impacted.
b.
i. The Architectural Review Board shall review the following:
(a) Any proposed new structure on a parcel that is more
than 45 feet in width that does not comply with the
minimum aggregate side setback but that is set back a
minimum of 10% of parcel width on each side;
(b) Any proposed addition to an existing structure on a
parcel 50 feet or more that does not comply with the
minimum aggregate side setback but that is set back a
minimum of 10% of parcel width on each side;
(c) Any proposed two-story structure that does not
conform to the standard set forth above for additional
minimum stepbacks for upper stories;
(d) Any proposed structure that does not conform to the
standards for subterranean garages and basements
set forth in Table 9.07.030, Chapter 9.28 (Parking), and
Section 9.52.020.230 of this Code;
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(e) Any proposed individual upper story balcony, terrace,
deck, first-story roof deck, or similar outdoor space that
does not conform to the standard set forth above;
(f) Any proposed structure with garage doors that face the
public street, are located within the front half of the
parcel, and (i) are not set back from the primary façade
facing the public street a minimum of 5 feet or (ii) are
more than 16 feet in width; or
(g) Any proposed structure that includes a first-story porch
or second-story balcony that (a) is open on at least
three sides, (b) has a height of no more than 14 feet,
including parapets and railings, (c) projects into the
minimum front setback and (d) exceeds 50 percent of
the front building width as measured at the front
façade.
ii. The Architectural Review Board may approve a design
modification set forth in this subsection if the following findings
of fact are made:
(a) There are special circumstances or exceptional
characteristics applicable to the property involved,
including size, shape, topography, surroundings, or
location of the existing improvements or mature
landscaping on the site;
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(b) Granting the design modification will not be detrimental
or injurious to the property or to improvements in the
general vicinity and district in which the property is
located;
(c) Granting the design modification will not impair the
integrity and character of surrounding context, or
impact the light, air, open space, or privacy of adjacent
properties;
(d) If the design modification includes a modification or
addition to a building on the City’s Historic Resources
Inventory, the modification or addition is compatible
with the building’s historic architectural character, does
not result in the removal of historic building features,
and is consistent with the Secretary of the Interior
Standards for Rehabilitation; and
(e) The design modifications comply with the criteria set
forth in Section 9.55.140.
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SECTION 7. Santa Monica Municipal Code Section 9.08.010 is hereby amended
to read as follows:
9.08.010 Purpose
The purposes of the “Multi-Unit Residential” Districts are to:
A. Provide for a variety of multi-unit housing types to suit the spectrum of
individual lifestyles and space needs and ensure continued availability of the range of
housing opportunities necessary to sustain a diverse labor force and meet the needs of
all segments of the community consistent with the General Plan.
B. Preserve and protect the existing character and state of the City’s different
residential neighborhoods and the quality of life of City residents against potential impacts
related to development—traffic, noise, air quality, and the encroachment of commercial
activities.
C. Ensure adequate light, air, privacy, and open space for each dwelling.
D. Avoid overburdening public facilities, including sewer, water, electricity, and
schools by an influx and increase of people to a degree larger than the City’s geographic
limits, tax base, or financial capabilities can reasonably and responsibly accommodate.
E. Ensure that the scale and design of new development and alterations to
existing structures are consistent with the scale, mass, and character of the existing
residential neighborhood and provide respectful transitions to minimize impacts on or
disruptions to adjacent residential structures.
F. Provide sites for institutional, residential, and neighborhood serving uses such
as day care, parks, community facilities, and neighborhood stores that provide goods and
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services to support daily life within walking distance of neighborhoods and complement
surrounding residential development.
The specific designations and the additional purposes of the Multi-Unit Residential
Districts are:
R2 Low Density Residential. This Zoning District is intended to provide areas for
a variety of low-density housing types. These include single-unit housing, duplexes and
triplexes, low-scale multi-unit housing, townhouses, and courtyard housing with at least
2,000 square feet of parcel area per unit exclusive of City and State density bonuses.
Accessory dwelling units and junior accessory dwelling units are also permitted. In
addition to low density residential development, this District provides for uses such as
transitional housing or hospice facilities, family day care, and neighborhood serving uses
such as childcare, neighborhood grocery stores, and community facilities that may be
appropriate in a residential environment.
R3 Medium Density Residential. This Zoning District is intended to provide areas
for a variety of multi-unit housing types with at least 1,500 square feet of parcel area per
unit exclusive of City and State density bonuses or 1,250 square feet of parcel area per
unit, not including City and State density bonuses, for projects that provide identified
community benefits. Types of dwelling units include single-unit housing, low- and
medium-scale multi-unit housing, townhouses, courtyard housing, and duplexes and
triplexes. Accessory dwelling units and junior accessory dwelling units are also permitted.
This District also provides for residential facilities such as transitional housing and hospice
facilities, family day care, and neighborhood serving uses such as childcare,
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neighborhood grocery stores, and community facilities that may be appropriate in a
residential environment.
R4 High Density Residential. This Zoning District is intended to provide areas for
multi-unit housing at greater intensities than other residential districts. Housing types
include single-unit housing, three- to four-story multi-unit housing projects, duplexes, and
triplexes with at least 1,250 square feet of parcel area per unit exclusive of City and State
density bonuses or 900 square feet of parcel area per unit, not including City and State
density bonuses for projects that provide identified community benefits. Accessory
dwelling units and junior accessory dwelling units are also permitted. This District also
provides for residential facilities such as assisted living, transitional housing, and hospice
facilities, hotels, family day care, and neighborhood serving uses such as childcare,
neighborhood grocery stores, and community facilities that may be appropriate in a
residential environment.
SECTION 8. Santa Monica Municipal Code Section 9.08.020 is hereby amended
to read as follows:
9.08.020 Land Use Regulations
Table 9.08.020 prescribes the land use regulations for Multi-Unit Residential Districts.
The regulations for each district are established by letter designations listed below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
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“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“–” designates uses that are not permitted.
Land uses are defined in Chapter 9.51, Use Classifications. Use classifications and sub-
classifications not listed in the table are prohibited. Accessory uses are permissible when
they are determined by the Zoning Administrator to be necessary and customarily
associated with and appropriate, incidental, and subordinate to, the principal uses and
which are consistent and not more disturbing or disruptive than permitted uses. The table
also notes additional use regulations that apply to various uses. Section numbers in the
right-hand column refer to other Sections of this Ordinance.
TABLE 9.08.020: LAND USE REGULATIONS—MULTI-UNIT RESIDENTIAL DISTRICTS
Use Classification *For uses within specified areas, see
Section 9.08.030(A)
R2* R3* R4 Additional Regulations
Residential Uses
Residential Housing Types See sub-classifications below.
Single Unit Dwelling P P P
Accessory Dwelling Unit P P P Section 9.31.025, Accessory
Dwelling Units and Junior
Accessory Dwelling Units
Junior Accessory Dwelling Unit P P P Section 9.31.025, Accessory
Dwelling Units and Junior
Accessory Dwelling Units
Duplex P P P
Multiple-Unit Structure P P P
Senior Citizen Multiple-Unit
Residential P P P
Single-Room Occupancy Housing P P P
Group Residential MUP MUP MUP
Congregate Housing P P P
Senior Group Residential P P P Section 9.31.310, Senior Group
Residential
Elderly and Long-Term Care CUP CUP CUP
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TABLE 9.08.020: LAND USE REGULATIONS—MULTI-UNIT RESIDENTIAL DISTRICTS
Use Classification *For uses within specified areas, see
Section 9.08.030(A)
R2* R3* R4 Additional Regulations
Emergency Shelters – CUP CUP Section 9.31.130, Emergency
Shelters
Family Day Care See sub-classifications below.
Large P P P Section 9.31.140, Family Day
Care, Large
Small P P P
Residential Facilities See sub-classifications below.
Residential Care, General MUP MUP MUP Section 9.31.270, Residential
Care Facilities
Residential Care, Limited P P P Section 9.31.270, Residential
Care Facilities
Residential Care, Senior L (2)/MUP L (2)/MUP L (2)/MUP Section 9.31.270, Residential
Care Facilities
Hospice, General MUP MUP MUP
Hospice, Limited P P P
Supportive Housing P P P
Transitional Housing P P P
Public and Semi-Public Uses
Adult Day Care CUP CUP CUP
Child Care and Early Education
Facilities CUP CUP CUP Section 9.31.120, Child Care
and Early Education Facilities
Community Assembly CUP CUP CUP
Community Gardens P P P
Cultural Facilities CUP CUP CUP Limited to Designated
Landmarks
Park and Recreations Facilities, Public P P P
Schools, Public or Private CUP CUP CUP
Commercial Uses
Automobile/Vehicle Sales and Services See sub-classifications below.
Automobile Storage Use CUP (3) CUP (3) –
Section 9.31.070,
Automobile/Vehicle Sales,
Leasing, and Storage
Automobile/Vehicle Sales and
Leasing L (4)/CUP L (4)/CUP –
Section 9.31.070,
Automobile/Vehicle Sales,
Leasing, and Storage
Food and Beverage Sales See sub-classifications below.
General Market CUP (5) CUP (5) CUP (5)
Section 9.31.040, Alcoholic
Beverage Sales
Section 9.31.150, General
Markets in Residential Districts
Lodging See sub-classifications below.
Bed and Breakfast CUP CUP CUP
Within Designated Landmarks
only. Section 9.31.090, Bed and
Breakfasts
Hotels and Motels – – CUP
Mobile Food Truck Off-Street Venues – MUP (7) – Section 9.31.190, Mobile Food
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TABLE 9.08.020: LAND USE REGULATIONS—MULTI-UNIT RESIDENTIAL DISTRICTS
Use Classification *For uses within specified areas, see
Section 9.08.030(A)
R2* R3* R4 Additional Regulations
Truck Off-Street Venues
Personal Services, Physical Training – L (9) –
Retail Sales See sub-classifications below.
General Retail Sales, Small-scale – CUP (8) –
Transportation, Communication, and Utilities Uses
City Bikeshare Facility P P P
Utilities, Minor P P P
Specific Limitations:
(1) Reserved
(2) Facilities for 6 or fewer residents are permitted by right. Other facilities require approval of a Minor Use
Permit.
(3) Limited to automobile storage use associated with and adjacent to existing auto dealerships that were
legally established before July 6, 2010, and according to the standards of Section 9.31.070,
Automobile/Vehicle Sales, Leasing, and Storage.
(4) Auto dealership uses existing as of July 6, 2010 are considered permitted uses. Expansions to existing
dealerships in residential zones are subject to approval of a Conditional Use Permit and must conform to
the standards in Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage. New auto
dealerships and expansions of existing dealerships inconsistent with Section 9.31.070 are prohibited.
(5) Only stores up to 2,500 square feet may be allowed with approval of a Conditional Use Permit. Stores
must be located at least 300 feet from another retail Food and Beverage Services use.
(6) Reserved
(7) Mobile Food Truck Off-Street Venues shall only be located on the R3A overlay parcels located between
Ocean Park Boulevard and Hill Street along the east side of Neilson Way.
(8) Limited to bicycle and skate rental facilities along Ocean Front. Other General Retail Sales uses are not
permitted.
(9) Limited to youth-serving studios of less than 3,000 square feet offering performing arts, dance, martial
arts, physical exercise, and similar types of instruction in buildings designed and constructed for
commercial purposes across an alley from the Downtown district subject to a passenger loading and
drop-off plan to be reviewed and approved by the Director.
SECTION 9. Santa Monica Municipal Code Section 9.08.030 is hereby amended
to read as follows:
9.08.030 Development Standards
Table 9.08.030 prescribes the development standards for the Multi-Unit Residential
Districts. Additional regulations are denoted with Section numbers in the right-hand
column or with individual letters in parentheses. Section numbers refer to other Sections
of this Article, while individual letters in parentheses refer to subsections that directly
follow the table.
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TABLE 9.08.030: DEVELOPMENT STANDARDS—MULTI-UNIT RESIDENTIAL DISTRICTS
Standard *For development standards
within specified areas, see Section 9.08.030(A)
R2* R3* R4 Additional Regulations
Parcel and Density Standards
Minimum Parcel Size (sq. ft.) 5,000 5,000 5,000
Maximum Parcel Size (sq. ft.) See
9.21.030(B)(C)
See
9.21.030(B)(C)
See
9.21.030(B)(C)
Minimum Parcel Width (ft.) 50 50 50
Minimum Parcel Depth (ft.) 100 100 100
Minimum Parcel Area (sq. ft.) per Unit
Tier 1—Base Standard
2,000 (or 4
total units,
whichever is
less)
1,500 (or 5
total units,
whichever is
less)
1,250 (or 6
total units,
whichever is
less)
For parcels consolidated
to provide courtyards, the
maximum allowable
number of units shall be
based on the total
maximum number of units
allowed on each of the
parcels prior to
consolidation.
Tier 2—With Provision of
Community Benefits NA 1,250 900 Chapter 9.23, Community
Benefits
100% Affordable Housing Projects 1,500 1,250 900
Building Form and Location
Maximum Number of Stories
Tier 1—Base Standard 2 2 3
Tier 2—With Provision of Community Benefits NA 3 4 Chapter 9.23, Community
Benefits
100% Affordable Housing
Projects
No limit on number of stories as long as building
complies with height limit.
Maximum Building Height (ft.)
Tier 1—Base Standard 30. See (B) 30. See (B) 30. See (B)
Tier 2—With Provision of Community Benefits NA 40. See (B) 45. See (B) Chapter 9.23, Community
Benefits
100% Affordable Housing
Projects 30. See (B) 40. See (B) 45. See (B)
Maximum Parcel Coverage
Ground Floor 45 50 50
Upper Stories (% of allowable
ground floor coverage) 90 - 2nd flr. 90 - 2nd/3rd flr.
80 - 2nd flr.
60 - 3rd flr.
50 - 4th flr.
Additional Stories Authorized for
100% Affordable Housing
Projects (% of ground floor
coverage)
90 90 50
Minimum Setbacks
Front (ft.) 20
See (C)(E)
20
See (C)(E)
20
See (C)(E)
Interior Side (ft.)—Parcels 50 feet or more in width 8
See (E)
8
See (E)
8
See (E)
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TABLE 9.08.030: DEVELOPMENT STANDARDS—MULTI-UNIT RESIDENTIAL DISTRICTS
Standard *For development standards
within specified areas, see Section 9.08.030(A)
R2* R3* R4 Additional Regulations
Interior Side (ft.)—Parcels less
than 50 ft in width
4, or 16% of
parcel width,
whichever is
greater. See
(E)
4, or 16% of
parcel width,
whichever is
greater. See
(E)
4, or 16% of
parcel width,
whichever is
greater. See
(E)
Street Side (% of parcel width) 15
See (C)(E)
15
See (C)(E)
15
See (C)(E)
Rear (ft.) 15 15 15
Parking
See Sections 9.28.070, Location of Parking and
9.28.120, Parking Design and Development
Standards
Transition Requirements Adjacent
to R1 District See (D) See (D) See (D)
Open Space & Landscaping
Minimum Outdoor Living Area per
Unit (sq. ft.)—Sites with Three or
More Units
Section 9.21.090, Outdoor
Living Area
Private 60 60 60
Total 150 150 100
Courtyards—Parcels over 99 feet in
width
No less than
10% of the total
parcel area.
See (F)
No less than
10% of the total
parcel area.
See (F)
No less than
10% of the total
parcel area.
See (F)
Minimum Planting Area (% of parcel
area) 30. See (G) 25. See (G) 20. See (G) Chapter 9.26,
Landscaping
Additional Standards
Accessory Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling
Units
Accessory Structures Section 9.21.020, Accessory Buildings and Structures
Exceptions to Height Limits Section 9.21.060, Height Exceptions
Fences and Walls Section 9.21.050, Fences, Walls, and Hedges
Home Occupation Section 9.31.160, Home Occupation
Junior Accessory Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling
Units
Landscaping Chapter 9.26, Landscaping
Lighting Section 9.21.080, Lighting
Off-Street Parking and Loading Chapter 9.28, Parking, Loading, and Circulation
Projections into Required Setbacks Section 9.21.110, Projections into Required Setbacks
Screening Section 9.21.140, Screening
Signs Chapter 9.61, Signs
Solar Energy Systems Section 9.21.150, Solar Energy Systems
Refuse and Recycling Screening
and Enclosure Section 9.21.130, Resource Recovery and Recycling Standards
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A. Development Standards, Specified Areas. The following development
standards shall govern in the areas defined below.
1. For Multi-Unit Residential District parcels located north of the Pier
and west of Ocean Avenue, the following development standards shall apply in
lieu of the corresponding land use regulations specified in Table 9.08.020 and
development standards specified in Table 9.08.030:
a. Uses.
i. Permitted Uses: One Single-Unit Dwelling per lot placed on
a permanent foundation (including Manufactured Housing); Accessory
Dwelling Unit; Junior Accessory Dwelling Unit; Single-Room Occupancy
Housing; Congregate Housing; Senior Citizen Multiple-Unit Residential;
Senior Group Residential; Family Day Care, Small; Supportive Housing;
Transitional Housing; Hospice, Limited; One-story accessory building
and structures up to 14 feet in height; Public parks and playgrounds.
ii. Uses Subject to Minor Use Permits: Hospice, General;
One-story accessory living quarters up to 14 feet in height on parcels
having a minimum area of 10,000 SF.
iii. Conditionally Permitted Uses: Bed and Breakfast; Day Care
Center; Group Residential; Residential Care Facility; Offices and
meeting rooms for charitable, youth, and welfare organizations; Schools.
b. Maximum Building Height. Maximum building height shall
be 40 feet, except that:
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i. No portion of the building may project beyond the site view
envelope. The site view envelope is a theoretical plane beginning mid-
point at the minimum required beach setback line and extending to a
height of 30 feet, and then running parallel with the side parcel lines to
a point located 5 feet in height above the top of the Palisades bluff
immediately behind the pedestrian railing.
ii. No portion of the building above 23 feet for a flat roof, and 30
feet for a pitched roof may exceed 30 feet in width. Multiple projections
above 23 feet for a flat roof and 30 feet for a pitched roof shall be
separated by a minimum 20-foot wide unobstructed view corridor. No
projections, connections, or mechanical equipment may be placed in the
view corridor.
c. Maximum Unit Density. For parcels 4,000 square feet or
more, the maximum unit density shall be one dwelling unit for each 1,500
square feet of parcel area, or 4 total units, whichever is less. For parcels
less than 4,000 square feet, no dwelling units shall be permitted, except that
one dwelling unit may be permitted on any legal parcel which existed on
September 8, 1988. No more than one dwelling unit shall be permitted on a
parcel 40 feet or less in width. Accessory dwelling units and junior
accessory dwelling units established in accordance with Section 9.31.025
shall be deemed to meet the allowable density for the parcel on which the
accessory dwelling unit or junior accessory dwelling unit is located.
d. Maximum Parcel Coverage. 50 percent of the parcel area.
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e. Front Yard Setback. The minimum required front yard
setback shall be either 20 feet or shall comply with the minimum front yard
setback for the district as set forth in the Official Districting Map, whichever
area is greater. At least 30 percent of the building elevation above 14 feet
in height shall provide an additional 5-foot average setback from the
minimum required front yard setback.
f. Beach Rear Yard Setback. Fifteen feet for parcels one
hundred feet or less in depth and fifty-five feet for parcels over one hundred
feet in depth.
g. Side Yard Setback. The minimum required side yard setback
shall be determined in accordance with the following formula, except that
for lots of less than 50 feet in width, the minimum required side yard shall
be 10 percent of the parcel width, but in any event not less than 4 feet:
5′ + (stories x lot width)/50′
At least 25 percent of the side elevation above 14 feet in
height shall provide an additional 4-foot average setback from the
minimum required side yard setback.
h. Minimum Parcel Size. 5,000 square feet. Each parcel shall
contain a minimum depth of 100 feet and a minimum width of 50 feet, except
that parcels existing on September 8, 1988 shall not be subject to this
requirement.
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i. Development Review. Except for projects listed in Section
9.40.020(B), a development review permit shall be required for any
development of 10,000 square feet or more in floor area.
j. View Corridor. A structure with 70 square feet or more of
frontage parallel to Pacific Coast Highway shall provide an unobstructed
view corridor between Pacific Coast Highway and the ocean. The view
corridor shall be a minimum of 20 feet in width and 40 feet in height
measured from the property line parallel to the Pacific Coast Highway.
k. Parking. Uncovered parking may be located in the front half
of the parcel and within the minimum required front yard setback.
l. Private Open Space. Any project containing 4 or more
residential dwelling units shall provide the following minimum open space:
100 square feet per unit for projects with 4 or 5 units, and 50 square feet
per unit for projects of 6 units or more. For purposes of this requirement,
“residential dwelling unit” shall mean any unit 376 square feet in area or
larger. Affordable housing projects may substitute one square foot of
common open space for each square foot of required private open space.
m. Projections into Beach Rear Yard Setback. For parcels 100
feet or less in depth, balconies, decks, porches, and similar structures that
are open and unenclosed on at least 2 sides shall be allowed to extend to
the rear property line in the beach rear yard setback but not within the
minimum side yard setbacks.
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2. For Multi-Unit Residential District parcels bounded by Neilson Way
to the east, Ocean Park Boulevard to the south, Barnard Way to the west, and up
to and including the parcels on the north side of Wadsworth Avenue to the north,
the following development standards shall apply in lieu of the corresponding land
use regulations specified in Table 9.08.020 and development standards specified
in Table 9.08.030:
a. Uses.
i. Permitted Uses: One Single Unit Dwelling per parcel on a
permanent foundation (including Manufactured Housing); one Duplex
(including a detached second unit when located on a parcel containing
one Single Unit Dwelling) on any legal parcel that existed on August 31,
1975; Accessory Dwelling Unit; Junior Accessory Dwelling Unit; Family
Day Care, Small; Family Day Care, Large; Hospice, Limited; Supportive
Housing, Transitional Housing; Public Parks and Playgrounds.
ii. Uses Subject to Minor Use Permits: One-story accessory
living quarters up to 14 feet in height on parcels having a minimum area
of 10,000 square feet; Hospice, General.
iii. Conditionally Permitted Uses: One-story accessory
buildings over 14 feet in height or two-story accessory buildings up to a
maximum of 24 feet.
b. Maximum Building Height. 2 stories, not to exceed 23 feet
for a flat roof or 30 feet for a pitched roof. A “pitched roof” is defined as a
roof with at least 2 sides having no less than one foot of vertical rise for
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every 3 feet of horizontal run. The walls of the building may not exceed the
maximum height required for a flat roof. There shall be no limitation on the
number of stories of any affordable housing project, as long as the building
height does not exceed the maximum number of feet permitted in this
Section.
c. Maximum Unit Density. A minimum of 1,500 square feet of
parcel area for each dwelling unit, or 4 units total, whichever is less.
However, one duplex shall be permitted on any legal parcel that existed on
August 31, 1975. Accessory dwelling units and junior accessory dwelling
units established in accordance with Section 9.31.025 shall be deemed to
meet the allowable density for the parcel on which the accessory dwelling
unit or junior accessory dwelling unit is located.
d. Maximum Parcel Coverage. 60 percent of the parcel area.
e. Minimum Parcel Size. 3,000 square feet. Each parcel shall
have a minimum depth of 100 feet and a minimum width of 30 feet, except
that parcels already developed and existing on September 8, 1988, shall
not be subject to this requirement.
f. Front Yard Setback. 10 feet.
g. Rear Yard Setback. 15 feet.
h. Side Yard Setback. The minimum required side yard setback
shall be determined in accordance with the following formula, except that
for lots of less than 50 feet in width, the minimum required side yard setback
shall be 10 percent of the parcel width, but in any event not less than 4 feet:
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5′ + (stories x lot width)/50′
i. Front Yard Paving. No more than 50 percent of the area of
the required front yard setback, including driveways, shall be paved.
j. Private Open Space. Any project containing 4 or more
residential dwelling units shall provide the following minimum open space:
100 square feet per unit for projects with 4 or 5 units, and 50 square feet
per unit for projects of 6 units or more. For purposes of this requirement,
“residential dwelling unit” shall mean any unit 376 square feet in area or
larger. Affordable housing projects may substitute one square foot of
common open space for each square foot of required private open space.
3. For Multi-Unit Residential District parcels bounded by Appian Way to
the east, Vicente Terrace to the south, Ocean Front Walk to the west, and Seaside
Terrace to the north, the following development standards shall apply in lieu of the
corresponding land use regulations specified in Table 9.08.020 and development
standards specified in Table 9.08.030:
a. Uses.
i. Permitted Uses: Single-Unit Dwellings placed on a
permanent foundation (including Manufactured Housing); Multi-Unit
Dwellings; Accessory Dwelling Unit; Junior Accessory Dwelling Unit;
Single-Room Occupancy Housing; Congregate Housing; Senior Citizen
Multiple-Unit Residential; Senior Group Residential; Family Day Care,
Small; Supportive Housing; Transitional Housing; Hospice, Limited;
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One-story accessory building and structures up to 14 feet in height;
Public parks and playgrounds.
ii. Uses Subject to Minor Use Permits: One-story accessory
living quarters up to 14 feet in height on parcels having a minimum area
of 10,000 square feet; Hospice, General.
iii. Conditionally Permitted Uses: Bed and Breakfast; Day Care
Center; Group Residential; Residential Care Facility; Community
Assembly; Emergency Shelter; One-story accessory buildings over 14
feet in height or two-story accessory buildings up to a maximum of 24
feet; Offices and meeting rooms for charitable, youth, and welfare
organizations; Schools; Convenience Market; Bicycle and skate rental
facilities; Underground parking structures provided the parcel was
occupied by a surface parking lot at the time of adoption of this Chapter,
the parcel is not adjacent to a parcel in the NC District, the ground level
above the underground parking structure is used for residential or public
park and open space uses, the structure is associated with an adjacent
commercially zoned parcel, and the vehicle access to the underground
parking is from the commercially zoned parcel and as far from the
residentially zoned parcel as is reasonably possible.
b. Maximum Building Height. 2 stories, not to exceed 30 feet,
except that there shall be no limitation on the number of stories of any
affordable housing project, as long as the building height does not exceed
30 feet.
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c. Maximum Floor Area Ratio. 1.0.
d. Maximum Unit Density. For projects on parcels of 4,000
square feet or more, one dwelling unit for each 1,500 square feet of parcel
area shall be permitted, or 5 units total, whichever is less. For parcels less
than 4,000 square feet, no dwelling units shall be permitted, except that one
dwelling unit may be permitted if a single-unit dwelling existed on the parcel
on September 8, 1988. Accessory dwelling units and junior accessory
dwelling units established in accordance with Section 9.31.025 shall be
deemed to meet the allowable density for the parcel on which the accessory
dwelling unit or junior accessory dwelling unit is located.
e. Maximum Parcel Coverage. 50 percent of the parcel area.
f. Minimum Parcel Size. 5,000 square feet. Each parcel shall
contain a minimum depth of 100 feet and a minimum width of 50 feet, except
that parcels existing on September 8, 1988 shall not be subject to this
requirement.
g. Front Yard Setback. The minimum required front yard
setback shall be either 20 feet, or shall comply with the minimum front yard
setback for the district as set forth in the Official Districting Map, whichever
area is greater.
h. Rear Yard Setback. 15 feet.
i. Side Yard Setback. The minimum required side yard setback
shall be determined in accordance with the following formula, except that
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for lots of less than 50 feet in width, the minimum required side yard setback
shall be 10 percent of the parcel width, but in any event not less than 4 feet:
5′ + (stories x lot width)/50′
j. Development Review. Except for projects listed in Section
9.40.020(B), a development review permit shall be required for any
development of 10,000 square feet or more in floor area.
k. Private Open Space. Any project containing 4 or more
residential dwelling units shall provide the following minimum open space:
100 square feet per unit for projects with 4 or 5 units, and 50 square feet
per unit for projects of 6 units or more. For purposes of this requirement,
“residential dwelling unit” shall mean any unit 376 square feet in area or
larger. Affordable housing projects may substitute one square foot of
common open space for each square foot of required private open space.
l. Upper-Level Stepback Requirements.
i. Additional Front Stepback Over 14 Feet in Height. For new
structures or additions to existing structures, any portion of the front
building elevation above 14 feet exceeding 75 percent of the maximum
buildable front elevation shall be stepped back from the front setback
line an additional average amount equal to 4 percent of parcel depth,
but in no case resulting in a requirement stepback greater than 10 feet.
As used in this Section, “maximum buildable elevation” shall mean the
maximum potential length of the elevation permitted under these
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regulations, which includes parcel width or length (as applicable), minus
required minimum setbacks.
ii. Additional Side Stepback Over 14 Feet in Height. For new
structures or additions to existing structures, any portion of the side
building elevation above 14 feet exceeding 50 percent of the maximum
buildable side elevation shall be stepped back from the side setback line
an additional average amount equal to 6 percent of parcel width, but in
no case resulting in a required stepback greater than 10 feet.
iii. The upper-level stepback requirements may be modified
subject to the review and approval of the Architectural Review Board if
the Board finds that the modification will not be detrimental to the
property, adjoining properties, or the general area in which the property
is located, and the objectives of the stepback requirements are satisfied
by the provision of alternative stepbacks or other features which reduce
effective mass to a degree comparable to the relevant standard
requirement.
B. Additional Stepback at Upper Stories. The maximum building height shall
not exceed 30 feet in the R2 District, 40 feet in the R3 District, and 45 feet in the R4
District, and shall be subject to the following standards:
1. R2 District. No portion of the building volume above 23 feet shall
encroach into a daylight plane starting at 23 feet above the front setback line and
sloping upward at a 45-degree angle toward the rear of the parcel. The 23-foot
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height measurement shall be taken from the same reference grade as determined
for the subject site pursuant to Section 9.04.050.
2. R3 District. No portion of the building volume above 35 feet shall
encroach into a daylight plane starting at 35 feet above the front setback line and
sloping upward at a 45-degree angle toward the rear of the parcel. The 35-foot
height measurement shall be taken from the same reference grade as determined
for the subject site pursuant to Section 9.04.050.
3. R4 District. No portion of the building volume above 40 feet shall
encroach into a daylight plane starting at 40 feet above the front setback line and
sloping upward at a 45-degree angle toward the rear of the parcel. The 40-foot
height measurement shall be taken from the same reference grade as determined
for the subject site pursuant to Section 9.04.050.
4. The covered portion of all stories above the second story in any multi-
unit structure shall be set back an average of 10 feet from the second floor front
façade.
C. Front and Side Setbacks.
1. The front yard setback on Arcadia Terrace and Seaview Terrace
shall be 30 feet measured from the center line of the walkway.
2. In the R2, R3, and R4 Districts, the street side setback shall be at
least 15 percent of the parcel width but no less than 6 feet and is not required to
exceed 10 feet.
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3. Where a corner parcel in an R2, R3, or R4 District abuts a parcel in
an R1 District, the street side setback shall be at least half of the required front
setback in the adjacent R1 District.
D. Transition Requirements Adjacent to R1 District. Where an R2, R3, or
R4 District adjoins an R1 District, the following standards apply:
1. The maximum height within 25 feet of an R1 District is 23 feet for a
building with a flat roof. A building with a pitched roof may be built to the maximum
height.
2. The building setback from an R1 District boundary shall be 10 feet
for interior side setbacks and 20 feet for rear setbacks.
3. A landscaped planting area, a minimum of 5 feet in width, shall be
provided along all R1 District boundaries. A tree screen shall be planted in this
area with trees planted at a minimum interval of 15 feet.
E. Special Project Design and Development Standards. The new
construction of or new addition to a principal building shall comply with the following
standards:
1. Street-facing pedestrian entries shall not be located below grade,
and any excavation to access the entry shall be prohibited.
2. An additional 5-foot setback beyond the minimum front yard setback
set forth in Section 9.08.030 is required for at least 25 percent of the width of the
front façade. This setback shall be fully integrated into the building through
balconies, decks, or other elements that articulate the front of the building.
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3. All required setbacks set forth in Section 9.08.030 shall be open to
the sky except for permitted architectural projections contained in Section
9.21.110.
4. Mezzanines shall be concealed within the building and shall not
appear as an additional story on the exterior building façade.
5. An additional 2-foot average side yard setback from the minimum
requirement set forth in Section 9.08.030 shall be provided at each story. Setback
areas greater than 5 feet in depth from the minimum side yard setback, or the area
used to comply with the additional setback requirements of this Section, shall not
be used to satisfy compliance with this requirement.
6. The allocation of allowable parcel coverage area shall be distributed
to provide clear delineation between individual units through: changes in wall
plane, in plan or section; use of additional stepbacks; use of decks or balconies;
or other architectural and spatial manipulation. A change in plane to differentiate
individual units shall be a minimum of 12 inches. However, more than one but no
more than 3 units may be grouped together for the purpose of providing a shared
entry, balcony or other common exterior space.
F. Courtyards. Parcels having a width greater than 99 feet and located in the
R2, R3, or R4 District shall provide a courtyard on the lot. Courtyards shall comply with
the following design criteria:
1. Courtyards shall be no less than 10 percent of the total lot area and
in no case less than 1,000 square feet with a minimum width and length of 18 feet
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measured parallel to the front and side parcel lines. Required setback area shall
not count toward the minimum width and length or 1,000 square foot requirement.
2. Courtyards shall be open to the sky, but may include permitted
projections set forth in Section 9.21.110 for side yard projections. If mechanical or
utility equipment is placed in the courtyard, it shall be screened visually and
acoustically and shall not encroach into the minimum courtyard area.
3. A minimum of 50 percent of the courtyard’s perimeter shall be
enclosed by a building.
4. Courtyards shall be visible and accessible from the sidewalk and
each ground floor unit. Courtyards shall be visible from the street with a minimum
10-foot wide opening that is open to the sky. For openings less than 18 feet in
width into courtyards, the depth of the opening shall not exceed twice the width of
the opening.
5. At least 50 percent of courtyard areas shall be planted pursuant to
Sections 9.26.060 and 9.26.070. Planting shall be at grade or in finished planters
not exceeding 18 inches above finished grade. At least one canopy tree in a tree
well providing a minimum soil volume pursuant to Section 9.26.050(A)(3) shall be
planted in all courtyards.
6. The majority of primary entrances to all ground floor units shall be
accessed from the street frontage or courtyard.
G. Planting Areas. The following areas shall be landscaped and may count
toward the total area of site landscaping required by Table 9.08.030.
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1. Setback Areas Adjacent to Streets. All visible portions of a
required setback area adjacent to a street that are not used for driveways or walks
shall be dedicated for planting areas or landscaping. These areas shall be planted
with the appropriate number and sizes of trees as necessary to provide shade and
to increase a project’s energy efficiency. Recreational vehicles, utility trailers,
unmounted camper tops, boats, cars, trucks, motorcycles, or other vehicles shall
not be parked or stored within a required planting or landscape area.
2. Interior Side Setback Areas. At least 50 percent of each required
setback area shall be planting area, except that for parcels less than 50 feet in
width, 50 percent of any one interior side setback area shall be planted.
3. Adjacent to R1 Districts. A continuous planting area having a
minimum width of 5 feet is provided along interior parcel lines when an R2, R3, or
R4 District is adjacent to an R1 District.
SECTION 10. Santa Monica Municipal Code Section 9.09.010 is hereby amended
to read as follows:
9.09.010 Purpose
The purposes of the “Ocean Park Neighborhood” Districts are to:
A. Maintain the Ocean Park neighborhood as an eclectic residential
neighborhood that maintains its identity as a beach-oriented community in the middle of
a thriving urban environment.
B. Ensure that the scale and design of new or rehabilitated development is
sensitive to the scale and massing of existing adjacent structures and with the
surrounding neighborhood context.
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C. Provide for the maintenance and continuation of a mixture of residential
building types that range from older single-unit homes, duplexes, and triplexes to multi-
unit housing.
D. Protect the quality of life of neighborhood residents against potential impacts
related to development—traffic, noise, air quality, and the encroachment of commercial
activities.
E. Ensure adequate light, air, privacy, and open space for each dwelling.
F. Avoid overburdening public facilities, including sewer, water, electricity, and
schools, by an influx and increase of people to a degree larger than the City’s geographic
limits, tax base, or financial capabilities can reasonably and responsibly accommodate.
G. Provide sites for institutional, residential, and neighborhood serving uses such
as day care, parks, community facilities, and neighborhood stores that provide goods and
services to support daily life within walking distance of neighborhoods and complement
surrounding residential development.
The specific designations and the additional purposes of the Ocean Park Districts are:
OP1 Ocean Park Single Unit Residential. This Zoning District is intended to
maintain areas where single unit housing predominates. This District allows for single unit
housing on individual parcels at densities of one unit plus one accessory dwelling unit
and one junior accessory dwelling unit per legal parcel. In addition to detached single unit
dwellings, accessory dwelling units, and junior accessory dwelling units, this District
provides for uses such as parks and family day care that may be appropriate in a
residential environment.
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OPD Ocean Park Duplex Residential. This Zoning District is intended to maintain
areas where single unit and duplex residential uses predominate and is in particular,
intended to preserve the unique characteristics of the Copeland Court walk street. In
addition to detached single unit dwellings, accessory dwelling units, junior accessory
dwelling units, and duplexes, this District provides for uses such as parks and family day
care, transitional housing, hospice facilities, and neighborhood serving uses such as
childcare and community facilities that may be appropriate in a residential environment.
OP2 Ocean Park Low Density Residential. This Zoning District is intended to
provide a variety of low-density housing types that reflects the distinct identity of the
Ocean Park neighborhood. These types include single unit dwellings, accessory dwelling
units, junior accessory dwelling units, duplexes and triplexes, townhouses, and courtyard
housing with at least 2,000 square feet of parcel area per unit exclusive of City and State
density bonuses. In addition to low density residential development, this District provides
for uses such as transitional housing or hospice facilities, family day care, and
neighborhood serving uses such as childcare, neighborhood grocery stores, and
community facilities that may be appropriate in a residential environment.
OP3 Ocean Park Medium Density Residential. This Zoning District is intended
to maintain a variety of multi-unit housing types with at least 1,500 square feet of parcel
area per unit or 1,250 square feet of parcel area per unit for projects that provide identified
community benefits. Types of dwelling units include low- and medium-scale single-unit
dwellings, multiple-unit dwellings, townhouses, courtyard housing, duplexes, triplexes,
accessory dwelling units, and junior accessory dwelling units. This District also provides
for residential facilities such as transitional housing and hospice facilities, family day care,
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and neighborhood serving uses such as childcare, neighborhood grocery stores, and
community facilities that may be appropriate in a residential environment.
OP4 Ocean Park High Density Residential. This Zoning District is intended to
provide areas for multi-unit housing at greater intensities than other Ocean Park
Neighborhood districts. Housing types include single-unit dwellings, three- to four-story
multi-unit housing projects, duplexes, triplexes, accessory dwelling units, and junior
accessory dwelling units. This District also provides residential facilities such as assisted
living, transitional housing, and hospice facilities, family day care, hotels, and
neighborhood-serving uses such as childcare, neighborhood grocery stores, and
community facilities that may be appropriate in a residential environment.
SECTION 11. Santa Monica Municipal Code Section 9.09.020 is hereby amended
to read as follows:
9.09.020 Land Use Regulations
Table 9.09.020 prescribes the land use regulations for Ocean Park Neighborhood
Districts. The regulations for each district are established by letter designations listed
below. These designations apply strictly to the permissibility of land uses; applications for
buildings or structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
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“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“–” designates uses that are not permitted.
Land uses are defined in Chapter 9.51, Use Classifications. Use classifications and sub-
classifications not listed in the table are prohibited. Accessory uses are permissible when
they are determined by the Zoning Administrator to be necessary and customarily
associated with and appropriate, incidental, and subordinate to, the principal uses and
which are consistent and not more disturbing or disruptive than permitted uses. The table
also notes additional use regulations that apply to various uses. Section numbers in the
right-hand column refer to other Sections of this Ordinance.
TABLE 9.09.020: LAND USE REGULATIONS—OCEAN PARK NEIGHBORHOOD DISTRICTS
Use Classification OP1 OPD OP2 OP3 OP4 Additional Regulations
Residential Uses
Residential Housing
Types See sub-classifications below.
Single Unit Dwelling P P P P P
Accessory Dwelling
Unit P P P P P
Section 9.31.025, Accessory
Dwelling Units and Junior
Accessory Dwelling Units
Junior Accessory
Dwelling Unit
P P P P P Section 9.31.025, Accessory
Dwelling Units and Junior
Accessory Dwelling Units
Duplex – P P P P
Multiple-Unit
Structure – – P P P
Senior Citizen Multiple-Unit Residential – – P P P
Single-Room
Occupancy
Housing
– – P P P
Group Residential – – MUP MUP MUP
Congregate
Housing – – P P P
Senior Group
Residential – L (2) P P P Section 9.31.310, Senior Group
Residential
Elderly and Long-
Term Care – – CUP CUP CUP
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TABLE 9.09.020: LAND USE REGULATIONS—OCEAN PARK NEIGHBORHOOD DISTRICTS
Use Classification OP1 OPD OP2 OP3 OP4 Additional Regulations
Emergency
Shelters – – CUP CUP CUP Section 9.31.130, Emergency
Shelters
Family Day Care See sub-classifications below.
Large P P P P P Section 9.31.140, Family Day
Care, Large
Small P P P P P
Residential Facilities See sub-classifications below.
Residential Care,
General – – MUP MUP MUP Section 9.31.270, Residential
Care Facilities
Residential Care,
Limited P P P P P Section 9.31.270, Residential
Care Facilities
Residential Care, Senior L (2) L (2) L
(3)/MUP L (3)/MUP L (3)/MUP Section 9.31.270, Residential
Care Facilities
Hospice, General – MUP MUP MUP MUP
Hospice, Limited P P P P P
Supportive Housing P P P P P
Transitional
Housing P P P P P
Public and Semi-Public Uses
Adult Day Care CUP CUP CUP CUP CUP
Child Care and Early
Education Facilities CUP CUP CUP CUP CUP Section 9.31.120, Child Care
and Early Education Facilities
Community Assembly – – CUP CUP CUP
Community Gardens P P P P P
Cultural Facilities – CUP CUP CUP CUP Limited to Designated
Landmarks
Park and Recreations
Facilities, Public P P P P P
Schools, Public or
Private CUP CUP CUP CUP CUP
Commercial Uses
Food and Beverage
Sales See sub-classifications below.
General Market – – CUP (4) CUP (4) CUP (4)
Section 9.31.040, Alcoholic
Beverage Sales
Section 9.31.150, General
Markets in Residential Districts
Lodging See sub-classifications below.
Bed and Breakfast – – CUP CUP CUP
Within Designated Landmarks
only.
Section 9.31.090, Bed and
Breakfasts
Hotels and Motels – – – – CUP
Transportation, Communication, and Utilities Uses
City Bikeshare Facility P P P P P
Utilities, Minor P P P P P
Specific Limitations:
(1) Reserved
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(2) Limited to facilities for 6 or fewer residents; facilities for more than 6 residents not permitted.
(3) Limited to facilities for 6 or fewer residents. Facilities for more than 6 residents require a Minor Use
Permit.
(4) Only stores up to 2,500 square feet may be allowed with approval of a Conditional Use Permit. Stores
must be located at least 300 feet from a commercial district with a Food and Beverage Service use.
SECTION 12. Santa Monica Municipal Code Section 9.09.030 is hereby amended
to read as follows:
9.09.030 Development Standards
Table 9.09.030 prescribes development standards for Ocean Park Neighborhood
Districts. Additional regulations are denoted with Section numbers in the right-hand
column or with individual letters in parentheses. Section numbers refer to other Sections
of this Article, while individual letters in parentheses refer to subsections that directly
follow the table.
TABLE 9.09.030: DEVELOPMENT STANDARDS—OCEAN PARK NEIGHBORHOOD DISTRICTS
Standard OP1 OPD OP2 OP3 OP4 Additional Regulations
Parcel and Density Standards
Minimum Parcel Size (sq. ft.) 4,000 5,000 5,000 5,000 5,000
Maximum Parcel Size (sq. ft.) See
9.21.030(B)
See
9.21.030(B)
See
9.21.030(B)
See
9.21.030(B)
See
9.21.030(B)
Minimum Parcel Width (ft.) 25 50 50 50 50
Minimum Parcel Depth (ft.) 80 100 100 100 100
Minimum Parcel Area (sq. ft.) per Unit
Tier 1—Base Standard N/A
2 units
per
parcel
2,000 1,500 1,250 See (A)
Building Form and Location
Maximum Number of Stories
Tier 1—Base Standard 2 2 2 See (B) 2 3
100% Affordable Housing
Projects 2 No limit
to stories
No limit
to stories
No limit
to stories
No limit
to stories
Maximum Building Height (ft.)
Base Standard—Flat Roofs; Roofs Pitched Less Than 1:3 20 23 23 See
(B) 23 35
Pitched Roofs 27 30 30 See
(B) 30 35
The walls of the building
may not exceed the
maximum height
required for a flat roof
Maximum Parcel Coverage (% of Parcel Area)
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TABLE 9.09.030: DEVELOPMENT STANDARDS—OCEAN PARK NEIGHBORHOOD DISTRICTS
Standard OP1 OPD OP2 OP3 OP4 Additional Regulations
Tier 1—Base Standard 50 50 50 50 50
55% for parcels less
than 35 ft. in width in
OP1
100% Affordable Housing
Projects 60 60 60 60 60
Minimum Setbacks (ft.)
Front
Except for OPD, a one-
story covered or
uncovered porch open
on 3 sides may
encroach 6 ft. into the
required front setback if
the roof does not
exceed a height of 14 ft.
and the porch width
does not exceed 40% of
the building width at the
front of the building
15 30 20 20 15
[10, if
average of
adjacent
dwelling(s)
is 10 ft. or
less]
measured
from the
centerline
of the
walkway
[15, if
average of
adjacent
dwelling(s)
is 15 ft. or
less]
[15, if
average of
adjacent
dwelling(s)
is 15 ft. or
less]
[10, if
average of
adjacent
dwelling(s)
is 10 ft. or
less]
Side—Blank walls and
walls containing
secondary windows on
parcels less than 50 ft. in
width
Greater of 4 ft. or 10% of parcel width 3 ft. for parcels less than
35 ft. in width in OP1
Side—Blank walls and
walls containing
secondary windows on
parcels 50 ft. or more in
width
See formula in (C)
Side—Walls containing
primary windows on
parcels less than 50 ft. in
width
8 ft. setback from property line. 12 ft. of separation
must be maintained between primary window and
any adjacent structures
3 ft. for parcels less than
35 ft. in width in OP1
Side—Walls containing primary windows on parcels 50 ft. or more in width
12 ft. See (C)
Street Side—Parcels less
than 50 ft. in width
Greater
of 4 ft. or
10% of
parcel
width
See formula in (C) 3 ft. for parcels less than
35 ft. in width in OP1
Street Side—Parcels 50 ft. or more in width See (C) 10 ft. See (C)
Rear 10 15 15 15 15
Parking See Sections 9.28.070, Location of Parking and 9.28.120, Parking Design and
Development Standards
Minimum Spacing between
Buildings (ft.) – Buildings
facing each other on the
same lot
– See (D) See (D) See (D) See (D)
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TABLE 9.09.030: DEVELOPMENT STANDARDS—OCEAN PARK NEIGHBORHOOD DISTRICTS
Standard OP1 OPD OP2 OP3 OP4 Additional Regulations
Transition Requirements
Adjacent to OP1 or OPD
Districts
– – See (F) See (F) See (F)
Open Space & Landscaping
Minimum Outdoor Living Area
(sq. ft.) per Dwelling Unit
Section 9.21.090,
Outdoor Living Area
Private NA 60 60 60 60
Required only of
projects with 2 or more
units
Total NA 150 150 150 100
Required only of
projects with 2 or more
units
Minimum Planting Area (% of
parcel area) 25 25 25 25 20
See (G), Chapter 9.26,
Landscaping. Required
only of projects with 2 or
more units
Additional Standards
Accessory Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling
Units
Accessory Structures Section 9.21.020, Accessory Buildings and Structures
Exceptions to Height Limits Section 9.21.060, Height Exceptions
Fences and Walls Section 9.21.050, Fences, Walls, and Hedges
Home Occupation Section 9.31.160, Home Occupation
Junior Accessory Dwelling
Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling
Units
Landscaping Section 9.09.030(G), Chapter 9.26, Landscaping
Lighting Section 9.21.080, Lighting
Off-Street Parking and
Loading Chapter 9.28, Parking, Loading, and Circulation
Projections into Required
Setbacks Section 9.21.110, Projections into Required Setbacks
Screening Section 9.21.140, Screening
Solar Energy Systems Section 9.21.150, Solar Energy Systems
Trash Screening and
Enclosure Section 9.21.130, Resource Recovery and Recycling Standards
A. Maximum Density. The following additional rules apply to the maximum
residential density:
1. Calculation of Units—Remainder Parcel Area. An additional unit
is allowed on a parcel if, after calculating the allowed number of units based on the
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minimum required parcel area per unit stated in Table 9.09.030 for the respective
district, the excess parcel area equals or exceeds the following:
a. 1,000 square feet in OP2.
b. 750 square feet in OP3.
c. 625 square feet in OP4.
2. Parcels Less Than 4,000 Square Feet. No more than one dwelling
unit shall be permitted on a parcel 4,000 square feet or less in area.
3. Parcels over 10,000 Square Feet—OP2 District. In the OP2
District, the maximum density on parcel that have an area of 10,000 square feet or
more or a combined street frontage of 100 feet or more shall be one dwelling unit
for each 2,500 square feet of combined lot area, except where 100 percent of the
proposed units are deed restricted for very low, low, middle, and/or moderate
income housing, in which case the density shall be one unit for each 2,000 square
feet of parcel area.
4. Parcels over 15,000 Square Feet—OP3 District. In the OP3
District, the maximum density on parcel that have an area of 15,000 square feet or
more or exceed a combined street frontage of 150 feet shall be one dwelling unit
for each 2,000 square feet (OP3) of combined parcel area, except where 100
percent of the proposed units are deed restricted for very low, low, middle, and/or
moderate income housing, in which case the density shall be one unit for each
1,500 square feet of parcel area.
5. Accessory Dwelling Units and Junior Accessory Dwelling Units.
Notwithstanding anything to the contrary in this subsection (A), accessory dwelling
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units and junior accessory dwelling units established in accordance with Section
9.31.025 shall be deemed to meet the allowable density for the parcel on which
the accessory dwelling unit or junior accessory dwelling unit is located.
B. Maximum Height on Sloped Parcels—OP2 District. In the OP2 District,
on upslope parcel where the change in elevation is 10 feet or greater from the finished
surface of the sidewalk adjacent to the property line to the required rear setback line, the
maximum allowable height for structures is:
1. One story and 14 feet in height for the first 15 feet of horizontal
distance on the parcel measured from the front parcel line.
2. 2 stories and 18 feet for a flat roof or 23 feet for a pitched roof for that
portion of the structure located between 15.1 feet and 30 feet from the front parcel
line.
3. The maximum permitted height for structures beyond 30 feet from
the front parcel line shall be 2 stories and 23 feet for a flat roof or 30 feet for
structures with a pitched roof.
4. The finished grade shall be no more than 3 feet below or above the
theoretical grade line at any point adjacent to a building if excavation occurs. An
opening to a garage may remain unexcavated.
C. Front and Side Setbacks.
1. The front yard setback on Copeland Court shall be 30 feet measured
from the center line of the walkway.
2. The following formula shall be used to determine the required side
setback for blank walls and walls containing secondary windows. In the OP1
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District, this formula shall also be used to determine the required street side
setback on lot parcels 50 feet or more in width. In the OP2, OP3, and OP4 districts,
it shall be used to determine the required street side setback on parcels less than
50 feet in width. The setback is calculated as follows:
Setback (ft.) = 5 + (stories x parcel width)
50
3. Within the required side setback area for corner parcels 50 feet or
greater in width, covered or uncovered stairways or porches not exceeding 35
percent of the building frontage on the street side may encroach up to 5 feet into
the required side setback.
4. Within the required side or street side setback area for parcels 50
feet or greater in width, the second floor side setback above a primary window
shall not project more than 2 feet into the required side setback.
D. Building Spacing. Buildings that face each other on the same lot shall be
separated by the following minimum distances:
1. 15 feet if one building has primary windows facing the other.
2. 25 feet when the windows of primary spaces in both buildings face
each other on the ground or second level, except 15 feet when they are visually
separated by a solid wall or opaque fence over 5 feet 6 inches in height.
3. 10 feet when secondary windows face each other or when a
secondary window faces a blank wall.
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E. Roof Decks. The handrail surrounding a roof deck shall be set back a
minimum of three feet from the edge of the building at the side and rear yards.
F. Transition Requirements Adjacent to OP1 or OPD District. Where an
OP2, OP3 or OP4 District adjoins an OP1 or OPD District, the following standards apply:
1. The maximum height within 25 feet of an OP1 or OPD District is 23
feet for a building with a flat roof and 27 feet for a building with a pitched roof.
2. The building setback from an OP1 or OPD District boundary shall be
10 feet for interior side setbacks and 20 feet for rear setbacks.
3. A landscaped planting area, a minimum of 5 feet in width, shall be
provided along all OP1 or OPD District boundaries. A tree screen shall be planted
in this area with trees planted at a minimum interval of 15 feet.
FIGURE 9.09.030.F: TRANSITION REQUIREMENTS ADJACENT TO OP1 OR OPD
DISTRICT—
OCEAN PARK NEIGHBORHOOD DISTRICT
G. Planting Areas. The following areas shall be landscaped, and may count
toward the total area of site landscaping required by Table 9.09.030.
1. Setback Areas Adjoining Streets. All visible portions of a required
setback area adjoining a street that are not used for driveways or walks shall be
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planting area or landscape. Recreational vehicles, utility trailers, un-mounted
camper tops, boats, cars, trucks, motorcycles, or other vehicles shall not be parked
or stored within a required planting or landscape area.
2. Interior Setback Areas. At least 50 percent of each required interior
side setback and rear setback shall be planting area having a minimum width of
7.5 feet adjoining a side or rear parcel line. The width of a required planting area
may be reduced to 3 feet in one side or rear setback areas adjoining a driveway
or patio, and a nonresidential accessory structure may occupy a portion of the
planting area in a rear setback area.
3. Adjoining OP1 and OPD Districts. A continuous planting area
having a minimum width of 5 feet shall be provided along interior parcel lines when
an OP2, OP3, or OP4 District adjoins an OP1 or OPD District.
SECTION 13. Santa Monica Municipal Code Section 9.10.040 is hereby amended
to read as follows:
9.10.040 Land Use Regulations
Table 9.10.040 prescribes the land use regulations for Downtown Districts. The
regulations for each district are established by letter designations below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
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“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“—” designates uses that are not permitted.
Land uses are defined in Chapter 9.51 (“Use Classifications”) of Article 9 of the Santa
Monica Municipal code (“Zoning Ordinance”). Use classifications and sub-classifications
not listed in the table are prohibited. Accessory uses are permissible when they are
determined by the Zoning Administrator to be necessary and customarily associated with
and appropriate, incidental, and subordinate to, the principal uses and which are
consistent and not more disturbing or disruptive than permitted uses. The table also notes
additional use regulations that apply to various uses. Section numbers in the right-hand
column refer to other Sections of this Ordinance.
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Residential Uses
Residential Housing
Types
See sub-classifications below.
Single Unit Dwelling L(1) L(1) L(1) L(1) L(1) L(1) L(1)
Accessory Dwelling Unit P P P P P P P
Section 9.31.025,
Accessory
Dwelling Units
and Junior
Accessory
Dwelling Units Junior Accessory Dwelling Unit P P P P P P P Section 9.31.025,
Accessory
Dwelling Units
and Junior
Accessory
Dwelling Units
Duplex P L(3) L(1) L(1) L(1) L(1) L(1)
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Multiple-Unit Structure L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Senior Citizen
Multiple-Unit
Residential
L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Single-Room
Occupancy
Housing
L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Group Residential MUP MUP,
L(3)
MUP,
L(1) MUP, L(1) MUP MUP MUP
Congregate Housing P MUP,
L(3) CUP, L(1) CUP, L(1) MUP MUP MUP
SMMC Section
9.31.110,
Congregate and
Transitional
Housing
Senior Group Residential P MUP,
L(3)
MUP,
L(1) MUP, L(1) MUP,
L(1)
MUP,
L(1)
MUP,
L(1)
SMMC Section
9.31.310, Senior
Group
Residential Elderly and Long-Term Care P L(3) L(1) L(1) L(1) L(1) L(1)
Emergency
Shelters L(6)/CUP L(6)/ CUP CUP/L(1) L(1),
L(6)/CUP L(6)/CUP L(6)/
CUP
L(6)/
CUP
Family Day Care See sub-classifications below.
Large L(1) L(3) L(1) L(1) L(1) L(1) L(1)
SMMC Section
9.31.140, Family
Day Care, Large
Small L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Residential Facilities See sub-classifications below.
Residential Care,
General P L(3) L(1) L(1) P L(1) L(1) SMMC Section
9.31.270,
Residential Care
Facilities
Residential Care, Limited P L(3) L(1) L(1) P L(1) L(1)
Residential Care, Senior P L(3) L(1) L(1) P L(1) L(1)
Hospice, General P L(3) L(1) L(1) P L(1) L(1)
Hospice, Limited P L(3) L(1) L(1) P L(1) L(1)
Supportive Housing P L(3) L(1) L(1) L(1) L(1) L(1)
Transitional
Housing P L(3) L(1) L(1) L(1) L(1) L(1)
Public and Semi-Public Uses
Adult Day Care L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Child Care and Early Education Facilities P P L(1) P P P P
SMMC Section
9.31.120, Child
Care and Early
Education
Facilities
Colleges and Trade Schools, Public or Private CUP L(1) L(1) L(1) L(1) L(1) L(1)
Community Assembly L(7)/CUP CUP - P CUP L(1) L(7)/
CUP
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Community Gardens P P - P P P P
Cultural Facilities P P P P P P P
Hospitals and Clinics P P L(1) L(1) P - P
Park and Recreation Facilities, Public P P P P P P P
Public Safety
Facilities P P P P P P P
Schools, Public or Private CUP L(3) L(1) P P - CUP
Social Service Centers P P - P P P P
SMMC Section
9.31.350, Social
Service Centers
Commercial Uses
Animal Care, Sales,
and Services See sub-classifications below.
Grooming and Pet Stores L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/ CUP L(5)/
CUP
L(5)/
CUP
No more than 10
dogs or cats can
be kept overnight
Pet Day Care
Services MUP MUP - MUP MUP MUP MUP
Veterinary Services MUP MUP - MUP MUP - MUP
Automobile/Vehicle
Sales and Service See sub-classifications below.
Alternative Fuels
and Recharging
Facilities
CUP/
L(19)
CUP/
L(19) - - CUP/
L(19) - -
Automobile Rental L(10) L(10) L(10) L(10) L(10) L(10) L(10)
Automobile
Storage Use
- - - - - - -
New Automobile/Vehicl
e Sales and
Leasing
L(8),
L(5)/CUP
L(8),
L(5)/CUP
L(8),
L(5)/CUP
L(8),
L(5)/CUP
L(8),
L(5)/CUP
- -
Additions 7,500 sq ft or less to Automobile/ Vehicle Sales and Leasing
buildings
existing as of
7/06/2010
L(20)/
MUP
- - - - - -
SMMC Section
9.31.070
Automobile/
Vehicle Sales,
Leasing, and
Storage Additions larger than 7,500 sq ft
to
Automobile/Vehi
cle Sales and
Leasing
buildings
existing as of
7/06/2010
L(20)/
CUP
- - - - - -
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Automobile/Vehicle Repair, Major
L(19) - - - - - -
Automobile/Vehicl
e Service and
Repair, Minor
L(19) - - - - - -
Automobile/Vehicl
e Washing
L(19) - - - - - -
Service Station L(19) L(19) - - L(19) - -
Towing and
Impound
- - - - - - -
Banks and Financial
Institutions
See sub-classifications below.
Banks and Credit Unions L(4)/CUP L(3),
L(5)/CUP
- - L(4)/ CUP L(4)/
CUP
L(4)/
CUP
Check Cashing
Businesses
- - - - - - -
Business Services L(5)/CUP L(5)/CUP - L(5)/CUP L(5)/ CUP L(5)/
CUP
L(5)/
CUP
Commercial
Entertainment and
Recreation
See sub-classifications below.
Cinemas &
Theaters, up to 99 seats
- CUP P P P - -
Cinemas &
Theaters, more
than 99 seats
- - CUP CUP CUP - -
Convention and Conference Centers
CUP CUP CUP CUP CUP CUP CUP
Large-Scale Facility L(21)/CU
P
L(21)/CU
P
L(21)/CU
P
L(21)/CUP L(21)/CU
P
L(21)/
CUP
-
Small-Scale
Facility
L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/
CUP
L(5)/
CUP
SMMC Section
9.31.340, Small
Scale Facility
Fortunetelling P P P P P P P
Eating and Drinking
Establishments
See sub-classifications below.
Bars/Nightclubs/
Lounges
CUP CUP CUP CUP CUP CUP
(10)
-
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Restaurants, Full-Service, Limited Service & Take-out (2,500 sq ft and smaller, including Outdoor Dining and
Seating)
P P P P P P P
SMMC Section
9.31.040,
Alcoholic
Beverage Sales
Restaurants, Full-Service, Limited Service & Take-out (2,501 – 5,000 sq ft, including Outdoor Dining and
Seating)
MUP P P P P P MUP SMMC Section
9.31.280,
Restaurants,
Limited Service,
and Take-Out
Only
Restaurants, Full-Service, Limited Service & Take-out (greater than 5,000 sq ft, including Outdoor Dining and
Seating)
CUP P P P P P CUP
SMMC Section
9.31.200,
Outdoor Dining
and Seating
Equipment Rental - - - - L(5)/
CUP
- -
Food and Beverage
Sales
See sub-classifications below.
Convenience
Market
CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/C
UP
- SMMC Section
9.31.040,
Alcoholic
Beverage Sales
Farmers’ Market CUP P P P P P P
General Market L(12)/
CUP
L(12)/
CUP
L(12)/
CUP
L(12)/CUP L(12)/
CUP
L(12)/
CUP
L(12)/
CUP
SMMC Section
9.31.040,
Alcoholic
Beverage Sales
Liquor Stores
CUP CUP CUP CUP CUP CUP -
Funeral Parlors and Mortuaries
CUP - - - - - -
Instructional Services
L(5)/CUP L(3),
L(5)/CUP
L(1),
L(5)/CUP
L(5)/CUP L(5)/CUP L(1),
L(5)/
CUP
L(1),
L(5)/
CUP
Live-Work L(13) L(3)(13) L(1)(13) L(13) L(13) L(1)(1
3)
L(13) SMMC Section
9.31.170, Live-
Work
Lodging See sub-classifications below.
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Bed and Breakfast MUP MUP MUP MUP MUP MUP MUP SMMC Section
9.31.090, Bed
and Breakfasts
Hotels and Motels CUP CUP CUP CUP CUP CUP CUP,
L(19)
Maintenance and
Repair Services
L(5)/CUP - - - - - -
Nurseries and Garden Centers L(5)/CUP L(5)/CUP - L(5)/CUP L(5)/CUP - L(5)/
CUP
SMMC Section
9.31.220,
Outdoor Retail
Display and
Sales
Offices See sub-classifications below.
Business and
Professional
L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Creative L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Medical and
Dental
L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Walk-In Clientele L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(5)/CUP L(3),
L(5)/CUP
L(5)/
CUP
L(5)/
CUP
Outdoor Newsstands MUP MUP MUP MUP MUP MUP MUP SMMC Section
9.31.210,
Outdoor
Newsstands Parking, Public or Private CUP CUP - CUP CUP,
L(11)
- CUP
Personal Services See sub-classifications below.
General Personal Services L(5)/CUP L(5)/CUP L(1),
L(5)/CUP
L(5)/CUP L(5)/CUP - L(5)/
CUP
SMMC Section
9.31.230,
Personal Service
Physical Training L(17),
L(5)/CUP
L(17),
L(5)/CUP
L(1),
L(17),
L(5)/CUP
L(17),
L(5)/CUP
L(17),
L(5)/CUP
L(17),
L(5)/
CUP
L(17),
L(5)/
CUP
Tattoo or Body
Modification Parlor
MUP MUP MUP MUP MUP MUP - SMMC Section
9.31.230,
Personal Service
Retail Sales See sub-classifications below.
Building Materials Sales and Services
P - - - - - - SMMC Section
9.31.220,
Outdoor Retail
Display and
Sales
General Retail
Sales, Small-
Scale
L(5)/CUP L(5)/CUP P L(5)/CUP L(5)/ CUP L(5)/
CUP
L(5)/
CUP
General Retail Sales, Medium-
Scale
CUP CUP CUP CUP CUP - CUP
General Retail Sales, Large-Scale
- - - - - - -
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Medical Marijuana Dispensaries
CUP - - - - - - SMMC Section
9.31.185,
Medical
Marijuana
Dispensaries
Pawn Shops
- - - - - - -
Swap Meets
- - - - - - -
Industrial Uses
Artist’s Studio
P P L(1) L(1) P P P
Commercial
Kitchens
- - - - CUP - -
Media Production
See sub-classifications below.
Support Facilities
L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Transportation, Communication, and Utilities Uses
Bus/Rail Passenger
Stations
P P P P P - P
City Bike Share Facility
P P P P P P P
Communication Facilities
See sub-classifications below.
Antennas and Transmission Towers
- - - - - - -
Equipment within Buildings
- - - - - - -
Light Fleet-Based
Services
- - - - MUP - -
Utilities, Major
L(18) - - - - - -
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Utilities, Minor
P P P P P P P
Specific Limitations:
(1) Limited to upper floors, and on the ground floor where the entire tenant space including the primary
entry shall be located at least 50 feet from the front property line, except for residential units shall be
limited to upper floors only.
(2) (Reserved)
(3) Between 4th and 4th Court, permitted in mid-block parcels on the ground floor and upper floors. On all
other parcels, permitted anywhere on the ground floor if the space has street frontage and was occupied
by office on, or is vacant but was occupied by office in the 12 months preceding, the date this Ordinance
is effective; otherwise, permitted on upper floors and on the ground floor where the entire tenant space
including the primary entry is located at least 50 feet from the front property line.
(4) Permitted except no ground floor tenant space shall exceed 20 linear feet of ground floor street frontage
without a Conditional Use Permit.
(5) Permitted if within buildings existing as of the date the ordinance codified in this Chapter is effective.
Permitted in new buildings, except:
(a) No individual ground floor tenant space shall occupy more than 7,500 square feet of floor area
and/or exceed 50 linear feet of ground floor street frontage without a Conditional Use Permit.
(b) Ground floor tenant spaces in the Santa Monica Place are not subject to size limitations.
(6) Limited to shelters containing less than 55 beds; Conditional Use Permit required for emergency
shelters with 55 or more beds.
(7) Any community assembly facility abutting a residential district shall require approval of a Conditional
Use Permit.
(8) Limited to alternative fuel vehicle automobile dealer showrooms only.
(9) (Reserved)
(10) Permitted as an ancillary use to support a primary use.
(11) Limited to public parking facilities only.
(12) General Markets greater than 15,000 square feet require approval of a Conditional Use Permit, except
general markets in the Mixed-Use Boulevard district greater than 25,000 square feet require approval
of a Conditional Use Permit.
(13) If the commercial use requires a MUP or CUP, an application shall be required in accordance with
SMMC, Chapter 9.41. Even if the commercial use would otherwise be permitted, no such use shall be
approved where, given the design or proposed design of the live-work unit, there would be the potential
for adverse health impacts from the proposed use on the people residing in the unit. An example of a
potential health impact is the potential for food contamination from users that generate airborne
particulates in a unit with an unenclosed kitchen.
(14) All new construction requires approval of a Conditional Use Permit or permitted if within buildings
existing as of the date the ordinance codifie in this Chapter is effective, except:
(a) New additions of 50% or more additional square footage to an existing building at any one time,
or incrementally, after the effective date of the ordinance codified in this Chapter, requires
approval of a Conditional Use Permit.
(b) No ground floor, street-fronting, non-office or non-media production support facility use, non-
medical or non-dental office use tenant space shall be changed into an individual office use or
a media production support facility use, or individual medical or dental office use occupying
more than 7,500 square feet of floor area and/or exceeding 50 linear feet of street frontage
without the approval of a Conditional Use Permit.
(15) (Reserved)
(16) Limited to public parking facilities only.
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(17) Youth-serving personal services, physical training requires review and approval of passenger loading
and drop-off plan by the Director.
(18) Limited to electric distribution substations.
(19) Limited to legally established existing uses as of the date this Specific Plan is effective.
(20) Auto dealerships existing as of July 6, 2010 are considered permitted uses. Expansions to existing
dealerships conforming to the urban auto dealership format standards in Section 9.31.070,
Automobile/Vehicle Sales, Leasing and Storage are permitted. Expansions to existing dealerships of
7,500 square feet or less that do not conform to the urban auto dealership format standards shall require
an MUP. Expansions to existing dealerships larger than 7,500 square feet that do not conform to the
urban auto dealership formal standards shall require a CUP.
(21) No individual Fitness Center tenant space shall exceed 100 linear feet of ground floor street frontage
without the approval of a Conditional Use Permit.
A. Conversion of Any Portion of an Eating and Drinking Establishment to
Any Other New or Expanded Use Located on the Ground Floor within the BC
(Promenade) District.
1. The conversion of any portion of an eating and drinking
establishment in existence as of the effective date of this Plan to any other new or
expanded use located on the ground floor within the BC (Promenade) District shall
obtain a Conditional Use Permit subject to the following additional findings being
made in the affirmative:
a. The proposed use would preserve the unique mixture of restaurants,
retail, and entertainment on the Third Street Promenade and maintain the
vitality and diversity of the Promenade;
b. The proposed use would retain at least 50% of the existing outdoor
dining or 500 square feet, whichever is greater;
c. For tenant spaces located on a corner, the eating and drinking
establishment use must remain entirely o the Third Street Promenade frontage.
For tenant spaces not located on a corner, the non-eating and drinking
establishment use does not occupy more than 33% of the Promenade frontage.
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SECTION 14. Santa Monica Municipal Code Section 9.11.020 is hereby amended
to read as follows:
9.11.020 Land Use Regulations
Table 9.11.020 prescribes the land use regulations for Mixed-Use and Commercial
Districts. The regulations for each district are established by letter designations below.
These designations apply strictly to the permissibility of land uses; applications for
buildings or structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“—” designates uses that are not permitted.
Land uses are defined in Chapter 9.51 (“Use Classifications”) of Article 9 of the Santa
Monica Municipal code (“Zoning Ordinance”). Use classifications and sub-classifications
not listed in the table are prohibited. Accessory uses are permissible when they are
determined by the Zoning Administrator to be necessary and customarily associated with
and appropriate, incidental, and subordinate to, the principal uses and which are
consistent and not more disturbing or disruptive than permitted uses. The table also notes
additional use regulations that apply to various uses. Section numbers in the right-hand
column refer to other Sections of this Ordinance.
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional Regulations
Residential Uses
Residential Housing Types See sub-classifications below.
Single Unit Dwelling P P P P
Accessory Dwelling Unit P P P P Section 9.31.025,
Accessory Dwelling
Units and Junior
Accessory Dwelling
Units
Junior Accessory Dwelling Unit P P P P Section 9.31.025,
Accessory Dwelling
Units and Junior
Accessory Dwelling
Units
Duplex P P P P
Multiple-Unit Structure P P P P
Senior Citizen Multiple-Unit
Residential P P P P
Single-Room Occupancy Housing P P P P
Group Residential MUP MUP MUP MUP
Congregate Housing P P P P
Senior Group Residential P P P P
Section 9.31.310,
Senior Group
Residential
Elderly and Long-Term Care P P P –
Emergency Shelters L (3)/CUP L (3)/CUP L (3)/CUP L (3)/CUP Section 9.31.130,
Emergency Shelters
Family Day Care See sub-classifications below.
Large P P P P
Section 9.31.140,
Family Day Care,
Large
Small P P P P
Residential Facilities See sub-classifications below.
Residential Care, General P P P P
Section 9.31.270,
Residential Care
Facilities
Residential Care, Limited P P P P
Section 9.31.270,
Residential Care
Facilities
Residential Care, Senior P P P P
Section 9.31.270,
Residential Care
Facilities
Hospice, General P P P P
Hospice, Limited P P P P
Supportive Housing P P P P
Transitional Housing P P P P
Public and Semi-Public Uses
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional Regulations
Adult Day Care P P P L(2)/CUP
Child Care and Early Education
Facilities P P P L(2)/CUP
Section 9.31.120,
Child Care and Early
Education Facilities
Colleges and Trade Schools, Public
or Private CUP CUP P CUP
Community Assembly L(18)/CUP L(18)/CUP L(18)/CUP L(18)/CUP
Community Gardens P P P P
Cultural Facilities P P P L(2)/CUP
Hospitals and Clinics – P CUP –
Park and Recreation Facilities,
Public P P P P
Public Safety Facilities P P P CUP
Schools, Public or Private P CUP CUP P
Social Service Centers P P P P Section 9.31.350,
Social Service Centers
Commercial Uses
Animal Care, Sales, and Services See sub-classifications below.
Grooming and Pet Stores L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP
No more than 10 dogs
or cats may be kept
overnight
Pet Day Care Services MUP MUP MUP MUP
Veterinary Services MUP MUP MUP MUP
Automobile/Vehicle Sales and
Service See sub-classifications below.
Alternative Fuels and Recharging
Facilities CUP CUP CUP CUP
Automobile Rental CUP MUP MUP – Section 9.31.050,
Automobile Rental
Automobile Storage Use L(4)/CUP – – –
New Automobile/Vehicle Sales
and Leasing – – CUP (6) –
Section 9.31.070,
Automobile/Vehicle
Sales, Leasing, and
Storage
Additions 7,500 square feet or
less to Automobile/Vehicle
Sales and Leasing buildings
existing as of 07/06/2010
L(5)/MUP L(5)/MUP L(5)/MUP –
Section 9.31.070,
Automobile/Vehicle
Sales, Leasing, and
Storage
Additions larger than 7,500 square feet to Automobile/
Vehicle Sales and Leasing buildings existing as of 07/06/2010
CUP (5) CUP (5) CUP (5) –
Section 9.31.070,
Automobile/Vehicle
Sales, Leasing, and
Storage
Automobile/Vehicle Repair, Major – – CUP –
Section 9.31.060,
Automobile/Vehicle
Repair, Major and
Minor
Automobile/Vehicle Service and CUP – CUP – Section 9.31.060,
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional Regulations
Repair, Minor Automobile/Vehicle
Repair, Major and
Minor
Automobile/Vehicle Washing – – CUP –
Section 9.31.080,
Automobile/Vehicle
Washing
Service Station CUP CUP MUP – Section 9.31.320,
Service Stations
Towing and Impound – – CUP –
Banks and Financial Institutions See sub-classifications below.
Banks and Credit Unions L(2)/CUP L(2)/CUP L(2)/CUP L(2)/CUP
Check Cashing Businesses – – – –
Business Services L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP
Commercial Entertainment and
Recreation See sub-classifications below.
Cinemas L(7) – – L(7)
Theaters L(8)/CUP L(8)/CUP L(8)/CUP L(8)/CUP
Convention and Conference Centers – CUP CUP –
Large-Scale Facility CUP CUP CUP -
Small-Scale Facility L(9)/CUP L(9)/CUP L(9)/CUP CUP (16)
Section 9.31.340,
Small-Scale Facility,
Game Arcades
Fortunetelling
P P P P
Eating and Drinking Establishments See sub-classifications below.
Bars/Nightclubs/Lounges CUP CUP CUP -
Section 9.31.040,
Alcoholic Beverage
Sales
Restaurants, Full-Service,
Limited Service & Take-out (2,500 square feet and smaller, including Outdoor Dining and
Seating)
P P P L(10)(11)
Section 9.31.040,
Alcoholic Beverage
Sales
Section 9.31.280,
Restaurants, Limited
Service and Take-Out
Only
Section 9.31.290,
Restaurants With
Entertainment
Section 9.31.200,
Outdoor Dining and
Seating
Restaurants, Full-Service, Limited Service & Take-out
(2,501 – 5,000 square feet, including Outdoor Dining and Seating)
MUP MUP MUP MUP (10)(11)
Section 9.31.040,
Alcoholic Beverage
Sales
Section 9.31.280,
Restaurants, Limited
Service and Take-Out
Only
Section 9.31.290,
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional Regulations
Restaurants With
Entertainment
Section 9.31.200,
Outdoor Dining and
Seating
Restaurants, Full-Service,
Limited Service & Take-out (greater than 5,000 square feet,
including Outdoor Dining and
Seating)
CUP CUP CUP CUP (10)(11)
Section 9.31.040,
Alcoholic Beverage
Sales
Section 9.31.280,
Restaurants, Limited
Service and Take-Out
Only
Section 9.31.290,
Restaurants With
Entertainment
Section 9.31.200,
Outdoor Dining and
Seating
Equipment Rental – L(19)/CUP L(19)/CUP –
Food and Beverage Sales See sub-classifications below.
Convenience Market CUP CUP CUP CUP
Section 9.31.040,
Alcoholic Beverage
Sales
Farmers Markets CUP CUP CUP CUP
General Market L(12)/CUP L(12)/CUP L(12)/CUP L (12)/CUP
Section 9.31.040,
Alcoholic Beverage
Sales
Liquor Stores CUP CUP CUP CUP
Section 9.31.040,
Alcoholic Beverage
Sales
Funeral Parlors and Mortuaries – CUP CUP –
Instructional Services L(19)/CUP L(19)/CUP L(19)/CUP L(17)/CUP
Live-Work L(14) L(14) L(14) L(14) Section 9.31.170, Live-
Work
Lodging See sub-classifications below.
Bed and Breakfast MUP MUP MUP MUP Section 9.31.090, Bed
and Breakfasts
Hotels and Motels CUP CUP CUP –
Maintenance and Repair Services L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP
Nurseries and Garden Centers L(19)/CUP L(19)/CUP L(19)/CUP L(17)/CUP
Section 9.31.220,
Outdoor Retail Display
and Sales
Offices See sub-classifications below.
Business and Professional L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Creative L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Medical and Dental L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Walk-In Clientele L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Outdoor Newsstands MUP MUP MUP MUP Section 9.31.210,
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional Regulations
Outdoor Newsstands
Parking, Public or Private CUP CUP CUP CUP
Personal Services See sub-classifications below.
General Personal Services L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP Section 9.31.230,
Personal Service
Personal Services, Physical Training L(19)(20) L(19)(20) L(19)(20) L(2)(20)/CUP
Tattoo or Body Modification
Parlor MUP MUP MUP MUP Section 9.31.230,
Personal Service
Retail Sales See sub-classifications below.
Building Materials Sales and Services – – CUP –
Section 9.31.220,
Outdoor Retail Display
and Sales
General Retail Sales, Small-scale L(19)/CUP L(19)/CUP L(19)/CUP L (2)/CUP
Section 9.31.220,
Outdoor Retail Display
and Sales
General Retail Sales, Medium-
scale CUP CUP L(19)/CUP –
Section 9.31.220,
Outdoor Retail Display
and Sales
General Retail Sales, Large-
scale – – CUP –
Section 9.31.220,
Outdoor Retail Display
and Sales
Medical Marijuana Dispensaries CUP(15) CUP(15) CUP(15) –
Section 9.31.185,
Medical Marijuana
Dispensaries
Pawn Shops – – – –
Swap Meets – – CUP – Section 9.31.360,
Swap Meets
Industrial Uses
Artist’s Studio P P P P
Commercial Kitchens – – CUP –
Media Production See sub-classifications below.
Support Facilities L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Transportation, Communication, and Utilities Uses
Bus/Rail Passenger Stations P P P P
City Bikeshare Facility P P P P
Communication Facilities See sub-classifications below.
Antennas and Transmission Towers – – CUP –
Equipment within Buildings – – P –
Light Fleet-Based Services – – CUP –
Utilities, Major – L(13) L(13) –
Utilities, Minor P P P P
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Specific Limitations:
(1) Reserved.
(2) Limited to facilities with no more than 7,500 square feet of floor area and/or 40 linear feet of
ground floor street frontage; great area and/or width requires approval of a Conditional Use
Permit.
(3) Limited to shelters containing less than 55 beds; Conditional Use Permit required for emergency
shelters with 55 or more beds.
(4) Limited to automobile storage use associated with existing automobile dealerships selling new
vehicles; otherwise, requires Conditional Use Permit.
(5) Auto dealerships existing as of July 6, 2010 are considered permitted uses. Expansions to
existing dealerships conforming to the Urban Auto Dealership Format standards in Section 9.31.
070, Automobile/Vehicle Sales, Leasing, and Storage are permitted. Expansions to existing
dealerships that do not conform to the Urban Auto Dealership Format standards shall require a
MUP or CUP.
(6) New auto dealerships may be allowed, subject to approval of a Conditional Use Permit, only on
sites with frontage on Santa Monica Boulevard between Lincoln Boulevard and 20th Street on
Lincoln Boulevard between Interstate 10 and Santa Monica Boulevard. In other locations, new
automobile dealerships are not permitted.
(7) Limited to existing cinema buildings. New cinemas are not permitted.
(8) Limited to theaters with 75 or fewer seats. Theaters with more than 75 seats require Conditional
Use Permit.
(9) Limited to exercise facilities (e.g., yoga, Pilates, martial arts and dance studios) and arts
instruction facilities. Other Small-Scale Commercial Recreation uses require approval of a
Conditional Use Permit.
(10) Limited to restaurants with 50 or fewer seats.
(11) Limited to 2 restaurants greater than 2,500 square feet per block along Main Street. A block is
defined as both sides of Main Street and the adjacent sides of adjoining side streets. Portions of
Main Street to be designated a “block” for the purpose of this Section are as follows:
Block 1: South City Limits to Marine Street.
Block 2: Marine Street to Pier Avenue.
Block 3: Pier Avenue to Ashland Avenue.
Block 4: Ashland Avenue to Hill.
Block 5: Hill to Ocean Park Boulevard.
Block 6: Ocean Park Boulevard to Hollister Avenue (total of four restaurants and bars
permitted in this block).
Block 7: Hollister Avenue to Strand.
Block 8: Strand to Pacific.
Block 9: Pacific to Bicknell.
Block 10: Bicknell to Bay.
Block 11: Bay to Pico Boulevard.
North of Ocean Park Boulevard restaurants shall be subject to the following requirements:
• Only one restaurant on the east side of each block shall be permitted.
• No more than 200 seats per each block shall be permitted, except that no more
than 400 seats shall be permitted on Block 6.
On-sale alcohol outlets may not exceed 12 in number north of Ocean Park Boulevard. Of the 12
total on-sale outlets, no more than 5 shall have on-sale general licenses.
Bars may not exceed 4 in number south of Ocean Park Boulevard, nor 2 in number north of
Ocean Park Boulevard.
Existing uses and existing number of eats shall count toward the total number of bars and
restaurants and seating requirements permitted within the district.
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(12) General Markets greater than 15000 square feet require a Conditional use permit. In the
Neighborhood Commercial district, establishments shall not exceed 25,000 square ft. of floor
area.
(13) Limited to electric distribution substations.
(14) If the commercial use requires a MUP or CUP, an application shall be required in accordance
with Chapter 9.41. Even if the commercial use would otherwise be permitted, no such use shall
be approved where, given the design or proposed design of the Live-Work unit, there would be
the potential for adverse health impacts from the proposed use on the people residing in the unit.
An example o a potential health impact is the potential for food contamination from uses that
generate airborne particulates in a unit with an unenclosed kitchen.
(15) Medical Marijuana Dispensaries are limited to the following locations:
• MUB District along Wilshire Boulevard between Lincoln Boulevard and Centinela Avenue;
• GC District along Santa Monica Boulevard between Lincoln Boulevard and 20th Street;
and
• MUBL District along Santa Monica Boulevard between 23rd Street and Centinela Avenue.
(16) Limited to facilities of nor more than 3,000 square feet of floor area.
(17) No individual tenant space in the NC District shall occupy more than 7,500 square feet of floor
area and/or exceed 50 linear feet of ground floor street frontage without the approval of a
Conditional Use Permit.
(18) Any community assembly facility abutting a residential district shall require a Conditional Use
Permit.
(20) Youth-serving Personal Services, Physical Training requires review and approval of a passenger
loading and drop-off plan by the Director.
(21) Permitted if within buildings existing as of July 24, 2015, subject to the Active Use Requirement,
except:
• All new construction, including new additions of 50% or more additional square footage to
an existing building at any one time, or incrementally, after the effective date of this
Ordinance, requires approval of a Conditional Use Permit.
• In the NC District, ground floor, street-fronting, tenant space occupied by non-Media
Production, Support Facility uses shall not be changed to an individual office use or Media
Production, Support Facility use occupying more than 12,500 square feet of floor area
and/or exceeding 75 linear feet of street frontage without the approval of a Conditional Use
Permit.
• In the NC District, no non-medical or non-dental office use tenant space shall be changed
to an individual medical or dental office use anywhere in an existing building occupying
more than 7,500 square feet of floor are and/or exceeding 50 linear feet of ground floor
street frontage without the approval of a Conditional Use Permit.
• In the MUBL, MUB and GC Districts, no non-medical or non-dental office use tenant space
shall be changed to an individual medical or dental office use anywhere in an existing
building occupying more than 12,500 square feet of floor area and/or exceeding 75 linear
feet of ground floor street frontage without approve of a Conditional Use Permit.
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SECTION 15. Santa Monica Municipal Code Section 9.11.030 is hereby amended
to read as follows:
9.11.030 Development Standards
Table 9.11.030 prescribes the development standards for Commercial and Mixed-Use
Districts. Additional regulations are denoted with Section numbers in the right-hand
column or with individual letters in parentheses. Section numbers refer to other Sections
of this Article, while individual letters in parentheses refer to Subsections that directly
follow the table.
TABLE 9.11.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED-USE CORRIDOR
DISTRICTS
Standard MUBL MUB
GC (Santa Monica Blvd)
GC (Lincoln & Pico Blvds)
NC NC (Main Street)
NC (Ocean Park Blvd & Montana Ave)
Additional Regulations
Parcel and Intensity Standards
Minimum
Parcel Size
(sq. ft.)
7,500 7,500 7,500 7,500 5,000 5,000
See (E) 5,000
Minimum
Parcel Width
(ft.)
50 50 50 50 50 50 50
Minimum
Parcel Depth
(ft.)
150 150 150 150 100 100 100
Maximum FAR Section 9.04.080,
Determining FAR
Tier 1—Base
Standard 1.25 1.25 1.0 1.25 1.25 0.75 0.75
Tier 1—Projects Including On-Site Affordable Housing in Compliance with AHPP
1.5 1.5 1.25 1.5 1.5 1.0 1.0
Chapter 9.64,
Affordable Housing
Production Program
Tier 2—With Provision of Community Benefits
1.75 2.25 1.5
1.75 (2.0
if on-site
affordabl
e
housing
provided)
NA NA NA Chapter 9.23,
Community Benefits
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TABLE 9.11.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED-USE CORRIDOR
DISTRICTS
Standard MUBL MUB
GC
(Santa Monica
Blvd)
GC
(Lincoln & Pico
Blvds)
NC NC (Main Street)
NC
(Ocean
Park Blvd &
Montana
Ave)
Additional Regulations
100%
Affordable
Housing
Projects
2.0 2.75 1.5 2.0
1.75; 2.0,
on Pico
Blvd only
1.25 1.25
Chapter 9.64,
Affordable Housing
Production Program
Building Form and Location
Maximum Building Height (stories/ft.) Section 9.04.050,
Measuring Height
Tier 1—Base
Standard 2/32′ 2/32′ 2/32′ 2/32′ 2/32′ 2/27′ 2/32′
Tier 1—
Projects Including On-
Site
Affordable Housing in
Compliance
with AHPP
3/36′
3/39′ if
100%
residenti
al above
ground
floor,
3/35′ for
all other
projects
NA 3/36′ 2/32′ 2/27′ 2/32′
Chapter 9.64,
Affordable Housing
Production Program
Tier 2—
With
Provision of
Community Benefits
3/36′ 3/45′ 2/35′
3/32′
(3/36′ if
on-site
affordabl
e
housing
provided)
NA NA NA Chapter 9.23,
Community Benefits
Tier 2— With
Provision of
Community Benefits and
100%
Residential Above the
Ground Floor
No limit
to
stories/3
6′
No limit
to
stories/5
0′
No limit
to
stories/3
5′
No limit
to
stories/3
2′ (36′ if
on-site
affordabl
e
housing
provided)
NA NA NA Chapter 9.23,
Community Benefits
100%
Affordable
Housing Projects
No limit
to
stories/4
7′
No limit
to
stories/5
5′
No limit
to
stories/3
5′
No limit
to
stories/4
0′
No limit to
stories/32
′; 40′ on
Pico Blvd
only
No limit
to
stories/3
2′
No limit
to
stories/3
2′
Chapter 9.64,
Affordable Housing
Production Program
Minimum
Ground Floor
Height
11′ 11′ 11′ 11′ 11′ 11′ 11′
Maximum
Ground Floor
Height
16′ 16′ 16′ 16′ 16′ 16′ 16′
Maximum Building Footprint (sq. ft.)
Tier 1 25,000 25,000 25,000 15,000 10,000 10,000 10,000
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TABLE 9.11.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED-USE CORRIDOR
DISTRICTS
Standard MUBL MUB
GC
(Santa Monica
Blvd)
GC
(Lincoln & Pico
Blvds)
NC NC (Main Street)
NC
(Ocean
Park Blvd &
Montana
Ave)
Additional Regulations
Tier 2—With
Provision of
Community
Benefits
35,000 35,000 35,000 20,000 15,000 15,000 15,000
Setbacks
Minimum
Interior Side and Rear—
Adjacent to
Residential District
10 10 10 10 10 10
See (E) 10
Parking See Sections 9.28.070, Location of Parking and 9.28.120, Parking
Design and Development Standards
Active
Commercial
Design
See (A) See (A) See (A) See (A) See (A) See (A) See (A)
Pedestrian
Oriented
Design
See (B) See (B) See (B) See (B) See (B) See (B) See (B)
Build-to-Line,
Nonresidenti
al Uses
See (C) See (C) See (C) See (C) See (C) See (C) See (C)
Minimum Upper-Story Stepbacks (ft.)—Required Above Maximum Ground Floor Height
Street-
Facing
Façades
5′
average
5′
average
5′
average
5′
average
5′
average
5′
average
5′
average
Daylight
Plane
Adjacent to
Residential
District—
Interior Side
and Rear
Setbacks
See (D) See (D) See (D) See (D) See (D) See (D) See (D) Section 9.21.060,
Height Exceptions
Standards for Residential Uses
Minimum
Outdoor
Living Area
(sq.
ft./unit)—
Sites with
Three or
More Units
100 100 100 100 100 100 100 Section 9.21.090,
Outdoor Living Area
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TABLE 9.11.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED-USE CORRIDOR
DISTRICTS
Standard MUBL MUB
GC
(Santa Monica
Blvd)
GC
(Lincoln & Pico
Blvds)
NC NC (Main Street)
NC
(Ocean
Park Blvd &
Montana
Ave)
Additional Regulations
Minimum
Amount
Provided as
Private
Outdoor Living Area
(sq. ft./unit)
60 60 60 60 60 60 60 Section 9.21.090,
Outdoor Living Area
Additional Standards
Accessory
Dwelling
Units
Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Accessory
Food Service Section 9.31.030, Accessory Food Service
Accessory
Structures Section 9.21.020, Accessory Buildings and Structures
Automobile/
Vehicle
Sales,
Leasing, and
Storage
Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage
Exceptions
to Height
Limits
Section 9.21.060, Height Exceptions
Fences and
Walls Section 9.21.050, Fences, Walls, and Hedges
Home
Occupation Section 9.31.160, Home Occupation
Junior
Accessory
Dwelling
Units
Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Landscaping
and Street
Trees
Subsection 9.11.030(F), Chapter 9.26, Landscaping
Lighting Section 9.21.080, Lighting
Off-Street
Parking and
Loading
Chapter 9.28, Parking, Loading, and Circulation
Projections
into Required
Setbacks
Section 9.21.110, Projections into Required Setbacks
Signs Chapter 9.61, Signs
Screening Section 9.21.140, Screening
Solar Energy
Systems Section 9.21.150, Solar Energy Systems
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TABLE 9.11.030: DEVELOPMENT STANDARDS—COMMERCIAL AND MIXED-USE CORRIDOR
DISTRICTS
Standard MUBL MUB
GC
(Santa Monica
Blvd)
GC
(Lincoln & Pico
Blvds)
NC NC (Main Street)
NC
(Ocean
Park Blvd &
Montana
Ave)
Additional Regulations
Refuse and
Recycling
Screening
and
Enclosure
Section 9.21.130, Resource Recovery and Recycling Standards
A. Active Ground Floor Design and Use.
1. Active Commercial Design. The ground-floor street frontage of new
buildings on commercial boulevards shall be designed to accommodate
commercial uses and activities, subject to the following:
a. A minimum average depth of 40 feet, but in no case less than
25 feet, for a minimum of 60 percent of the ground-floor frontage.
b. Minimum Floor-to-Floor Heights.
i. 11 feet in all districts.
(1) Ground-Floor Street Frontages Along Commercial
Boulevards. The finished ground floor level along the commercial
boulevard shall not exceed 18 inches lower or higher than the
finished grade of the adjacent sidewalk.
(2) Sloped Ground-Floor Street Frontages Along
Commercial Boulevards. On parcels with a grade change of 10
percent or more along the length of the parcel line adjacent to the
commercial boulevard, the finished ground floor level along the
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commercial boulevard shall not exceed 18 inches lower or 3 feet
higher than the finished grade of the adjacent sidewalk.
(3) Corner Parcels. For corner parcels located at the
intersection of 2 commercial boulevards, the requirements of
subsection (A)(1) shall apply to the ground-floor street frontages
along both commercial boulevards.
ii. Loft spaces built within this area shall not exceed 30 percent
of the total floor area of the space consistent with the definition of
mezzanine.
c. A minimum of 70 percent of the façade facing a commercial
street shall be transparent and include windows, doors, and other openings
between 2.5 and 8 feet above finished grade. Openings fulfilling this
requirement shall have transparent glazing or openings that provide views
into work areas, display areas, sales areas, lobbies, or similar active
spaces, or into window displaying merchandise or other items other than
signs that are at least 3 feet deep. This requirement may be modified by the
Architectural Review Board if it can be demonstrated that the fulfillment of
this requirement materially interferes with the project’s ability to meet the
requirements of Municipal Code Chapter 8.36 – Energy Code.
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FIGURE 9.11.030.A: STREET-FACING FAÇADES
d. A minimum of one pedestrian entrance facing the commercial
street.
2. Active Use Requirement. The ground-floor street frontage of
buildings on commercial boulevards shall accommodate commercial uses and
activities, subject to the following:
a. A minimum average depth of 40 feet, but no less than 25 feet,
for a minimum of 60 percent of the ground-floor frontage, to the maximum
extent feasible.
b. Within LUCE-designated Activity Centers, and Neighborhood
Commercial Districts on Main Street and Montana Avenue, uses within
these active use areas shall be limited to the following:
i. Cultural facilities;
ii. Food and beverage sales;
iii. Eating and drinking establishments;
iv. Grooming and pet stores;
v. Banks and credit unions;
vi. Business services;
vii. Commercial entertainment, recreation, and instructional
services;
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viii. General personal services and personal physical training;
ix. General retail sales; and
x. Childcare facilities.
c. In other commercial districts, the following uses and use
categories are prohibited within these active use areas:
i. Residential; and
ii. Offices, with the following exceptions:
(1) Creative offices or offices with walk-in clientele; and
(2) Offices within a structure that was designed, approved,
and continuously used with office at the ground level, facing the
street.
3. 100 percent Affordable Housing Projects are exempt from the
provision of subsection A except that 100 percent Affordable Housing Projects in
the Neighborhood Commercial District shall be subject to subsection (A)(2).
B. Pedestrian-Oriented Design.
1. No more than 20 feet or 40 percent of a building’s façade, whichever
is less, may be continuous blank or featureless linear street-level frontage.
2. New development shall incorporate the following design elements
into the street-facing façades at the ground floor level:
a. Articulated façades at the ground floor street frontage, which
may include, but not necessarily require, such measures as indentation in
plane, change of materials in a complimentary manner, sensitive
composition and juxtaposition of openings and solid wall and/or building
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frame and projecting elements such as awnings and marquees to provide
shade and shelter;
b. Exterior lighting which provides for a secure nighttime
pedestrian environment by reinforcing entrances, public sidewalks and
open areas with a safe level of illumination which avoids off-site glare.
3. Residential uses at the ground floor street frontage shall incorporate
planted areas, porches, front stairs and/or other elements that contribute to a
pedestrian environment. Pedestrian-oriented design elements may also include
street furniture or other seating surfaces on private property and design amenities
scaled to the pedestrian such as awnings, drinking fountains, paseos, arcades,
colonnades, plazas, noncommercial community bulletin boards, public or private
art and alternative paving materials in areas of pedestrian access.
4. When provided, storefront security grates or grilles shall be located
inside exterior windows, shall be retractable into pockets or overhead cylinders,
and shall be completely concealed when retracted.
5. Alternatives to the requirements of this Section 9.11.030 may be
approved if the Review Authority finds that the proposed use has unique
operational characteristics with which providing the required windows and
openings is incompatible, and street-facing building walls will exhibit architectural
relief and detail and be enhanced with landscaping in such a way as to create
visual interest at the pedestrian level.
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C. Build-To Line, Nonresidential Uses. Buildings with nonresidential uses
on the ground floor and not facing a residential district shall be constructed no farther than
10 feet from the street facing property line(s) for 70 percent of linear street frontage. This
requirement may be waived or modified subject to a discretionary approval upon finding
that:
1. An alternative configuration can be approved based on the findings
in Chapter 9.43, Modifications and Waivers, and the objectives of the Design
Guidelines; and
2. Entry courtyards, plazas, small parks, entries, outdoor eating and
display areas, or other uncovered areas designed and accessible for public use
are located between the build-to line and building, provided that the buildings are
built to the edge of the courtyard, plaza, small park, or dining area; and
3. The building incorporates an alternative entrance design that creates
a pedestrian-oriented entry feature facing the street.
D. Daylight Plane Adjacent to Residential Districts. Buildings shall not
extend above a plane starting at 25 feet in height directly above the parcel line abutting
any residentially-zoned parcel, or where there is an alley, the centerline of the alley, and
from that point, extending in at a 45-degree angle from vertical toward the interior of the
site. The 25-foot height measurement shall be taken from the same reference grade as
determined for the subject site pursuant to Section 9.04.050.
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FIGURE 9.11.030.D: DAYLIGHT PLANE ADJACENT TO RESIDENTIAL
DISTRICTS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
E. Parcels in the NC—Main Street District.
1. Use of Rear Yard. Commercial use in the required rear yard is not
permitted. Noncommercial uses and parking are permitted in the rear yard to the
rear property line on the ground level.
2. Use of Roof in Rear Yard. No portion of the first-floor roof within 15
feet of the rear property line may be used for any purpose other than access for
building maintenance and repair. The remaining setback area may be privately
used (not open to the public) if enclosed with a solid 6-foot barrier.
3. Consolidation of Parcels. Parcels shall not be consolidated nor
shall parcels be tied if such consolidation or parcel tie results in a parcel that
exceeds 6,000 square feet in size.
F. Planting Areas. The following areas shall be landscaped:
1. Setback Areas Adjoining Streets. All visible portions of a required
setback area adjoining a street that are not used for driveways or walks shall
consist of planting areas, landscape, or pedestrian amenities such as entry
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courtyards, plazas, entries, outdoor eating and display areas, or other uncovered
areas designed and accessible for public use.
2. Interior and Rear Setback Areas. At least 50 percent of each
required interior side and rear setback area shall be a planting area. The width of
a required planting area may be reduced to less than 50 percent of the setback
area but no less than 3 feet in width in one side or rear setback area adjoining a
driveway or when an approved nonresidential accessory structure occupies a
portion of the rear setback area.
3. Adjoining R1 Districts. A continuous planting area with a minimum
width of 5 feet shall be provided along interior parcel lines when a Mixed-Use and
Commercial Districts adjoins an R1 or R2 District and is not separated by a public
or private thoroughfare.
SECTION 16. Santa Monica Municipal Code Section 9.13.020 is hereby amended
to read as follows:
9.13.020 Land Use Regulations
Table 9.13.020 prescribes the land use regulations for the Employment Districts. The
regulations for each district are established by letter designations below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
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“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“—” designates uses that are not permitted.
Land uses are defined in Chapter 9.51 (“Use Classifications”) of Article 9 of the Santa
Monica Municipal code (“Zoning Ordinance”). Use classifications and sub-classifications
not listed in the table are prohibited. Accessory uses are permissible when they are
determined by the Zoning Administrator to be necessary and customarily associated with
and appropriate, incidental, and subordinate to, the principal uses and which are
consistent and not more disturbing or disruptive than permitted uses. The table also notes
additional use regulations that apply to various uses. Section numbers in the right-hand
column refer to other Sections of this Ordinance.
TABLE 9.13.020: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS
Use Classification IC OC HMU Additional Regulations
Residential Uses
Residential Housing Types See sub-classifications below.
Single Unit Dwelling – – P
Accessory Dwelling Unit -- -- P
Section 9.31.025, Accessory
Dwelling Units and Junior
Accessory Dwelling Units
Junior Accessory Dwelling Unit -- -- P Section 9.31.025, Accessory
Dwelling Units and Junior
Accessory Dwelling Units
Multiple-Unit Structure – – P
Senior Citizen Multiple-Unit Residential – – P
Single-Room Occupancy Housing – – P
Congregate Housing L (1) L (1) P
Senior Group Residential CUP CUP P Section 9.31.310, Senior Group
Residential
Elderly and Long-Term Care – P P
Emergency Shelters L (2)/CUP L
(2)/CUP L (2)/CUP Section 9.31.130, Emergency
Shelters
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TABLE 9.13.020: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS
Use Classification IC OC HMU Additional Regulations
Family Day Care See sub-classifications below.
Small P P P
Large P P P Section 9.31.140, Family Day
Care, Large
Residential Facilities See sub-classifications below.
Residential Care, Limited P P P Section 9.31.270, Residential
Care Facilities
Residential Care, Senior P P P
Hospice, Limited P P P
Supportive Housing P P P
Transitional Housing P P P
Public and Semi-Public Uses
Adult Day Care MUP P P
Child Care and Early Education Facilities MUP P P Section 9.31.120, Child Care
and Early Education Facilities
Colleges and Trade Schools, Public or
Private – CUP –
Community Assembly CUP CUP CUP
Community Gardens P P P
Cultural Facility – – CUP
Hospitals and Clinics – – P
Park and Recreation Facilities, Public P P P
Public Safety Facilities MUP MUP P
Schools, Public or Private L (3)/CUP L
(3)/CUP P
Social Service Centers MUP MUP P Section 9.31.350, Social Service
Centers
Commercial Uses
Animal Care, Sales, and Services See sub-classifications below.
Kennels CUP – –
Pet Day Care Services MUP – –
Veterinary Services P – –
Automobile / Vehicle Sales and Service See sub-classifications below.
Alternative Fuels and Recharging
Facilities L (5)/CUP CUP –
Automobile Rental L (4) P – Section 9.31.050, Automobile
Rental
Automobile Storage Use CUP CUP –
Automobile / Vehicle Sales and
Leasing CUP CUP –
Section 9.31.070,
Automobile/Vehicle Sales,
Leasing, and Storage
Automobile / Vehicle Repair, Major L (5)/CUP – –
Section 9.31.060,
Automobile/Vehicle Repair,
Major and Minor
Automobile / Vehicle Service and
Repair, Minor L (5)/CUP – –
Section 9.31.060,
Automobile/Vehicle Repair,
Major and Minor
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TABLE 9.13.020: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS
Use Classification IC OC HMU Additional Regulations
Automobile / Vehicle Washing CUP – – Section 9.31.080,
Automobile/Vehicle Washing
Large Vehicle and Equipment Sales,
Service, and Rental CUP – –
Service Station L (5)/CUP CUP – Section 9.31.320, Service
Stations
Towing and Impound L (5)/CUP – –
Banks and Financial Institutions See sub-classifications below.
Banks and Credit Unions – L (6) CUP
Business Services P L (6) P
Commercial Entertainment and Recreation See sub-classifications below.
Cinemas – – –
Theaters L (7)/CUP – –
Convention and Conference Centers – CUP –
Small-Scale Facility L (8)/CUP MUP (6) CUP Section 9.31.340, Small-Scale
Facility, Game Arcades
Eating and Drinking Establishments See sub-classifications below.
Restaurants, Full-Service, Limited
Service & Take-Out, With
Entertainment, With Outdoor Eating
Areas (2,500 SF and smaller)
P L (6) P
Section 9.31.040, Alcoholic
Beverage Sales
Section 9.31.280, Restaurants,
Limited-Service and Take Out
Section 9.31.290, Restaurants
with Entertainment
Section 9.31.200, Outdoor
Dining and Seating
Restaurants, Full-Service, Limited Service & Take-Out, With Entertainment, With Outdoor Eating Areas (2,501 – 5,000 SF)
– MUP (6) P
Section 9.31.040, Alcoholic
Beverage Sales
Section 9.31.280, Restaurants,
Limited-Service and Take Out
Section 9.31.290, Restaurants
with Entertainment
Section 9.31.200, Outdoor
Dining and Seating
Restaurants, Full-Service, Limited
Service & Take-Out, With
Entertainment, With Outdoor Eating
Areas (Greater than 5,000 SF)
– CUP (6) P
Section 9.31.040, Alcoholic
Beverage Sales
Section 9.31.280, Restaurants,
Limited-Service and Take Out
Section 9.31.290, Restaurants
with Entertainment
Section 9.31.200, Outdoor
Dining and Seating
Equipment Rental P – P
Food and Beverage Sales See sub-classifications below.
Convenience Markets L (6) L (6) P
Farmers Markets CUP – –
Funeral Parlor and Mortuary – – CUP
Live-Work L (14) CUP L (14) Section 9.31.170, Live-Work
Offices See sub-classifications below.
Business and Professional L (9) P P
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TABLE 9.13.020: LAND USE REGULATIONS—EMPLOYMENT DISTRICTS
Use Classification IC OC HMU Additional Regulations
Creative P P –
Medical and Dental – P P
Walk-In Clientele L (10) L (6) L (10)
Parking, Public or Private CUP CUP CUP
Personal Services See sub-classifications below.
General Personal Services – L (6) P
Personal Services, Physical Training – L (6) CUP
Retail Sales See sub-classifications below.
Building Materials Sales and Services P – – Section 9.31.220, Outdoor Retail
Display and Sales
Firearms and Ammunition Sales – – –
General Retail Sales, Small-scale CUP (11) MUP (6) P Section 9.31.220, Outdoor Retail
Display and Sales
Medical Marijuana Dispensaries – – CUP Section 9.31.185, Medical
Marijuana Dispensaries
Industrial Uses
Artist’s Studio P P P
Commercial Kitchens P – –
Industry, General P CUP (12) –
Research and Development P CUP (12) P
Industry, Limited P CUP (12) –
Media Production P P –
Recycling Facility See sub-classifications below.
Recycling Collection Facility P – –
Recycling Processing Facility P – –
Warehousing, Storage, and Distribution See sub-classifications below.
Indoor Warehousing and Storage P – –
Outdoor Storage CUP (13) – –
Personal Storage P CUP – Section 9.31.240, Personal
Storage
Wholesaling and Distribution P – –
Transportation, Communication, and Utilities Uses
Bus/Rail Passenger Stations P P P
City Bikeshare Facility P P P
Communication Facilities See sub-classifications below.
Antennas and Transmission Towers CUP – CUP Chapter 9.32,
Telecommunication Facilities
Facilities within Buildings CUP P CUP
Light Fleet-Based Services CUP – –
Utilities See sub-classifications below.
Utilities, Major P P –
Utilities, Minor P P P
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Specific Limitations:
(1) Limited to 100% affordable housing projects. For Senior Citizen Multiple-Unit Residential projects in
the Office Campus district that are not 100% affordable approval of a Conditional Use Permit is
required.
(2) Homeless shelters with less than 55 beds are permitted by right. Homeless shelters with 55 beds or
more may be permitted with application for and approval of a Conditional Use Permit.
(3) Permitted if existing. New uses require approval of a Conditional Use Permit.
(4) Limited to accessory automobile rental facilities located within Automobile/Vehicle Repair use.
(5) Permitted if located 100 ft. or more from any residential use or district. Conditional Use Permit required
if located within 100 ft. of a residential use or district.
(6) Conditionally permitted as businesses that provide goods and services to employees on the premises.
No more than 25 percent of the total square footage of a development may be devoted to such
businesses.
(7) Limited to theaters with 99 seats or less and 10,000 sq. ft. or less. Larger theaters require a Conditional
Use Permit.
(8) Exercise facilities (e.g., yoga, Pilates, martial arts, and dance studios) permitted by right. Other Small-
Scale Commercial Recreation uses require a Conditional Use Permit.
(9) Permitted if existing or accessory to a primary permitted use on the same site and not exceeding 25
percent of the gross floor area of the primary permitted use.
(10) Permitted if existing. New uses are not permitted.
(11) Limited to retail sales of goods manufactured on the premises provided that the floor space devoted
to such use does not exceed 20 percent of the gross floor area of the primary permitted use or 2,000
sq. ft., whichever is less.
(12) Such uses must be conducted within an enclosed building or an open enclosure screened from public
view. In order to approve a Conditional Use Permit, the review authority must make a finding that
proposed uses are compatible with office and advanced technological uses.
(13) Limited to outdoor storage of fleet vehicles if such vehicles are directly related to the primary operation
on the site.
(14) If the commercial use requires a MUP or CUP, an application shall be required in accordance with
Chapter 9.41. Even if the commercial use would otherwise be permitted, no such use shall be
approved where, given the design or proposed design of the Live-Work unit, there would be the
potential for adverse health impacts from the proposed use on the people residing in the unit. An
example of a potential health impact is the potential for food contamination from uses that generate
airborne particulates in a unit with an unenclosed kitchen.
SECTION 17. Santa Monica Municipal Code Section 9.13.030 is hereby amended
to read as follows:
9.13.030 Development Standards
Table 9.13.030 prescribes the development standards for Employment Districts.
Additional regulations are denoted with Section numbers in the right-hand column or with
individual letters in parentheses. Section numbers refer to other Sections of this Article,
while individual letters in parentheses refer to subsections that directly follow the table.
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TABLE 9.13.030: DEVELOPMENT STANDARDS—EMPLOYMENT DISTRICTS
Standard IC OC* HMU Additional Regulations
Parcel and Intensity Standards
Minimum
Parcel Size
(sq. ft.)
15,000 15,000 7,500
Minimum
Parcel Width
(ft.)
100 100 50
Minimum
Parcel Depth
(ft.)
150 150 100
Maximum FAR Section 9.04.080, Determining
FAR
Tier 1—Base
Standard
1.0 1.5 1.5
Tier 2—
With Provision of
Community Benefits
1.75 1.75 2.5 Chapter 9.23, Community
Benefits
100% Affordable Housing
Projects
2.25 NA 2.5 Limited to 50 or fewer units
Building Form and Location
Maximum Building Height (stories/ft.) Section 9.04.050, Measuring
Height
Tier 1—Base
Standard
2/32 2/32 3/45
Tier 2—
With Provision of
Community Benefits
3/45 See (A) 3/45 5/70
100% Affordable Housing
Projects
No limit to stories/45 NA No limit to
stories/70 Limited to 50 or fewer units
Minimum Setbacks (ft.)
Front and Corner
Side
None None None
Interior
Side and Rear Adjacent to
a Residential District
15. See (B) 15. See (B) 15. See (B)
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TABLE 9.13.030: DEVELOPMENT STANDARDS—EMPLOYMENT DISTRICTS
Standard IC OC* HMU Additional Regulations
Parking Sections 9.28.070, Location of Parking and 9.28.120, Parking Design and Development
Standards
Minimum
Ground-Floor
(Floor-to-
Floor) Height
(ft.) for
Frontages on
a Boulevard
11 11 NA
Maximum
Ground Floor-
(Floor-to-Floor
Height (ft.) for
Frontages on
a Boulevard
16 16 NA
Minimum Upper-Story Stepbacks (ft.)—Required Above Maximum Ground Floor Height
Street-Facing
Façades
5′ average 5′ average NA
Daylight Plane
Adjacent to
Residential
District—
Interior Side
and Rear
Setbacks
See (C) See (C) See (C)
Additional Standards
Accessory
Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Accessory
Food Service Section 9.31.030, Accessory Food Service
Accessory
Structures Section 9.21.020, Accessory Buildings and Structures
Exceptions to
Height Limits Section 9.21.060, Height Exceptions
Fences and
Walls Section 9.21.050, Fences, Walls, and Hedges
Home
Occupation Section 9.31.160, Home Occupation
Junior
Accessory
Dwelling Units
Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Landscaping Subsection 9.13.030(D), Chapter 9.26, Landscaping
Lighting Section 9.21.080, Lighting
Off-Street
Parking and
Loading
Chapter 9.28, Parking, Loading, and Circulation
Parking
Structures and
Areas
Chapter 9.28, Parking, Loading, and Circulation
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TABLE 9.13.030: DEVELOPMENT STANDARDS—EMPLOYMENT DISTRICTS
Standard IC OC* HMU Additional Regulations
Projections
into Required
Setbacks
Section 9.21.110, Projections into Required Setbacks
Signs Chapter 9.61, Signs
Screening Section 9.21.140, Screening
Solar Energy
Systems Section 9.21.150, Solar Energy Systems
Refuse and
Recycling
Screening and
Enclosure
Section 9.21.130, Resource Recovery and Recycling Standards
* In those portions of the OC Districts adjacent to Ocean Park Boulevard, development of additional floor area that requires
discretionary approval shall only be permitted after completion of a specific plan.
A. Maximum Heights. The following projects may have a maximum height of
4 stories, 45 feet:
1. Projects involving the expansion of public or private elementary and
secondary schools (Grades K through 12) existing prior to September 8, 1988.
2. Entertainment-related facilities including sound stages, movie
studios, editing facilities, post-production facilities, set construction facilities and
special effects facilities.
3. Theaters.
B. Use of Setbacks Adjacent to Residential Districts. The required setback
area adjacent to a Residential District shall not be used for parking or loading facilities,
storage, or other commercial or industrial purposes. A portion of the setback area, not to
exceed 10 feet in width, may be used for access to parking or loading areas no closer
than 5 feet to the respective parcel line.
C. Daylight Plane Adjacent to Residential Districts. Buildings shall not
extend above a plane starting at 25 feet in height directly above the parcel line abutting
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any residentially-zoned parcel, or where there is an alley, the centerline of the alley, and
from that point, extending in at a 45-degree angle from vertical toward the interior of the
site. The 25-foot height measurement shall be taken from the same reference grade as
determined for the subject site pursuant to Section 9.04.050.
FIGURE 9.13.030.C: DAYLIGHT PLANE ADJACENT TO RESIDENTIAL
DISTRICTS—
EMPLOYMENT DISTRICTS
D. Planting Areas. The following areas shall be landscaped.
1. Setback Areas Adjoining Streets. All visible portions of a required
setback area adjoining a street that are not used for driveways or walks shall be
planting area or landscape.
2. Adjoining Residential or Mixed-Use Districts. A continuous
planting area with a minimum width of 5 feet shall be provided along interior parcel
lines when an Employment district adjoins a Residential or Mixed-Use District and
is not separated by a public or private thoroughfare.
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SECTION 18. Santa Monica Municipal Code Section 9.14.020 is hereby amended
to read as follows:
9.14.020 Land Use Regulations
Table 9.14.020 prescribes the land use regulations for the Oceanfront District. The
regulations for each district are established by letter designations listed below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“–” designates uses that are not permitted.
Land uses are defined in Chapter 9.51, Use Classifications. Use classifications and sub-
classifications not listed in the table are prohibited. Accessory uses are permissible when
they are determined by the Zoning Administrator to be necessary and customarily
associated with and appropriate, incidental, and subordinate to, the principal uses and
which are consistent and not more disturbing or disruptive than permitted uses. The table
also notes additional use regulations that apply to various uses. Section numbers in the
right-hand column refer to other Sections of this Ordinance.
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TABLE 9.14.020: LAND USE REGULATIONS—OCEANFRONT DISTRICT
Use Classification OF Additional Regulations
Residential Uses
Residential Housing Types See sub-classifications below.
Single Unit Dwelling P
Accessory Dwelling Unit P
Section 9.31.025, Accessory Dwelling
Units and Junior Accessory Dwelling
Units
Junior Accessory Dwelling Unit P Section 9.31.025, Accessory Dwelling
Units and Junior Accessory Dwelling
Units
Duplex P
Multiple-Unit Dwelling P
Senior Citizen Multiple-Unit
Residential P
Single Room Occupancy Housing P Section 9.31.330, Single Room
Occupancy Uses
Group Residential MUP
Congregate Housing P Section 9.31.110, Congregate and
Transitional Housing
Senior Group Residential P Section 9.31.310, Senior Group
Residential
Elderly and Long-Term Care P
Emergency Shelters CUP Section 9.31.130, Emergency Shelters
Family Day Care See sub-classifications below.
Large P Section 9.31.140, Family Day Care,
Large
Small P
Residential Facilities See sub-classifications below.
Residential Care, General P Section 9.31.270, Residential Care
Facilities
Residential Care, Limited P Section 9.31.270, Residential Care
Facilities
Residential Care, Senior P Section 9.31.270, Residential Care
Facilities
Supportive Housing P
Transitional Housing P
Public and Semi-Public Uses
Adult Day Care CUP
Child Care and Early Education
Facilities CUP Section 9.31.120, Child Care and Early
Education Facilities
Cultural Facilities CUP
Park and Recreations Facilities, Public P
Schools P
Commercial Uses
Automobile/Vehicle Sales and Service See sub-classifications below.
Automobile Rental MUP Section 9.31.050, Automobile Rental
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TABLE 9.14.020: LAND USE REGULATIONS—OCEANFRONT DISTRICT
Use Classification OF Additional Regulations
Commercial, Entertainment, and
Recreation See sub-classifications below.
Theaters L (1)
Convention and Conference Centers P
Small-Scale Facility P Section 9.31.340, Small-Scale Facility,
Game Arcades
Large-Scale Facility L (2)/CUP
Eating and Drinking Establishments See sub-classifications below.
Bars/Nightclubs/Lounges L (3)/CUP Section 9.31.040, Alcoholic Beverage
Sales
Restaurants, Full-Service including Outdoor Dining and Seating P
Section 9.31.040, Alcoholic Beverage
Sales
Section 9.31.280, Restaurants, Limited
Service and Take-Out Only
Section 9.31.290, Restaurants With
Entertainment
Section 9.31.200, Outdoor Dining and
Seating
Chapter 9.20, Beach Overlay District
Restaurants, Limited Service and Take-Out Only including Outdoor Dining and Seating P
Section 9.21.040, Alcoholic Beverage
Sales
Section 9.31.280, Restaurants, Limited-
Service and Take Out Only
Section 9.31.290, Restaurants With
Entertainment
Section 9.31.200, Outdoor Dining and
Seating
Chapter 9.20, Beach Overlay District
Food and Beverage Sales See sub-classifications below.
Convenience Markets P Section 9.31.040, Alcoholic Beverage
Sales
Farmers Markets MUP
General Markets L (4) Section 9.31.040, Alcoholic Beverage
Sales
Liquor Stores CUP Section 9.31.040, Alcoholic Beverage
Sales
Lodging See sub-classifications below.
Bed and Breakfast CUP Within Designated Landmarks only.
Section 9.31.090, Bed and Breakfasts
Offices See sub-classifications below.
Business and Professional L (5)/CUP
Creative L (5)/CUP
Walk-In Clientele L (5)/CUP
Parking, Public or Private CUP
General Personal Services MUP
Retail Sales See sub-classifications below.
General Retail Sales, Small-Scale P Section 9.31.220, Outdoor Retail
Display and Sales
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TABLE 9.14.020: LAND USE REGULATIONS—OCEANFRONT DISTRICT
Use Classification OF Additional Regulations
Transportation, Communication, and Utilities Uses
City Bikeshare Facility P
Specific Limitations:
(1) Limited to theaters for live performances.
(2) Existing large-scale commercial, entertainment, and recreation facilities existing as of the date of
this Ordinance are permitted. Any new large-scale commercial, entertainment, and recreation
facilities require approval of a Conditional Use Permit.
(3) Bars, nightclubs, and lounges are only permitted on the Pier, on Oceanfront Walk, and within hotels.
(4) Limited to establishments with no more than 2,500 sq. ft. of floor area.
(5) Office uses on the ground floor street frontage may not exceed 25 percent of the parcel width or
1,000 sq. ft, whichever is less.
SECTION 19. Santa Monica Municipal Code Section 9.14.030 is hereby amended
to read as follows:
9.14.030 Development Standards
Table 9.14.030 prescribes the development standards for the Oceanfront District.
Additional regulations are denoted with Section numbers in the right-hand column or with
individual letters in parentheses. Section numbers refer to other Sections of this Article,
while individual letters in parentheses refer to subsections that directly follow the table.
TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Parcel and Intensity Standards
Minimum Parcel Size (sq. ft.) 5,000
Minimum Parcel Width (ft.) 50′
Minimum Parcel Depth (ft.) 100′
Maximum Density; Parcels
along the Pacific Coast
Highway between the Santa
Monica Pier and the north
City limits
Parcels 4,000 sq. ft. or more: 1 dwelling unit/1,500
sq. ft.
Parcels less than 4,000 sq. ft.: 1 dwelling
unit/parcel if existing, no new dwelling units. But
see Section 9.31.025(D) regarding accessory
dwelling units and junior dwelling units.
No more than 1 dwelling unit
shall be permitted on a parcel
40 ft. or less in width
But see Section 9.31.025(D)
regarding accessory dwelling
units and junior accessory
dwelling units.
Maximum FAR Section 9.04.080, Determining
FAR
Tier 1—Base Standard
1.5; 0.5 for parcels located along the Pacific Coast
Highway between the Santa Monica Pier and the
north City limits
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TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Tier 2—With Provision of
Community Benefits 2.0 Chapter 9.23, Community
Benefits
100% Affordable Housing
Projects 2.25
Limited to 50 or fewer units;
Chapter 9.64, Affordable
Housing Production Program
Santa Monica Pier Maximum FAR
The Deauville site to the
north, Seaside Terrace to
the south, The Ocean
Front Walk to the west, and Ocean Avenue to the
east, except parcels
fronting on Ocean Avenue
1.0
Parcels fronting on Ocean
Avenue 0.5
Maximum Parcel Coverage
(%)
70; 50 on parcels along the Pacific Coast Highway
between the Santa Monica Pier and the north City
limits
Building Form and Location
Maximum Building Height
(stories/ft.)
One story for newly constructed stand-alone
restaurants except for the Santa Monica Pier
Section 9.04.050 Measuring
Height
Tier 1—Base Standard
2/32′;
2/23′ (flat roof) or 2/30′ (pitched roof) for parcels
located along the Pacific Coast Highway between
the Santa Monica Pier and the north City limits
Tier 1—Projects Including
On-Site Affordable
Housing in Compliance with AHPP
3/36′ Chapter 9.64, Affordable
Housing Production Program
100% Affordable Housing
Projects No limit to number of stories/47′
Limited to 50 or fewer units;
Chapter 9.64, Affordable
Housing Production Program
Tier 2—With Provision of
Community Benefits 3/47′ Chapter 9.23, Community
Benefits
Tier 2—With Provision of
Community Benefits and 100% Residential Above
the Ground Floor
No limit to stories/47′ Chapter 9.23, Community
Benefits
Santa Monica Pier Maximum Building Height (stories/ft.) Section 9.04.050, Measuring
Height
The Deauville site to the north, Seaside Terrace to
the south, The
Promenade to the west, and Ocean Avenue to the
east, including parcels
fronting on Ocean Avenue
2/30′
Amusement Rides on the
Santa Monica Pier
85 ft. for one Ferris wheel; 55 ft. for one roller
coaster; 45 ft. for all other amusement rides
Street-Facing Façades (ft.)
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TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Minimum Ground Floor
(Floor-to-Floor) Height for
Nonresidential Uses
11′
Maximum Ground Floor
(Floor-to-Floor) Height for
Nonresidential Uses
16′
Active Commercial Design See (A)
Pedestrian Oriented Design See (B)
Exterior Lighting See (D)
Minimum Setbacks (ft., measured from parcel line)
Street Frontage
5 ft. from street fronting parcel line except for 20 ft.
on Pacific Coast Highway between northern City
limits and Santa Monica Pier. See (C)
Rear
15 ft. if adjacent to a residential use; 25 ft. for
beach rear setback on parcels over 100 ft. in depth
located along the Pacific Coast Highway between
the Santa Monica Pier and the north City limits
Side
If adjacent to a residential use, see (E); for parcels
located along the Pacific Coast Highway between
the Santa Monica Pier and the north City limits,
see (E)
Minimum Upper-Story Stepbacks (ft.)—Required Above Maximum Ground Floor Height
Street-Facing Façades
At least 30% of the building elevation above the
maximum ground floor height shall provide an
additional 5-foot average setback from the
minimum required front yard setback
Daylight Plane Adjacent to
Residential Use—Interior
Side and Rear Setbacks
See (F) Section 9.21.070, Height
Exceptions
View Corridors See (G)
Standards for Residential Uses
Minimum Outdoor Living Area
(sq. ft./unit)—Sites with Three
or More Units
100 Section 9.21.090, Outdoor
Living Area
Minimum Amount
Provided as Private
Outdoor Living Area (sq. ft./unit)
60
Additional Standards
Accessory Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Accessory Food Service Section 9.31.030, Accessory Food Service
Accessory Structures Section 9.21.020, Accessory Buildings and Structures
Exceptions to Height Limits Section 9.21.060, Height Exceptions
Fences and Walls Section 9.21.050, Fences, Walls, and Hedges
Home Occupation Section 9.31.160, Home Occupation
Junior Accessory Dwelling
Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Landscaping Subsection 9.14.030(H), Landscaping; Chapter 9.26, Landscaping
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TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Lighting Section 9.21.080, Lighting
Off-Street Parking and
Loading Chapter 9.28, Parking, Loading, and Circulation
Projections into Required
Setbacks Section 9.21.110, Projections into Required Setbacks
Signs Chapter 9.61, Signs
Screening Section 9.21.140, Screening
Solar Energy Systems Section 9.21.150, Solar Energy Systems
Trash Screening and
Enclosure Section 9.21.130, Resource Recovery and Recycling Standards
A. Active Commercial Design. The ground-floor street frontage of buildings
on commercial boulevards intended to accommodate commercial uses and activities shall
be subject to the following:
1. A minimum average depth of 40 feet, in no case less than 25 feet,
for a minimum of 60 percent of the ground-floor frontage.
2. Minimum Floor-to-Floor Heights.
a. A minimum floor-to-floor height of 11 feet.
(i) Ground-Floor Street Frontages Along Commercial
Boulevards. The finished ground floor level along the commercial
boulevard shall not exceed 18 inches lower or higher than the finished
grade of the adjacent sidewalk.
(ii) Sloped Ground-Floor Street Frontages Along Commercial
Boulevards. On parcels with a grade change of 10 percent or more along
the length of the parcel line adjacent to the commercial boulevard, the
finished ground floor level along the commercial boulevard shall not
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exceed 18 inches lower or 3 feet higher than the finished grade of the
adjacent sidewalk.
b. Loft spaces built within this area shall not exceed 30 percent
of the total floor area of the space consistent with the definition of
mezzanine.
3. A minimum of 70 percent of the façade facing a commercial street
shall be transparent and include windows, doors, and other openings between 2.5
and 8 feet above finished grade. Openings fulfilling this requirement shall have
transparent glazing or openings that provide views into work areas, display areas,
sales areas, lobbies, or similar active spaces, or into window displaying
merchandise or other items other than signs that are at least 3 feet deep. This
requirement may be modified by the Architectural Review Board if it can be
demonstrated that the fulfillment of this requirement materially interferes with the
project’s ability to meet the requirements of Municipal Code Chapter 8.36 – The
Energy Code.
4. A minimum of one pedestrian entrance facing the street.
B. Pedestrian-Oriented Design. New development shall incorporate the
following design elements into the street-facing façades at the ground floor level:
1. Articulated façades at the ground floor street frontage, which may
include, but not necessarily require, such measures as indentation in plane,
change of materials in a complimentary manner, sensitive composition and
juxtaposition of openings and solid wall and/or building frame and projecting
elements such as awnings and marquees to provide shade and shelter.
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2. Alternatives to the requirements of this Section 9.14.030 may be
approved if the Review Authority finds that the proposed use has unique
operational characteristics with which providing the required windows and
openings is incompatible, and street-facing building walls will exhibit architectural
relief and detail and be enhanced with landscaping in such a way as to create
visual interest at the pedestrian level.
C. Build-To Line, Nonresidential Uses. Except on Pacific Coast Highway
between northern City limits and Santa Monica Pier, buildings with nonresidential uses
on the ground floor shall be constructed no farther than 10 feet from the street facing
parcel line(s) for 70 percent of linear street frontage. This requirement may be waived or
modified subject to a discretionary approval upon finding that:
1. Entry courtyards, plazas, entries, outdoor eating and display areas, or other
uncovered areas designed and accessible for public use are located between the build-
to line and building, provided that the buildings are built to the edge of the courtyard,
plaza, or dining area; and
2. The building incorporates an alternative entrance design that creates a
welcoming entry feature facing the street.
D. Exterior Lighting. Exterior lighting should provide for a secure nighttime
pedestrian environment by reinforcing entrances, public sidewalks and open areas with
a safe level of illumination which avoids off-site glare.
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E. Side Setback. The side setback shall be determined in accordance with the
following formula, except for parcels of less than 50 feet in width for which the side
setback shall be 10 percent of the parcel width but not less than 4 feet:
5′ + (stories x parcel width)
50′
For parcels located along the Pacific Coast Highway between the Santa Monica
Pier and the north City limits, at least 25 percent of the side elevation above 14 feet in
height shall provide an additional 4-foot average setback from the minimum side setback.
F. Daylight Plane Adjacent to Residential Uses. Buildings shall not extend
above a plane starting at 25 feet in height directly above the parcel line abutting any
residentially-zoned parcel in residential use, or where there is an alley, the centerline of
the alley, and from that point, extending in at a 45-degree angle from vertical toward the
interior of the site. The 25-foot height measurement shall be taken from the same
reference grade as determined for the subject site pursuant to Section 9.04.050.
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FIGURE 9.14.030.F: DAYLIGHT PLANE ADJACENT TO RESIDENTIAL USES—
OCEANFRONT DISTRICTS
G. View Corridors. For parcels located along the Pacific Coast Highway
between the Santa Monica Pier and the north City limits, any structure with 70 feet or
more of frontage parallel to the Pacific Coast Highway shall provide an unobstructed view
corridor between Pacific Coast Highway and the ocean. The view corridor shall be a
minimum of 20 continuous feet in width measured from the parcel line abutting and
parallel to Pacific Coast Highway and shall remain unobstructed by any structure or
portion thereof.
H. Landscaping. The following landscaping requirements apply.
1. Setback Areas Adjoining Streets. All visible portions of a required
setback area adjoining a street that are not used for driveways or walks shall
consist of planting areas, landscape, or pedestrian amenities.
2. Interior Setback Areas. At least 50 percent of each required interior
side setback area and rear setback area shall be planting area having a minimum
width of 7.5 feet adjoining a side or rear parcel line. The width of a required planting
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area may be reduced to 3 feet in one side or rear setback areas adjoining a
driveway, and a nonresidential accessory structure may occupy a portion of the
planting area in a rear setback area.
SECTION 20. Santa Monica Municipal Code Section 9.15.020 is hereby amended
to read as follows:
9.15.020 Land Use Regulations
Table 9.15.020 prescribes the land use regulations for Public and Semi-Public Districts.
The regulations for each district are established by letter designations listed below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“–” designates uses that are not permitted.
Land uses are defined in Chapter 9.51, Use Classifications. Use classifications and sub-
classifications not listed in the table are prohibited. Accessory uses are permissible when
they are determined by the Zoning Administrator to be necessary and customarily
associated with and appropriate, incidental, and subordinate to, the principal uses and
which are consistent and not more disturbing or disruptive than permitted uses. The table
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also notes additional use regulations that apply to various uses. Section numbers in the
right-hand column refer to other Sections of this Ordinance.
TABLE 9.15.020: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC DISTRICTS
Use Classification CC PL OS Additional Regulations
Residential Uses
Residential Housing Types See sub-classifications below.
Multiple-Unit Dwelling L (1) - -
Accessory Dwelling Unit P Section 9.31.025, Accessory Dwelling
Units and Junior Accessory Dwelling
Units
Senior Citizen Multiple-Unit Residential L (1) - -
Single Room Occupancy
Housing L (1) - -
Group Residential L (1) - -
Congregate Housing L (1) - - Section 9.31.110, Congregate and
Transitional Housing
Senior Group Residential L (1) - - Section 9.31.310, Senior Group
Residential
Emergency Shelters - P - Section 9.31.130, Emergency Shelters
Family Day Care See sub-classifications below.
Large P P P Section 9.31.140, Family Day Care,
Large
Small P P P
Residential Care Facilities See sub-classifications below.
Residential Care, General L (1) - - Section 9.31.270, Residential Care
Facilities
Residential Care, Limited L (1) - - Section 9.31.270, Residential Care
Facilities
Residential Care, Senior L (1) - - Section 9.31.270, Residential Care
Facilities
Hospice, General - - -
Hospice, Limited - - -
Supportive Housing L (1) - -
Transitional Housing L (1) - -
Public and Semi-Public Uses
Adult Day Care P P P
Cemetery - P -
Child Care and Early Education
Facilities P P P Section 9.31.120, Child Care and Early
Education Facilities
Colleges and Trade Schools, Public
or Private L (3) P -
Community Assembly P P L (3)
Community Gardens - P P
Cultural Facilities P P P
Park and Recreations Facilities,
Public P P P
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TABLE 9.15.020: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC DISTRICTS
Use Classification CC PL OS Additional Regulations
Public Safety Facilities P P -
Schools, Public or Private L (3) P -
Social Service Centers P P -
Commercial Uses
Banks and Financial Institutions L (1) - -
Business Services L (1) - -
Commercial, Entertainment, and
Recreation See sub-classifications below.
Cinemas/Theaters - - MUP (3)
Convention and Conference
Centers P - -
Large-Scale Facility - - -
Small-Scale Facility - - - Section 9.31.340, Small-Scale Facility,
Game Arcades
Eating and Drinking Establishments See sub-classifications below.
Restaurants, Full-Service L (1) L (2) L (2) Section 9.31.040, Alcoholic Beverage
Sales
Restaurants, Limited Service L (1) L (2) L (2) Section 9.31.040, Alcoholic Beverage
Sales
Restaurants, Take-Out Only L (1) L (2) - Section 9.31.040, Alcoholic Beverage
Sales
With Outdoor Eating Areas L (1) L (2) L (2) Section 9.31.200, Outdoor Dining and
Seating
Food and Beverage Sales See sub-classifications below.
Convenience Markets L (1) - - Section 9.31.040, Alcoholic Beverage
Sales
Farmers Markets - P CUP
General Markets L (1) - - Section 9.31.040, Alcoholic Beverage
Sales
Live-Work L (1) - - Section 9.31.170, Live-Work Units
Lodging See sub-classifications below.
Hotels and Motels CUP - -
Offices See sub-classifications below.
Business and Professional L
(4)/CUP L (3) -
Creative L
(4)/CUP - -
Walk-In Clientele L
(4)/CUP - -
Parking, Public or Private L (3) P L (5)
General Personal Services L (1) - -
Retail Sales See sub-classifications below.
General Retail Sales, Small-
Scale L (1) - - Section 9.31.220, Outdoor Retail
Display and Sales
Swap Meet MUP MUP MUP Section 9.31.360, Swap Meets
Transportation, Communication, and Utilities Uses
Citywide Bikeshare Facility P P P
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TABLE 9.15.020: LAND USE REGULATIONS—PUBLIC AND SEMI-PUBLIC DISTRICTS
Use Classification CC PL OS Additional Regulations
Communication Facilities See sub-classifications below.
Antennas and Transmission Towers CUP CUP -
Equipment Within Buildings - P -
Utilities, Major - P -
Utilities, Minor - P -
Specific Limitations:
(1) Permitted as part of a mixed-use development. Residential uses not permitted on ground floor.
(2) Permitted only as an accessory to a primary use. Must be located within the same building as a
primary use.
(3) Limited to public, quasi-public, or nonprofit establishments.
(4) Public, quasi-public, and nonprofit offices are permitted. Conditional Use Permit required for private
offices.
(5) Limited to public parking for beach or park users.
SECTION 21. Santa Monica Municipal Code Section 9.15.030 is hereby amended
to read as follows:
9.15.030 Development Standards
Table 9.15.030 prescribes the development standards for the Public and Semi-Public
Districts. Additional regulations are denoted with Section numbers in the right-hand
column or with individual letters in parentheses. Section numbers refer to other Sections
of this Article, while individual letters in parentheses refer to Subsections that directly
follow the table. Development standards for the Civic Center (CC) district are as
prescribed in the Civic Center Specific Plan, which is hereby incorporated by reference.
Where Zoning Ordinance provisions are not specifically addressed by the Civic Center
Specific Plan, the Zoning Ordinance shall apply. Where there is a conflict between
compliance with the Civic Center Specific Plan and the Zoning Ordinance, the Civic
Center Specific Plan shall control except where the conflicting Zoning Ordinance
provision was adopted through voter initiative in which case the initiative shall control.
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TABLE 9.15.030: DEVELOPMENT STANDARDS—PUBLIC AND PARK DISTRICTS
Standard PL OS Additional Regulations
Parcel and Intensity Standards
Minimum Parcel Size (sq.
ft.) 20,000 5,000
Building Form and Location
Maximum Building Height
(stories/ft.) 2/32
2/28; 1/20 west of the
centerline of Ocean
Avenue and Barnard
Way
Section 9.04.050, Measuring
Height
Minimum Setbacks (ft., measured from property line)
Street Frontage 10 20
Interior Side and Rear 10; 15 when abutting
a residential district 10
Maximum Parcel Coverage
(% of a parcel) NA 25
Additional Standards
Accessory Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Accessory Food Service Section 9.31.030, Accessory Food Service
Accessory Structures Section 9.21.020, Accessory Buildings and Structures
Exceptions to Height Limits Section 9.21.060, Height Exceptions
Fences and Walls Section 9.21.050, Fences, Walls, and Hedges
Home Occupation Section 9.31.160, Home Occupation
Landscaping Section 9.15.030(A), Chapter 9.26, Landscaping
Lighting Section 9.21.080, Lighting
Off-Street Parking and
Loading Chapter 9.28, Parking, Loading, and Circulation
Projections into Required
Setbacks Section 9.21.110, Projections into Required Setbacks
Signs Chapter 9.61, Signs
Screening Section 9.21.140, Screening
Solar Energy Systems Section 9.21.150, Solar Energy Systems
Trash Screening and
Enclosure Section 9.21.130 Resource Recovery and Recycling Standards
A. Planting Areas, Public District. In the Public and Semi-Public Districts,
the following landscaping requirements apply.
1. Setback Areas Adjoining Streets. All visible portions of a required
setback area adjoining a street that are not used for driveways or walks shall
consist of planting areas, landscape, or pedestrian amenities.
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2. Interior Setback Areas. At least 50 percent of each required interior
side setback area and rear setback area shall be planting area having a minimum
width of 7.5 feet adjoining a side or rear parcel line. The width of a required planting
area may be reduced to 3 feet in one side or rear setback areas adjoining a
driveway, and a nonresidential accessory structure may occupy a portion of the
planting area in a rear setback area.
SECTION 22. Santa Monica Municipal Code Section 9.21.020 is hereby amended
to read as follows:
9.21.020 Accessory Structures
Accessory structures shall conform to the same property development standards as main
buildings except as required by this Section. Accessory buildings in Residential Districts
shall include, but not be limited to, greenhouse and garden structures, storage sheds,
workshops, garages, and other buildings that are detached from the principal building.
Accessory structures in Residential Districts shall include, but not be limited to,
unenclosed carports, gazebos, cabanas, or other similar structures; air conditioners,
compressors, electric vehicle charging equipment, pool and spa filters, or other
mechanical equipment; barbecues; sinks and counters; fountains; freestanding
fireplaces; firepits; above ground swimming pools and spas; and other structures with a
fixed location that are detached from the principal building. Accessory structures greater
than 14 feet in height are not permitted. Accessory structures shall be erected, structurally
altered, converted, enlarged, moved, and maintained, in compliance with the following
regulations:
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A. Relation to Principal Buildings. An accessory building may only be
constructed on a parcel with a legally-permitted principal building. Except for accessory
dwelling units established in compliance with Section 9.31.025, Accessory Dwelling Units
and Junior Accessory Dwelling units, of this code, an accessory building shall be
considered part of the principal building if the accessory building is located less than 6
feet from the principal building or if connected to it by fully enclosed space.
B. Dwelling Units in Accessory Buildings. An accessory building on a
parcel occupied or proposed to be occupied by a single-unit or multiple-unit detached
dwelling may only be used as a separate dwelling unit in compliance with the
requirements of Section 9.31.025, Accessory Dwelling Units and Junior Accessory
Dwelling Units.
C. Accessory Buildings up to 14 Feet in Residential Districts. Accessory
buildings and structures not more than 14 feet or one story in height shall conform to the
following standards:
1. Location.
a. Accessory buildings shall be located on the rear half of the
parcel and shall not extend into the minimum side yard setback except as
authorized pursuant to subsections (b) and (c) below.
b. Accessory buildings no more than 14 feet in height may be
located in the rear setback but shall be located at least 5 feet from the rear
parcel line. A garage or garage portion of such an accessory building may
extend up to one interior side parcel line within the rear 35 feet of a parcel.
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c. A garage or garage portion of an accessory building may
extend to the rear parcel line abutting an alley, provided that vehicle access
is not taken from the alley. Where vehicle access is taken from an alley,
garages shall be set back at least 5 feet from the rear parcel line abutting
said alley.
d. Accessory buildings may be located in the rear setback and
shall be located at least 15 feet from the centerline of a rear alley.
e. Accessory structures shall not be located within any front or
minimum side setback except as expressly authorized below:
i. Fountains, fire pits, and similar ornamental landscape
features not to exceed 42 inches in height.
ii. Underground mechanical equipment.
iii. Electric vehicle charging equipment shall be permitted
within any minimum side setback but shall not be permitted within
any minimum front setback.
2. Dimensions.
a. On a reversed corner parcel, accessory buildings shall not be
located nearer to the street side parcel line of such corner parcel than one-
half of the front setback depth required on the key parcel, nor be located
nearer than 5 feet to the side parcel line of any key parcel.
b. Any accessory building on a through parcel shall not project
into any front setback and shall not be located in any minimum side setback.
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3. Sloped Parcels.
a. Where the elevation of the ground at a point 50 feet from the
front parcel line of a parcel and midway between the side parcel lines differs
12 feet or more from the curb level, a private garage, not exceeding one
story nor 11 feet in height for a flat roof and one story nor 14 feet in height
for a pitched roof, may be located within the required front setback, provided
that every portion of the garage building is at least 5 feet from the front
parcel line and does not occupy more than 50% of the width of the front
parcel line.
b. In all OP Districts, a garage or garage entrance on a parcel
with an existing grade differential of 10 feet or more between the midpoint
of the front parcel line and the midpoint of the rear parcel line may be set
back a distance equal to the average garage setback of adjacent garage(s),
but not less than 5 feet, when the interior garage width does not exceed 20
feet and the height does not exceed 11 feet for a flat roof and 14 feet for a
pitched roof.
4. Facilities. Except for accessory dwelling units established in
compliance with Section 9.31.025, Accessory Dwelling Units and Junior Accessory
Dwelling Units, accessory buildings may not contain kitchens or full baths. An
accessory building that is not an approved accessory dwelling unit may contain a
sink and toilet, but may not contain a shower or tub enclosure. A shower that is
outside and unenclosed is permitted.
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D. Accessory Buildings over One Story or 14 Feet in Residential Districts.
Accessory buildings that exceed 14 feet or one story in height shall conform to the
following standards:
1. Maximum Floor Area. The total floor area of an accessory building
that exceeds 14 feet or one story in height shall not exceed 650 square feet
including any area approved for use as a garage. No accessory building shall have
a second floor that exceeds 250 square feet in size. Accessory dwelling units are
exempt from this requirement pursuant to Section 9.31.025, Accessory Dwelling
Units and Junior Accessory Dwelling Units.
2. Maximum Building Height. The accessory building shall not
exceed two stories or 24 feet in height.
3. Setbacks. The accessory building shall conform to all setback
requirements of the Residential District and the following requirements:
a. A one-story garage or the garage portion of an accessory
building may extend into the rear setback and may extend to one interior
side property line on the rear 35 feet of a parcel.
b. The accessory building shall have the same minimum side
setback requirement as the principal building on the parcel, but in no case
less than 5 feet.
c. The second story portion of an accessory building that is
directly above the garage may extend into the required rear setback but
shall be no closer than 5 feet from the rear property line, and may not extend
into any minimum side setback.
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4. Exterior Features. In the Single-Unit Residential (R1) District, first-
story roof decks, landings, upper level walkways, and balconies on accessory
buildings, not including accessory dwelling units, shall not exceed 35 square feet
in area and must be set back at least 25 feet from the side property line closest to
the structure, and at least 25 feet from the rear property line. Roof decks above
the second story are prohibited.
5. Design Compatibility. The architectural design of the accessory
building shall be compatible with the design of the principal dwelling and
surrounding residential development in terms of building form, materials, colors,
and exterior finishes.
6. Kitchen. The accessory building shall not contain a kitchen unless
specifically permitted as an accessory dwelling unit pursuant to Section 9.31.025,
Accessory Dwelling Units and Junior Accessory Dwelling Units.
7. Full Bath. The accessory building may contain a sink and toilet, but
shall not contain a shower or tub enclosure unless specifically permitted as an
accessory dwelling unit pursuant to Section 9.31.025, Accessory Dwelling Units
and Junior Accessory Dwelling Units. A shower that is located outside and
unenclosed may be permitted.
8. Renting. No accessory building shall be rented for any purpose or
otherwise used as an accessory dwelling unit unless specifically pursuant to
Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units.
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SECTION 23. Santa Monica Municipal Code Section 9.22.010 is hereby amended
to read as follows:
9.22.010 Purpose
The purpose of this Chapter is to promote the production of deed-restricted
affordable housing, to implement goals, objectives, policies, and programs of the City’s
Land Use and Circulation Element (“LUCE”) and Housing Element related to affordable
housing production, and to establish procedures for implementing the requirements of the
State Density Bonus Law, as set forth in California Government Code Chapter 4.3,
Sections 65915-65918, (the “State Density Bonus Law”).
SECTION 24. Current Santa Monica Municipal Code Section 9.22.020 is hereby
renumbered as Section 9.22.040 and amended to read as set forth in Section 26 of this
Ordinance; a new Section 9.22.020 is added to read as follows:
9.22.020 Relation to Affordable Housing Production Program
Nothing in this Chapter shall be interpreted to modify or reduce the requirements
of the City’s Affordable Housing Production Program, Chapter 9.64, including but not
limited to, satisfaction of the affordable housing obligation set forth in Section 9.64.040.
Affordable housing units produced pursuant to the Affordable Housing Production
Program that meet the requirements of this Chapter shall be counted towards eligibility
for the density bonuses, incentives or concessions, and waivers or modifications of
development standards set forth in this Chapter.
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SECTION 25. Current Santa Monica Municipal Code Section 9.22.030 is hereby
renumbered as Section 9.22.050 and amended to read as set forth in Section 27 of this
Ordinance; a new Section 9.22.030 is added to read as follows:
9.22.030 Definitions
As used in this Chapter:
A. “Affordable housing cost” means affordable housing cost as defined in Health
and Safety Code Section 50052.5.
B. “Affordable rent” means affordable rent as defined in Health and Safety Code
Section 50053.
C. “Childcare facility” means a child daycare facility other than a family day care,
including, but not limited to, infant centers, preschools, extended daycare facilities and
school age childcare centers.
D. “Common interest development” means common interest development as
defined in Civil Code Section 4100.
E. “Concession or incentive” means any of the following:
1. A reduction in site development standards or a modification of zoning
code requirements or architectural design requirements that exceed the minimum
building standards approved by the California Building Standards Commission as
provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health
and Safety Code, including, but not limited to, a reduction in setback and square
footage requirements and in the ratio of vehicular parking spaces that would
otherwise be required that results in identifiable and actual cost reductions, to
provide for affordable housing costs, as defined in Section 50052.5 of the Health
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and Safety Code, or for rents for the targeted units to be set as specified in
Government Code Section 65915(c).
2. Approval of mixed-use zoning in conjunction with the housing project if
commercial, office, industrial, or other land uses will reduce the cost of the housing
development and if the commercial, office, industrial, or other land uses are
compatible with the housing project and the existing or planned development in
the area where the proposed housing project will be located.
3. Other regulatory incentives or concessions proposed by the developer or
the city, county, or city and county that result in identifiable and actual cost
reductions to provide for affordable housing costs, as defined in Section 50052.5
of the Health and Safety Code, or for rents for the targeted units to be set as
specified in Government Code Section 65915(c).
F. “Density bonus” means a density increase over the otherwise maximum
allowable gross residential density as of the date of application for first planning
entitlement or permit, or, if elected by the applicant, a lesser percentage of density
increase, including, but not limited to, no increase in density.
G. “Development standard” means a site or construction condition, including,
but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite
open-space requirement, or a parking ratio that applies to a residential development
pursuant to any ordinance, general plan element, specific plan, charter, or other local
condition, law, policy, resolution or regulation.
H. “Housing development” means a development project for five or more
residential units, including a mixed-use development. For purposes of this Chapter,
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“housing development” also includes a subdivision or common interest development, as
defined in Section 4100 of the Civil Code, that consists of residential units or unimproved
residential lots and either a project to substantially rehabilitate and convert an existing
commercial building to residential use or the substantial rehabilitation of an existing
multifamily dwelling, as defined in Government Code Section 65863.4, where the result
of the rehabilitation would be a net increase in available residential units.
I. “Lower income households” means lower income households as defined by
Health and Safety Code Section 50079.5.
J. “Major transit stop” shall mean a major transit stop as defined in Public
Resources Code Section 21155(b).
K. “Maximum allowable residential density” means the density allowed under
the Zoning Ordinance, Article IX of this Municipal Code (the “Zoning Ordinance”) and the
Land Use and Circulation Element (LUCE), or, if a range of density is permitted, means
the maximum allowable density for the specific zoning district, as set forth in Division 2 of
the Zoning Ordinance, and the LUCE applicable to the project. If the density allowed
under the Zoning Ordinance is inconsistent with the density allowed under the LUCE, the
density provisions of the LUCE shall prevail.
L. “Moderate-income households” means moderate-income households as
defined in Health and Safety Code Section 50053.
M. “Persons and families of moderate income” means persons and families of
moderate income as defined in Health and Safety Code Section 50093.
N. “Very low income households” means very low income households as
defined in Health and Safety Code Section 50105.
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SECTION 26. Current Santa Monica Municipal Code Section 9.22.040 is hereby
renumbered as Section 9.22.060 and amended to read as set forth in Section 28 of this
Ordinance; current Santa Monica Municipal Code Section 9.22.020 is hereby renumbered
9.22.040 and amended to read as follows:
9.22.040 Eligibility
A. Except as set forth in subsection 9.22.040(B), a housing development
project in a residential district shall be eligible for a density bonus and additional
incentives, concessions, waivers, and/or reductions of development standards and
parking ratios as set forth in this Section.
1. The City will grant one density bonus, the amount of which shall be
specified in Section 9.22.050, and, if requested by the applicant and consistent
with the applicable requirements of this Chapter, incentives and concessions, as
set forth in Section 9.22.060(A) and (B), waivers and reductions of development
standards, as set forth in 9.22.070, and parking ratios, as described in 9.22.060(C),
to the applicant of a housing development when the applicant seeks and agrees
to construct a housing development project that will, excluding any units permitted
by the density bonus awarded pursuant to this Chapter, contain at least any one
of the following:
a. Ten (10) percent of the total units of the housing development
for lower income households;
b. Five (5) percent of the total units of the housing development
for very low income households;
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c. A senior citizen housing development as defined in Section
51.3 and 51.12 of the Civil Code or a qualifying mobile home park that limits
residency based on age requirements for older persons pursuant to Section
798.76 or 799.5 of the Civil Code;
d. Ten (10) percent of the total units of a common interest
development as restricted affordable units affordable to persons and
families of moderate income, provided that all units in the development are
offered to the public for purchase subject to the equity share and restrictions
specified in Government Code Section 65915(c)(2);
e. Ten (10) percent of the total units of a housing development
for transitional foster youth, as defined by Section 66025.9 of the Education
Code, disabled veterans, as defined by Section 18541 of the Government
Code, or homeless persons, as defined in the federal McKinney-Vento
Homeless Assistance Act (42 U.S.C. 11301 et seq.) affordable at the same
level as very low income units;
f. Twenty (20) percent of the total units for lower income
students in a student housing development that meets the requirements of
Government Code Section 65915(b)(1)(F); or
g. One hundred (100) percent of the total units, exclusive of
manager’s unit or units, for lower income households, except that up to 20
percent of the total units in the housing development may be for moderate-
income households.
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2. Land donations. An applicant for a tentative subdivision map, parcel
map, or other residential development approval that donates land to the City in
accordance with Government Code Section 65915(g) shall be eligible for a density
bonus in accordance with the terms and conditions of Government Code Section
65915(g).
3. Housing development with childcare facility. An applicant that
proposes to construct a housing development that conforms to the requirements
of subsection 1 above and that also includes a childcare facility that will be located
on the premises of, as part of, or adjacent to the project shall be eligible for a
density bonus in accordance with the terms and conditions of Government Code
Section 65915(h).
B. Notwithstanding subsection 9.22.040(A), an applicant that submits an
application for housing development, including a planning entitlement or permit, shall be
ineligible for a density bonus or any other incentive or concession under this Chapter if
the housing development is proposed on a property that includes a parcel or parcels that
contains: (i) rental dwelling units that are, or, if the dwelling units have been vacated or
demolished in the five-year period preceding the application, have been subject to a
recorded covenant, ordinance, or law that restricts rents to levels affordable to persons
or families of lower or very low income; (ii) rental units that are controlled rental units
pursuant to City Charter Section 1800 et seq., subject to Civil Code 1947.12, or subject
to any other form of State or local rent or price control; or (iii) units occupied by lower or
very low income households, unless the proposed housing development replaces those
units, and either of the following applies:
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1. The proposed housing development, inclusive of the units replaced
pursuant to this Section, contains affordable units at the percentages set forth in
Section 9.22.050(B).
2. Each unit in the proposed housing development, exclusive of
manager’s unit or units, is affordable to, and occupied by, either a lower or very
low income household.
C. For the purposes of this Section, “replace” shall mean either of the following:
1. If any dwelling units described in this Section are occupied on the
date of application, the proposed housing development shall provide at least the
same number of units of equivalent size to be made available at affordable rent or
affordable housing cost to, and occupied by, persons and families in the same or
lower income category as those households in occupancy. If the income category
of the persons in occupancy is not known, it shall be rebuttably presumed that
lower income renter households occupied these units in the same proportion of
lower income renter households to all renter households within the jurisdiction, as
determined by the most recently available data from the United States Department
of Housing and Urban Development’s Comprehensive Housing Affordability
Strategy database. For unoccupied dwelling units described in subsection (A) in a
development with occupied units, the proposed housing development shall provide
units of equivalent size to be made available at affordable rent or affordable
housing cost to, and occupied by, persons and families in the same or lower
income category in the same proportion of affordability as the occupied units. If the
income category of the persons in occupancy is not known, it shall be rebuttably
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presumed that lower income renter households occupied these units in the same
proportion of lower income renter households to all renter households within the
jurisdiction, as determined by the most recently available data from the United
States Department of Housing and Urban Development’s Comprehensive Housing
Affordability Strategy database. All replacement calculations resulting in fractional
units shall be rounded up to the next whole number. The replacement units shall
be subject to a recorded affordability restriction for at least 55 years in accordance
with subsection 9.22.050(D). If the proposed development is for-sale units, the
units replaced shall be subject to Government Code Section 65915(c)(2).
2. If all dwelling units described in subsection 9.22.040(A) have been
vacated or demolished within the five-year period preceding the application, the
proposed housing development shall provide at least the same number of units of
equivalent size as existed at the highpoint of those units in the five-year period
preceding the application to be made available at affordable rent or affordable
housing cost to, and occupied by, persons and families in the same or lower
income category as those persons and families in occupancy at that time, if known.
If the incomes of the persons and families in occupancy at the highpoint is not
known, it shall be rebuttably presumed that low-income and very low income renter
households occupied these units in the same proportion of low-income and very
low income renter households to all renter households within the jurisdiction, as
determined by the most recently available data from the United States Department
of Housing and Urban Development’s Comprehensive Housing Affordability
Strategy database. All replacement calculations resulting in fractional units shall
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be rounded up to the next whole number. The replacement units shall be subject
to a recorded affordability restriction for at least 55 years in accordance with
subsection 9.22.050(D). If the proposed development is for-sale units, the units
replaced shall be subject to Government Code Section 65915(c)(2).
3. Notwithstanding paragraphs (1) and (2), for any dwelling unit
described in subsection 9.22.040(A) that is or was, within the five-year period
preceding the application, a controlled rental unit pursuant to City Charter Section
1800 et seq., a rental unit subject to Civil Code 1947.12, or a rental unit subject to
any other form of State or local rent or price control, and that is or was occupied
by persons or families above lower income the City may require that replacement
units either:
a. Be made available at affordable rent or affordable housing
cost to, and occupied by, low-income persons or families. If the replacement
units will be rental dwelling units, these units shall be subject to a recorded
affordability restriction for at least 55 years. If the proposed development is
for-sale units, the units shall be replaced subject to Government Code
Section 65915(c)(2).
b. Be replaced in compliance with City Charter Article XIII, the
City’s Rent Control Law, provided that each unit described in this subsection
(3) is replaced. Unless otherwise required by the Rent Control Law, these
units shall not be subject to a recorded affordability restriction.
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4. For purposes of this Section, “equivalent size” means that the
replacement units contain at least the same total number of bedrooms as the units
being replaced.
D. Notwithstanding subsection 9.22.040(A), a housing development project in
any zoning district that will contain one hundred (100) percent of the total units, exclusive
of manager’s unit or units, for lower income households, except that up to 20 percent of
the total units in the housing development may be for moderate-income households, shall
be eligible for any density bonus, incentive, concession, waiver or modification to which
a housing development project described in Section 9.22.040(A)(1)(g) is entitled.
SECTION 27. Current Santa Monica Municipal Code Section 9.22.050 is hereby
renumbered as Section 9.22.070 and amended to read as set forth in Section 29 of this
Ordinance; current Santa Monica Municipal Code Section 9.22.030 is hereby renumbered
9.22.050 and amended to read as follows:
9.22.050 Density Bonus
A. An eligible applicant under Section 9.22.040 may seek a density bonus in
the amounts set forth in this Section and in accordance with the procedures set forth in
Section 9.22.080. Applicants may request a lesser percentage of density increase than
that which is available for a housing development under this Section, including, but not
limited to, no increase in density; however, the City shall not be required to similarly
reduce the number of units required to be dedicated pursuant to this Section and
Government Code Section 65915(b).
B. Determining Density Bonus. The number of density bonus units to be
granted shall be determined as follows:
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1. For housing developments that meet the criteria of Subsection
9.22.040(A)(1)(a), the density bonus shall be calculated as follows:
2. For housing developments that meet the criteria of Subsection
9.22.040(A)(1)(b), the density bonus shall be calculated as follows:
Percentage Very Low Income Units Percentage Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
Percentage Low-Income Units
Percentage Density
Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
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3.
a. For housing developments that meet the criteria of Section
9.22.040(A)(1)(c), the density bonus shall be 20 percent of the number of
senior housing units.
b. For housing developments that meet the criteria of Section
9.22.040(A)(1)(e), the density bonus shall be 20 percent of the number of
the type of units giving rise to a density bonus under that paragraph.
c. For housing developments that meet the criteria of Section
9.22.040(A)(1)(f), the density bonus shall be 35 percent of the student
housing units.
d. For housing developments that meet the criteria of Section
9.22.040(A)(1)(g), the following shall apply:
i. Except as otherwise provided in clause (ii), the density bonus
shall be 80% of the number of units for lower income households.
ii. If the housing development is located within one-half mile of a
major transit stop, there shall be no maximum control on density.
4. For housing developments that meet the criteria of Section 9.22.040
(A)(1)(d), the density bonus shall be calculated as follows:
Percentage Moderate-Income Units Percentage Density Bonus
10 5
11 6
12 7
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13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
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39 34
40 35
5. An applicant for a tentative subdivision map, parcel map, or other
residential development approval that donates land to the City in accordance with
Government Code Section 65915(g) shall be entitled to a density bonus as
provided by Government Code Section 65915(g).
C. Calculating Density Bonus.
1. For purposes of calculating the amount of the density bonus pursuant
to subsection 9.22.050(B), a housing development is entitled to only one density
bonus and an applicant who requests a density bonus must elect whether the
bonus shall be awarded on the basis of Section 9.22.040(A)(1)(a), (b), (c), (d), (e),
(f), or (g). Density bonuses from more than one category may not be combined.
2. All density calculations resulting in fractional units will be rounded up
to the next whole number.
3. For purposes of subsection 9.22.050(B), “total units,” “total dwelling
units,” or “total rental beds” does not include units added by a density bonus
pursuant to this Section or any provision of this Municipal Code granting a greater
density bonus
D. Continued Affordability. Prior to issuance of a building permit, an applicant
shall agree to continued affordability of restricted affordable units in accordance with
Government Code Section 65915(c) and Section 9.64.130 of this Code and the
Administrative Guidelines adopted thereto.
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SECTION 28. Current Santa Monica Municipal Code Section 9.22.060 is
renumbered as Section 9.22.080 and amended to read as set forth in Section 30 of this
Ordinance; current Santa Monica Municipal Code Section 9.22.040 is hereby renumbered
9.22.060 and amended to read as follows:
9.22.060 Incentives and Concessions for Affordable Housing
A. An eligible applicant under Section 9.22.040 may request the following
numbers of incentives or concessions in accordance with the procedures set forth in
Section 9.22.080:
1. One incentive or concession for projects that include at least 10
percent of the total units for lower income households, at least 5 percent for very
low income households, or at least 10 percent for persons and families of moderate
income in a common interest development.
2. Two incentives or concessions for projects that include at least 20
percent of the total units for lower income households, at least 10 percent for very
low income households, or at least 20 percent for persons and families of moderate
income in a common interest development.
3. Three incentives or concessions for projects that include at least 30
percent of the total units for lower income households, at least 15 percent for very
low income households, or at least 30 percent for persons and families of moderate
income in a common interest development.
4. Four incentives or concessions for projects meeting the criteria of
Section 9.22.040(A)(1)(g). If the project is located within one-half mile of a major
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transit stop, the applicant shall also receive a height increase of up to three
additional stories, or 33 feet.
B. A requested incentive or concession may include the following:
1. For Tier 1 housing developments in residential zones:
a. Up to a 15 percent deviation from one side setback
requirement;
b. Up to a 10 percent increase in first floor parcel coverage;
c. Up to a 15 percent deviation from rear setback requirements.
2. For Tier 2 housing developments in residential zones that meet the
requirements of 9.23.030(A) of this Code: one or more of the Tier 2 incentives set
forth in Table 9.08.030.
C. By Right Parking Incentives. In addition to the above, an eligible applicant
under Section 9.22.040 shall be entitled to the parking incentives set forth in Government
Code Section 65915(p).
D. Nothing in this Section limits or requires the provision of direct financial
incentives for a housing development, including the provision of publicly owned land by
the City or the waiver of fees or dedication requirements.
SECTION 29. Current Santa Monica Municipal Code Section 9.22.050 is hereby
renumbered 9.22.070 and amended to read as follows:
9.22.070 Waiver/Modification of Development Standards
A. An eligible applicant under Section 9.22.040 may in accordance with the
procedures set forth in Section 9.22.080 seek a waiver or modification of any
development standards that will have the effect of precluding the construction of a
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housing development at the densities or with the concessions or incentives permitted by
this Chapter. The eligible applicant shall show that any development standard requested
to be waived or modified will have the effect of physically precluding the construction of
the housing development at the densities or with the concessions or incentives permitted
by this Chapter.
B. Except as provided in subsection 9.22.070(C), a proposal for the waiver or
reduction of development standards pursuant to this Section shall neither reduce nor
increase the number of incentives or concessions to which the applicant is entitled
pursuant to Section 9.22.060.
C. A housing development that receives a waiver from any maximum controls
on density pursuant to paragraph 9.22.050(3)(d)(ii) shall not be eligible for, and shall not
receive, a waiver or reduction of development standards pursuant to this subdivision,
other than as expressly granted under paragraph 9.22.050(3)(d)(ii).
SECTION 30. Current Santa Monica Municipal Code Section 9.22.060 is hereby
renumbered 9.22.080 and amended to read as follows:
9.22.080 Procedures
The following procedures shall govern the processing of a request for a density bonus,
incentive, concession, waiver, modification, or revised parking standard:
A. An application for a density bonus incentive, concession, waiver, modification,
or revised parking standard pursuant to this Chapter shall be submitted with the first
application for approval of a housing development and processed concurrently with all
other applications required for the housing development. The application shall be
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submitted on a form prescribed by the City and shall include at least the following
information:
1. Site plan showing total number of units, number and location of
affordable housing units, and number and location of proposed density bonus
units;
2. Target income of affordable housing units and proposals for ensuring
affordability;
3. Description of any requested incentives, concessions, waivers or
modifications of development standards, or modified parking standards. For all
incentives and concessions that are not included within the menu of
incentives/concessions set forth in subsections (B) and (C) of Section 9.22.060,
the application shall include a pro forma providing evidence that the requested
incentives and concessions result in identifiable, financially sufficient, and actual
cost reductions. The cost of reviewing any required pro forma or other financial
data submitted as part of the application in support of a request for an
incentive/concession or waiver/modification of developments standard, including,
but not limited to, the cost to the City of hiring a consultant to review said financial
data, shall be borne by the developer. The pro forma shall include all of the
following items:
a. The actual cost reduction achieved though the incentive;
b. Evidence that the cost reduction allows the applicant to
provide affordable units or affordable sales prices; and
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c. Other information requested by the Director. The Director may
require any pro forma include information regarding capital costs, equity
investment, debt service, projected revenues, operating expenses, and
such other information as is required to evaluate the pro forma.
4. For any requested waiver of a development standard, the applicant
shall provide evidence that the development standard for which the waiver is
requested will have the effect of physically precluding the construction of the
residential project with the density bonus incentives requested;
5. If a density bonus or concession is requested for a land donation, the
application shall show the location of the land to be donated provide proof of site
control, and provide evidence that all of the requirements and each of the findings
included in Government Code Section 65915(g) can be made; and
6. If a density bonus or concession is requested for a childcare facility,
the application shall show the location and square footage of the childcare facilities
and provide evidence that all of the requirements and each of the findings included
in Government Code Section 65915(h) can be made.
B. In accordance with State law, neither the granting of a concession,
incentive, waiver, or modification nor the granting of a density bonus shall be interpreted,
in and of itself, to require a General Plan amendment, Zoning Ordinance, Variance, or
other discretionary approval.
C. For housing developments requesting an incentive or concession pursuant
to Section 9.22.060 or a waiver or modification pursuant to Section 9.22.070, the following
shall apply:
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1. The Director shall grant the concession or incentive requested by the
applicant unless the Director makes a written finding, based upon substantial
evidence, of any of the following:
a. The incentive or concession does not result in identifiable and
actual cost reductions to provide for affordable housing costs as defined in
Section 50052.5 of the Health and Safety Code, or for rents for the
affordable units; or
b. The concession or incentive will have a specific adverse
impact upon public health and safety, or on the physical environment or on
any real property that is listed in the California Register of Historic
Resources and for which there is no feasible method to satisfactorily
mitigate or avoid the specific adverse impact without rendering the
development unaffordable to low-income and moderate income
households; or
c. The concession or incentive would be contrary to State or
Federal law.
2. The Director shall grant the modification or waiver if the development
standard will have the effect of physically precluding the construction of a housing
development at the densities permitted under Section 9.22.050, or with the
concessions or incentives permitted under Section 9.22.060. Notwithstanding the
foregoing, the Director shall not be required to grant a modification or waiver if:
a. The waiver or reduction would have a specific, adverse
impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5,
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upon health, safety, or the physical environment, and for which there is no
feasible method to satisfactorily mitigate or avoid the specific adverse
impact.
b. The waiver or reduction would have an adverse impact on
real property that is listed in the California Register of Historical Resources;
c. The waiver or reduction would be contrary to state or federal
law.
SECTION 31. Santa Monica Municipal Code Section 9.28.060 is hereby amended
to read as follows:
9.28.060 Off-Street Parking
Off-street parking shall be provided in the quantities specified in Table 9.28.060, except
as otherwise provided in this Chapter and Section 9.31.025, Accessory Dwelling Units and Junior
Accessory Dwelling Units. If a proposed use is not listed in the table, the Director may determine
appropriate parking requirements.
Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1
Downtown Community
Plan Area (maximum
parking allowed)
Residential Uses
Single-Unit Dwelling 2 spaces per dwelling unit
2 spaces per dwelling
unit, which may be
tandem
2 spaces per dwelling
unit
Accessory Dwelling Unit 1 space per dwelling unit 1 space per dwelling unit N/A
Junior Accessory Dwelling Unit N/A N/A N/A
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Duplex, Multiple-Unit Dwelling
Market Rate Units:
Guest = 1 space per 5 units
Studio, no bedrooms = 1
space per unit
1 bedroom = 1.5 space per
unit
2 or more bedrooms = 2
spaces per unit
Deed Restricted Affordable Units:
Studio, no bedrooms = 0.5
space per unit
1 bedroom = 0.75 space
per unit
2 or more bedrooms = 1
space per unit
Market Rate Units:
Guest = 1 space per 10
units
Studio, no bedrooms = 1
space per unit
1 bedroom = 1 space per
unit
2 or more bedrooms =
1.5 spaces per unit
Deed Restricted Affordable Units:
Studio, no bedrooms =
0.5 space per unit
1 bedroom = 0.5 space
per dwelling unit
2 or more bedrooms = 1
space per dwelling unit
Market Rate Units:
Guest = 1 space per 15
units
Studio, no bedrooms =
0.5 space per unit
1 bedroom = 0.5 space
per unit
2 or more bedrooms = 1
space per unit
Deed Restricted Affordable Units:
Guest = 1 space per 30
units
Studio, no bedrooms =
0.25 space per unit
1 bedroom = 0.25 space
per unit
2 or more bedrooms =
0.5 space per unit
Senior Citizen Multiple-
Unit Residential
0.5 spaces per unit
Guest = 1 space per 5 units
Low and moderate income
units = 0.25 spaces per unit
0.5 spaces per unit
Guest = 1 space per 6
units
Low and moderate
income units = 0.25
spaces per unit
0.5 spaces per unit
Guest = 1 space per 6
units
Low and moderate
income units = 0.25
spaces per unit
Single-Room Occupancy
Housing See Multiple-Unit Dwelling See Multiple-Unit
Dwelling
See Multiple-Unit
Dwelling
Group Residential 0.5 space per bed 0.5 space per bed 0.5 space per bed
Congregate Housing 1 space per 5 beds 1 space per 5 beds 1 space per 5 beds
Senior Group Residential
0.5 spaces per unit
Guest = 1 space per 5 units
Deed restricted affordable =
0.25 spaces per unit
0.5 spaces per unit
Guest = none required
Deed restricted affordable
= 0.25 spaces per unit
0.5 spaces per unit
Guest = none required
Deed restricted
affordable = 0.25 spaces
per unit
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
7.C.e
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Elderly and Long-Term Care
0.5 space per bed plus one
visitor space per 5 beds
0.2 space per bed 0.2 space per bed
Family Day Care
Large
None required other than
what is required for the
existing residence
None required other than
what is required for the
existing residence
None required other
than what is required for
the existing residence
Small
None required other than
what is required for the
existing residence
None required other than
what is required for the
existing residence
None required other
than what is required for
the existing residence
Residential Facilities
Residential Care,
General
If more than 6 residents =
0.5 space per bed plus 1
visitor space per 5 beds
If more than 6 residents =
0.5 space per bed plus 1
visitor space per 5 beds
If more than 6 residents
= 0.5 space per bed plus
1 visitor space per 5
beds
Residential Care,
Limited
None required other than
what is required for existing
residence
None required other than
what is required for
existing residence
None required other
than what is required for
existing residence
Residential Care, Senior
If more than 6 residents =
0.25 space per bed plus 1
visitor space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
If more than 6 residents =
0.25 space per bed plus 1
visitor space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
If more than 6 residents
= 0.25 space per bed
plus 1 visitor space per 5
beds
If less than 6 residents =
none other than what is
required for the existing
residence
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
7.C.e
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144
Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Hospice, General
If more than 6 residents =
0.25 space per bed plus 1
visitor space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
If more than 6 residents =
1 space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
If more than 6 residents
= 1 space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
Hospice, Limited
None required other than
what is required for the
existing residence
None required other than
what is required for the
existing residence
None required other
than what is required for
the existing residence
Supportive Housing
If more than 6 residents =
0.5 space per bed plus 1
visitor space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
If more than 6 residents =
1 space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
If more than 6 residents
= 1 space per 5 beds
If less than 6 residents =
none other than what is
required for the existing
residence
Transitional Housing
None other than what is
required for residential type
None other than what is
required for residential
type
None other than what is
required for residential
type
Public and Semi-Public Uses
Adult Day Care
1 space per 500 sq. ft.
1 space per 500 sq. ft. 1 space per 500 sq. ft.
Child Care and Early
Education Facilities
1 space per 500 sq. ft.
1 space per 500 sq. ft. 1 space per 500 sq. ft.
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
7.C.e
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Colleges and Trade
Schools, Public or Private
1 space per 80 sq. ft. of
assembly or classroom
area or 1 space per every 4
fixed seats, whichever is
greater
1 space per 100 sq. ft. of
assembly or classroom
area or 1 space per every
5 fixed seats, whichever
is greater
1 space per 100 sq. ft. of
assembly or classroom
area or 1 space per
every 5 fixed seats,
whichever is greater
Community Assembly
1 space for each 4 seats
1 space for each 6 seats 1 space for each 6 seats
Cultural Facilities
1 space per 300 sq. ft.
1 space per 500 sq. ft. 1 space per 500 sq. ft.
Emergency Shelters
1 space per 10 beds
1 space per 10 beds 1 space per 10 beds
Hospitals and Clinics
1 space per 250 sq. ft.
1 space per 250 sq. ft. 1 space per 250 sq. ft.
Schools, Public or
Private
Elementary and Middle Schools:
2 spaces per classroom
High Schools:
5 spaces per classroom
Elementary and Middle
Schools:
1.75 spaces per
classroom
High Schools:
4 spaces per classroom
Elementary and Middle
Schools:
1.75 spaces per
classroom
High Schools:
4 spaces per classroom
Social Service Centers
1 space per 300 sq. ft.
1 space per 300 sq. ft. 1 space per 300 sq. ft.
Commercial Uses
Animal Care, Sales, and Services
Grooming and Pet
Stores
See Retail Sales
See Retail Sales See Retail Sales
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Kennel
1 space per 1,000 sq. ft.
1 space per 1,000 sq. ft. 1 space per 1,000 sq. ft.
Pet Day Care Services
1 space per 500 sq. ft.
1 space per 1,000 sq. ft. 1 space per 1,000 sq. ft.
Veterinary Services
See Medical Office
See Medical Office See Medical Office
Automobile/Vehicle Sales and Service
Alternative Fuels and
Recharging Facilities
2 spaces for self-service
station
1 space per 100 sq. ft. of
retail
2 spaces for self-service
station
1 space per 100 sq. ft. of
retail
2 spaces for self-service
station
1 space per 100 sq. ft. of
retail
Automobile Rental
1 space per 500 sq. ft.
1 space per 1,000 sq. ft. of
outdoor rental storage area
1 space per 500 sq. ft.
1 space per 1,000 sq. ft.
of outdoor rental storage
area
N/A
Automobile Storage
Uses
1 space
1 space --
Automobile/Vehicle Sales and Leasing
1 space per 300 sq. ft. for
offices plus
1 space per 1,000 sq. ft. of
net new display area and
requirements for
automobile repair where
applicable
1 space per 300 sq. ft. for
offices plus
1 space per 1,000 sq. ft.
of net new display area
and requirements for
automobile repair where
applicable
1 space per 300 sq. ft.
for offices plus
1 space per 1,000 sq. ft.
of net new display area
and requirements for
automobile repair where
applicable
Automobile/Vehicle Repair, Major and Minor
1 space per 500 sq. ft. of
non-service bay floor area
2 spaces per service bay
1 space per 500 sq. ft. of
non-service bay floor
area
2 spaces per service bay
1 space per 500 sq. ft. of
non-service bay floor
area
2 spaces per service bay
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Automobile/Vehicle Washing
2 spaces for each washing
stall, not including the stall
2 spaces for each
washing stall, not
including the stall
2 spaces for each
washing stall, not
including the stall
Service Station
2 spaces if self-service
station
1 space per 100 sq. ft. of
retail
Must follow requirements
for repair where applicable
2 spaces if self-service
station
1 space per 100 sq. ft. of
retail
Must follow requirements
for repair where
applicable
2 spaces if self-service
station
1 space per 100 sq. ft. of
retail
Must follow
requirements for repair
where applicable
Banks and Financial Institutions
Banks and Credit Unions
See Business,
Professional, and Creative
Office
See Business,
Professional, and
Creative Office
1 space per 300 sq. ft.
Check Cashing Businesses
See Business,
Professional, and Creative
Office
See Business,
Professional, and
Creative Office
N/A
Business Services
See Business,
Professional, and Creative
Office
See Business,
Professional, and
Creative Office
See Business,
Professional, and
Creative Office
Commercial Entertainment and Recreation
Cinemas
1 space per 4 seats
1 space per 4 seats
Up to 99 seats = 1
space for every 8 fixed
seats
> 99 seats = 1 space for
every 5 fixed seats
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Theaters
1 space per 4 seats
1 space per 4 seats See Cinemas
Convention and
Conference Centers
1 space per 80 sq. ft.
1 space per 100 sq. ft. 1 space per 100 sq. ft.
Large-Scale Facilities
1 space per 80 sq. ft.
1 space per 100 sq. ft. 1 space per 100 sq. ft.
Small-Scale Facilities,
less than 1,500 sq. ft.
1 space per 300 sq. ft.
1 space per 300 sq. ft. 1 space per 500 sq. ft.
Small-Scale Facilities,
1,500 sq. ft. and more
1 space per 80 sq. ft.
1 space per 100 sq. ft. 1 space per 500 sq. ft.
Instructional Services
See Retail Sales
See Retail Sales See Retail Sales
Eating and Drinking Establishments
Bars/Nightclubs/
Lounges
1 space per 50 sq. ft.
1 space per 50 sq. ft. 1 space per 500 sq. ft.
Restaurants, less
than 2,500 sq. ft.
1 space per 300 sq. ft.
1 space per 500 sq. ft. 1 space per 500 sq. ft.
Restaurants, 2,500 –
5,000 sq. ft.
1 space per 200 sq. ft.
1 space per 200 sq. ft. 1 space per 500 sq. ft.
Restaurants, 5,000+
sq. ft.
1 space per 125 sq. ft.
1 space per 125 sq. ft. 1 space per 300 sq. ft.
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Restaurant Outdoor
Eating Areas, less than 200 sq. ft.
None None None
Restaurant Outdoor Eating Areas, 200
sq. ft. and more
Same as required for
restaurant type
Same as required for
restaurant type
Outdoor eating areas
less than 500 sq. ft. = no
additional parking.
Outdoor eating areas
500 sq. ft. and more =
same as required for
restaurant type.
Equipment Rental
See Retail Sales
See Retail Sales See Retail Sales
Food and Beverage Sales
Convenience Market
See Retail Sales
See Retail Sales See General Market
General Market, less
than 2,500 sq. ft.
1 space per 300 sq. ft.
1 space per 500 sq. ft. 1 space per 500 sq. ft.
General Market,
2,500 – 5,000 sq. ft.
1 space per 250 sq. ft.
1 space per 300 sq. ft. 1 space per 500 sq. ft.
General Market,
5,000+ sq. ft.
1 space per 250 sq. ft.
1 space per 300 sq. ft. 1 space per 300 sq. ft.
Liquor Stores
See Retail Sales
See Retail Sales See General Market
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Funeral Parlors and Mortuaries
1 space per 80 sq. ft. or 1
space per 4 seats,
whichever is higher
1 space per 100 sq. ft. or
1 space per 6 seats,
whichever is higher
1 space per 100 sq. ft. or
1 space per 6 seats,
whichever is higher
Live-Work
1 space per unit plus
1 guest space per unit
1 space per unit plus
1 guest space per unit 1 space per 500 sq. ft.
Lodging
Bed and Breakfast
1 space per room plus
parking required for
dwelling unit
1 space per room 1 space per room
Hotels and Motels
1 space per room plus 1
space per 200 sq. ft. of
meeting and banquet
space
0.75 spaces per room
plus 1 space per 250 sq.
ft. of meeting and
banquet space
0.5 spaces per guest
room plus 1 space for
each 250 sq. ft. used for
meetings and banquets.
Other uses such as
bars, restaurants, retail
and services which are
open to the general
public shall provide
parking as required for
the use at a rate 1/2 the
individual use
Maintenance and
Repair Services
See Retail Sales
See Retail Sales See Retail sales
Nurseries and
Garden Centers
Interior spaces see Retail
Sales, plus
1 space per 1,000 sq. ft. of
outdoor display and
storage area
Interior space see Retail
Sales, plus
1 space per 1,000 sq. ft.
of outdoor display and
storage area
Interior space see Retail
Sales, plus
1 space per 1,000 sq. ft.
of outdoor display and
storage area
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
7.C.e
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Offices
Business, Professional,
Creative, less than 2,500 sq. ft.
1 space per 300 sq. ft.
1 space per 500 sq. ft. 1 space per 500 sq. ft
Business, Professional,
Creative, 2,500+ sq. ft.
1 space per 300 sq. ft.
1 space per 450 sq. ft. 1 space per 500 sq. ft
Medical and Dental,
less than 1,000 sq. ft.
1 space per 300 sq. ft.
1 space per 300 sq. ft. 1 space per 300 sq. ft
Medical and Dental,
1,000+ sq. ft.
1 space per 250 sq. ft.
1 space per 250 sq. ft. 1 space per 300 sq. ft
Walk-In Clientele
See Business,
Professional, and Creative
Office
See Business,
Professional, and
Creative Office
See Business,
Professional, and
Creative Office
Personal Services
General Personal
Services
See Retail Sales
See Retail Sales See Retail Sales
Tattoo or Body
Modification Parlor
See Retail Sales
See Retail Sales See Retail Sales
Physical Training
See Retail Sales
See Retail Sales See Retail Sales
Retail Sales
Retail, less than
2,500 sq. ft.
1 space per 300 sq. ft.
1 space per 500 sq. ft. 1 space per 500 sq. ft.
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
7.C.e
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Retail, 2,500 – 5,000
sq. ft.
1 space per 300 sq. ft.
1 space per 300 sq. ft. 1 space per 500 sq. ft.
Retail, 5,000 sq. ft.
or more
1 space per 300 sq. ft.
1 space per 300 sq. ft. 1 space per 300 sq. ft.
Industrial Uses
Artist’s Studio
1 space per 400 sq. ft.
1 space per 400 sq. ft. 1 space per 1,000 sq. ft.
Commercial Kitchens
1 space per 300 sq. ft.
1 space per 300 sq. ft. 1 space per 300 sq. ft.
Industry, General
1 space per 400 sq. ft.
1 space per 400 sq. ft. N/A
Industry, Limited
1 space per 400 sq. ft.
1 space per 1,000 sq. ft. N/A
Media Production
1 space per 400 sq. ft. of
studio space
1 space per 300 sq. ft. of
editing space
1 space per 300 sq. ft. of
administrative space
1 space per 400 sq. ft. 1 space per 500 sq. ft.
Research and Development
1 space per 300 sq. ft.
1 space per 1,000 sq. ft. N/A
Warehousing, Storage, and Distribution
DocuSign Envelope ID: B25D00ED-D586-4CB6-962E-64B260949788
7.C.e
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Table 9.28.060: PARKING REGULATIONS BY USE AND LOCATION
Land Use
Classification
Citywide (Excluding
Parking Overlay Area 1,
Downtown Community
Plan Area, and Bergamot
Area Plan Area)
Parking Overlay Area 1 Downtown Community
Plan Area (maximum
parking allowed)
Indoor Warehousing
and Storage
1 space per 1,000 sq. ft.
1 space per 1,000 sq. ft. N/A
Personal Storage
1 space per 4,000 sq. ft.
1 space per 4,000 sq. ft. N/A
Wholesaling and
Distribution
1 space per 1,000 sq. ft.
1 space per 1,000 sq. ft. N/A
SECTION 32. Santa Monica Municipal Code Section 9.31.300 is hereby
renumbered 9.31.025 and amended to read as follows:
9.31.025 Accessory Dwelling Units and Junior Accessory Dwelling Units
Notwithstanding the accessory structure standards of Section 9.21.020, accessory
dwelling units and junior accessory dwelling units shall be developed, located, and
operated in accordance with the following standards.
A. Purpose. The purpose of this section is to allow and regulate accessory
dwelling units and junior accessory dwelling units in compliance with California
Government Code sections 65852.2 and 65852.22 and, in doing so, to increase the
supply of affordable housing in the City. This section shall not be considered in the
application of any City ordinance, policy, or program to limit residential growth.
B. Accessory Dwelling Unit. Accessory dwelling unit (ADU) means an
attached or detached residential dwelling unit that provides complete independent living
facilities for one or more persons and that is located on a parcel with a proposed or
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existing primary single-unit or multi-unit dwelling. An ADU shall contain a kitchen and full
bathroom separate from the primary dwelling(s) and accessible only to the inhabitants of
the ADU. An ADU shall not have interior access to an existing or proposed single-unit
dwelling or unit within a multiple-unit dwelling and shall have exterior access that is
independent of that for any single-unit dwelling or unit within a multiple-unit dwelling. An
ADU may also be: (1) an efficiency unit, as defined in Section 17958.1(b) of the Health
and Safety Code; or (2) a manufactured home, as defined in Section 18007 of the Health
and Safety Code. An ADU shall include permanent provisions for living, sleeping, eating,
cooking, and sanitation on the same parcel as the primary single-unit or multiple-unit
dwelling is or will be situated.
C. Junior Accessory Dwelling Unit. Junior accessory dwelling unit (JADU)
means a dwelling unit that is no more than 500 square feet in size and is contained entirely
within an existing or proposed single-unit dwelling. A JADU shall include a separate
entrance from the main entrance to the proposed or existing single-unit dwelling, but may
also provide internal access, and shall include an efficiency kitchen, which shall include
(1) a cooking facility with appliances and (2) a food preparation counter and storage
cabinets that are of reasonable size in relation to the size of the JADU. A JADU may
include separate sanitation facilities or may share sanitation facilities with the existing
structure. For purposes of providing service for water, sewer, or power, or for fire or life
protection, a JADU shall not be considered a separate or new dwelling unit.
D. ADU and JADU Uses Permitted By Right. An ADU or JADU that conforms
to all standards of this Section shall be permitted by right, shall be deemed to be
consistent with the City’s general plan and zoning designation for the parcel on which the
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ADU or JADU is located, and shall be deemed to meet the allowable density for the parcel
on which the ADU or JADU is located.
E. Procedures. If an ADU or JADU complies with the requirements of this
Chapter, development is by right and only a building permit is required. Correction of
nonconforming zoning conditions will not be required as a condition of approval, except
that the City is not prohibited from enforcing compliance with applicable building
standards in accordance with Health and Safety Code Section 17980.12. An application
to create an ADU or JADU submitted with a permit application to create a new dwelling
on the parcel shall be acted upon when or before the application for the new dwelling is
acted upon. An application to establish or construct an ADU or JADU on a parcel that
contains an existing single-unit or multiple-unit dwelling shall be deemed complete if not
acted on within 60 days from the date that the application is complete, except that the
applicant may request a delay and the 60-day time period shall be tolled for the period of
the delay.
F. Establishment of ADUs and JADUs. An ADU or JADU that meets the
requirements of this Section may be established on any legal parcel that is zoned to allow
for single-unit or multiple-unit dwelling residential use and on which a primary single-unit
dwelling or multiple-unit dwelling has been previously established or is proposed to be
established in conjunction with construction of the ADU or JADU. Except as set forth in
subsection (G) below, no more than one ADU and one JADU is permitted per parcel.
G. Permitted ADUs and JADUs. Subject to the requirements set forth in this
Section, the following ADUs and JADUs shall be permitted as follows:
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1. Parcel with Single-Unit Dwelling. One ADU or one JADU may be
constructed or established on any parcel on which a single-unit dwelling has been
previously established or is proposed to be constructed, except that one detached
ADU permitted under subsection (b) below and one JADU permitted under
subsection (c) below may be established or constructed and located on the same
parcel.
a. Attached ADUs. One attached ADU may be established or
constructed in conjunction with an existing or proposed single-unit dwelling
as follows:
i. An attached ADU may be newly constructed as an addition to
an existing single-unit dwelling;
ii. An attached ADU may be established within the footprint of a
proposed single-unit dwelling; or
iii. An attached ADU may be established by converting floor area
of an existing single-unit dwelling.
b. Detached ADU. One detached ADU may be constructed or
established in conjunction with an existing or proposed single-unit dwelling
as follows:
i. A detached ADU may be newly constructed; or
ii. A detached ADU may be established by converting floor area
of a legal existing detached accessory structure.
c. JADU. One JADU may be constructed or established in
conjunction with an existing or proposed single-unit dwelling as follows:
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i. A JADU may be established within the footprint of a proposed
single-unit dwelling; or
ii. A JADU may be established by converting floor area of an
existing single-unit dwelling.
2. Parcel with Existing Multiple-Unit Dwellings. One or more ADUs
may be permitted on a parcel with an existing multiple-unit dwelling as set forth in
this subsection. ADUs permitted under paragraphs (a) and (b) below may be
located on the same parcel.
a. Conversion of Existing Multiple-Unit Dwelling Footprint
to ADU(s). At least one ADU, or up to 25 percent of the existing multiple-
unit dwelling total unit count, whichever is greater, may be established or
constructed by converting floor area within an existing multiple-unit
dwelling.
b. Detached ADUs on Multiple-Unit Parcel. No more than two
detached ADUs may be established or constructed.
H. Permitted Locations for Newly Constructed ADUs and JADUs. Newly-
constructed ADUs and JADUs shall be located on a parcel as set forth in this subsection
and subject to all applicable setback requirements set forth in subsection (L) below.
1. Parcels with Single-Unit Dwellings.
a. An attached ADU or JADU may be located either in the front
or rear half of the parcel.
b. A detached ADU shall be located on the rear half of a parcel.
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c. A detached ADU shall be located a minimum of six feet from
the existing single-unit dwelling, as measured between exterior walls.
d. On a reverse corner parcel, an ADU or JADU shall not be
located nearer to the street side parcel line of such corner parcel than one
half of the front setback depth required on the key parcel, nor be located
nearer than 4 feet to the side parcel line of any key parcel.
e. On a through parcel, an ADU or JADU shall not project into
any front setback except as provided under subsection (K) below. Pursuant
to Section 9.04.110(B), the front setback borders the street primarily used
as frontage by the majority of neighboring parcels.
2. Parcels with Multiple-Unit Dwellings.
a. A detached ADU may be located either in the front or rear half
of the parcel, but shall be a minimum of six (6) feet from existing multiple-
unit dwelling(s), as measured between exterior walls.
b. On a reverse corner parcel, an ADU or JADU shall not be
located nearer to the street side parcel line of such corner parcel than one
half of the front setback depth required on the key parcel, nor be located
nearer than 4 feet to the side parcel line of any key parcel.
c. On a through parcel, an ADU or JADU shall not project into
any front setback except as provided under subsection (L) below. Pursuant
to Section 9.04.110(B), the front setback borders the street primarily used
as frontage by the majority of neighboring parcels.
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I. Standards for ADUs and JADUs Established by Converting Floor Area
of Legal Existing Structures. ADUs and JADUs established by converting floor area of
legal existing structures shall adhere to the following standards set forth in this subsection
and subject to all applicable setback requirements set forth in subsection (L) below.
1. Parcel with Single-Unit Dwelling.
a. Attached ADU.
i. An ADU that is established by converting floor area of an
existing single-unit dwelling that is located in the front setback may only
expand the footprint of the single-unit dwelling up to 150 square feet into
the front setback to accommodate ingress and egress. An ADU that is
established by converting floor area of an existing single-unit dwelling
that is not located within the front setback may expand the footprint
beyond 150 square feet up to the total size permitted under subsection
(J) below.
b. Detached ADU.
i. An ADU may be established by converting floor area within a
legal existing accessory structure or by reconstructing the ADU in the
same location and to the same dimensions as the original structure.
ii. An ADU that is established by converting floor area of a legal
existing accessory structure may expand the footprint of the existing
accessory structure if the addition or enlargement is made to conform to
all standards set forth in this Section and is a minimum of six feet from
the existing single-unit dwelling, as measured between exterior walls.
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iii. An ADU that is established by converting floor area of a legal
existing accessory structures located in the front setback may only
expand the footprint up to 150 square feet into the front setback to
accommodate ingress and egress.
c. JADU.
i. A JADU that is constructed or established by converting floor
area of an existing single-unit dwelling may only expand the footprint up
to 150 square feet to accommodate ingress and egress, but in no case
shall such expansion result in a JADU that exceeds 500 square feet.
2. Parcel with Multiple-Unit Dwelling.
a. Conversion of Existing Multiple-Unit Dwelling Footprint
to ADU(s). At least one ADU, or up to 25 percent of the existing multiple-
unit dwelling total unit count, whichever is greater, may be established
within portions of existing multiple-unit dwellings that are not used as livable
space and are enclosed on at least three sides, such as storage rooms,
boiler rooms, passageways, attics, basements, or garages, if each
converted ADU complies with state building standards for dwellings. No
additions to or enlargements of the footprint of the existing multiple unit
dwelling shall be permitted to establish or construct ADUs in accordance
with this paragraph.
J. Size. The following unit size limits apply to ADUs and JADUs:
1. The minimum size of an ADU or JADU is 220 square feet of floor
area.
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2. The maximum size of a detached or attached studio or one-bedroom
ADU is 850 square feet of floor area.
3. The maximum size of a detached or attached ADU with more than
one-bedroom is:
a. 1,000 square feet of floor area for parcels of less than 10,000
square feet; and
b. 1,200 square feet for parcels of 10,000 square feet or greater.
4. The floor area of an attached ADU shall not exceed 50 percent of the
floor area of the primary dwelling.
5. The maximum size of a JADU is 500 square feet of floor area.
K. ADUs and JADUs Exempt from Floor Area and Parcel Coverage.
1. Floor area does not include ADUs and JADUs established in
accordance with this Section. See Section 9.04.080, Determining Floor Area.
2. Areas covered by or directly below ADUs and JADUs established in
accordance with this Section shall be excluded from the footprint area for purposes
of determining parcel coverage. See Section 9.04.100, Determining Residential
Parcel Coverage.
L. Setbacks. An ADU or JADU shall adhere to the following setback
requirements:
1. An ADU or JADU shall not be permitted within the front setback,
however, when converting floor area within an existing single-unit dwelling or a
legal accessory structure located in the front setback, an ADU or JADU may
expand the footprint of said structure up to 150 square feet to only accommodate
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ingress and egress as set forth in subsections (I)(1)(a)(i), (I)(1)(b)(iii), and (I)(1)(c)
above.
2. Side and rear setbacks of four (4) feet are required for an ADU or
JADU, except that:
a. An ADU or JADU constructed or established pursuant to
paragraph (G)(1)(a)(ii), (G)(1)(a)(iii), (G)(1)(b)(ii), or (G)(1)(c) above shall be
subject to side and rear setbacks only as required for fire and safety if the
ADU or JADU meets the following requirements:
i. The ADU or JADU is within the proposed space of a
single-unit dwelling or existing space of a single-unit dwelling or
accessory structure and may include an expansion of not more than
150 square feet beyond the same physical dimensions as the
existing accessory structure for purposes of accommodating ingress
and egress;
ii. The space has exterior access from the proposed or
existing single-family dwelling; and
iii. The JADU complies with the requirements of
Government Code Section 65852.22.
b. No side or rear setback shall be required for an ADU or JADU
constructed or established pursuant to paragraph (G)(1)(b)(ii) above.
c. An ADU or JADU may have a side and/or rear setback
equivalent to the primary dwelling(s) if the primary dwelling(s) are permitted
to have a side and/or rear setback of less than four (4) feet.
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M. Height. An attached ADU or JADU shall comply with the height limitations
for the primary dwelling unit to which it is attached. A detached ADU shall not exceed two
stories or 24 feet in height.
N. Design Standards and Exterior Features. The exterior design of an ADU
or JADU, including building forms, materials, colors, exterior finishes, and landscaping,
shall be compatible in size, location, and appearance with the primary single-unit dwelling
or multiple-unit dwelling on the parcel and shall adhere to the following:
1. ADUs and JADUs are required to have independent exterior access
separate from the primary dwelling unit(s).
2. Within the R1 District, an attached ADU or JADU located entirely or
partially on the second story of a single-unit dwelling shall comply with all
applicable stepback requirements set forth in 9.07.030.
3. Upper-story outdoor spaces for attached ADUs and JADUs, such as
first-story roof decks, landings, upper level walkways, and balconies, shall conform
to all standards set forth for the primary dwelling unit(s).
4. Upper-story outdoor spaces for detached ADUs, such as first-story
roof decks, landings, upper level walkways, and balconies, shall not exceed an
aggregate 35 square feet when located in the Single-Unit Residential (R1) District
or 60 square feet per ADU in all other districts, and shall adhere to the following
restrictions:
i. Upper-story outdoor spaces shall not be located on the side
elevation closest to a side parcel line, unless that side parcel line is adjacent
to a public right-of-way or alley;
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ii. Upper-story outdoor spaces shall not be located on the rear
elevation unless the ADU is located outside the rear setback area of the
primary dwelling unit(s);
iii. When located on a permitted elevation, upper-story outdoor
spaces shall be set back from the side parcel line the same distance as the
minimum side setback requirement for the principal dwelling unit(s) on the
parcel and shall be a minimum 5’ from the rear parcel line.
iv. Roof decks above the second story are prohibited.
O. Application of Generally Applicable Municipal Code Provisions.
Except as set forth in this Section, an ADU or JADU shall conform to the height, setbacks,
parcel coverage, floor area, and other land use regulations and development standards
of the district in which it is located and all other applicable provisions of this Municipal
Code, including but not limited to the provisions of Article VIII, Building Regulations, and
the provisions of Chapter 9.56, Landmarks and Historic Districts.
P. Exemption. Notwithstanding anything set forth herein, the development
and design standards set forth in this Section shall not preclude the establishment of a
detached or attached ADU with a floor area of up to 800 square feet, side and rear
setbacks of at least four (4) feet, and a height of no more than 16 feet.
Q. Parking.
1. Required Parking. One on-site parking space, which may be
unenclosed, shall be provided for an ADU. This space shall comply with all
development standards set forth in Chapter 9.28, Parking, Loading, and
Circulation, and the requirements for the district in which the ADU is located. A
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tandem parking space may also be used to meet the parking requirement for the
accessory dwelling unit and may be provided on an existing driveway. Parking
shall not be required for a JADU.
2. Exemptions. Notwithstanding any other parking required by this
Section or Chapter 9.28 of this Article, no parking space shall be required for an
ADU in any of the following circumstances:
a. The ADU is located within one-half mile walking distance of
public transit, as defined by Government Code Section 65852.2(j)(10);
b. The ADU is an individually designated historic resource or is
located within an architecturally and historically significant historic district;
c. The ADU is part of the existing or a proposed primary
residence or an existing accessory structure;
d. An on-street parking permit is required but not offered to the
occupant of the ADU; or
e. A car share vehicle is located within one block of the ADU.
3. No Replacement. When a garage, carport, or covered parking
structure is demolished in conjunction with the construction of an ADU or converted
to an ADU, the eliminated off-street parking spaces are not required to be replaced.
R. Owner-Occupancy Requirement.
1. An ADU is not subject to an owner-occupancy requirement.
2. A JADU is subject to an owner-occupancy requirement, except that
a JADU that is owned by a governmental agency, land trust, or housing
organization is not subject to this requirement. With respect to a JADU that is
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subject to an owner-occupancy requirement, a natural person with legal or
equitable title to the property that includes the JADU must reside on the property
as the person’s legal domicile and permanent residence.
S. Lease Terms. An ADU or JADU shall be subject to any restrictions or
requirements for lease terms that apply to all residential dwelling units in the City. In
addition, an ADU or JADU shall not be used for rentals of terms of 30 days or less.
T. Limitations on Separate Sale. No ADU or JADU may be sold or otherwise
conveyed separately from the parcel and the primary dwelling (in the case of a single-unit
dwelling) or from the parcel and all of the dwellings (in the case of a multiple-unit dwelling).
U. JADU Deed Restriction. Prior to issuance of a building permit for a JADU,
a deed restriction must be recorded against the title of the property in the County
Recorder’s office and a copy filed with the Director. The deed restriction shall run with
the land and bind all future owners. The form of the deed restriction shall be provided by
the Director and shall provide that:
1. The JADU may not be sold separately from the primary dwelling
associated with the ADU or JADU.
2. The JADU is restricted to the approved size and to other attributes
allowed by this section.
3. The deed restriction runs with the land and may be enforced against
future property owners.
4. The deed restriction may be removed if the owner eliminates the
JADU, as evidenced by, for example, removal of the kitchen facilities. To remove
the deed restriction, an owner may make a written request of the Director,
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providing evidence that the JADU has in fact been eliminated. Any building permits
required in the removal must be approved by the Director’s determination. The
Director may then determine whether the evidence supports the claim that the
JADU has been eliminated. Appeal may be taken from the Director’s
determination consistent with other provisions of this Code. If the JADU is not
entirely physically removed but is only eliminated by virtue of having a necessary
component of a JADU removed, the remaining structure and improvements must
otherwise comply with applicable provisions of this Code.
5. The deed restriction is enforceable by the City. Failure of the property
owner to comply with the deed restriction may result in legal action against the
property owner, and the City is authorized to obtain any remedy available to it at
law or equity, including, but not limited to, obtaining an injunction enjoining the use
of the JADU in violation of the recorded restrictions or abatement of the illegal unit.
SECTION 33. Santa Monica Municipal Code Section 9.31.140 is hereby amended
to read as follows:
9.31.140 Family Day Care, Large
The purpose of these standards is, consistent with Sections 1596.70-1596.7996
of the Health and Safety Code, to allow Large Family Day Cares in residential
surroundings to give children a home environment that is conducive to healthy and safe
development. The following standards shall apply to Large Family Day Cares.
A. Structures. A Large Family Day Care shall conform to all property
development standards of the Zoning District in which it is located unless otherwise
provided in this Section.
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B. Noise. The operation of a Large Family Day Care shall comply with noise
standards contained in Chapter 4.12, Noise, of the Municipal Code. Noise from the
operation of any Large Family Day Care may not exceed that which is customary in
residential neighborhoods during daytime hours. Prolonged and abnormally loud noises
shall not be considered customary, while the periodic sounds of small groups of children
at play shall be considered customary in residential neighborhoods from 8:00 a.m. until
9:00 p.m.
C. Hours of Operation. Large Family Day Cares shall not be limited in hours
or days of operation.
D. On-Site Parking. On-site parking for Large Family Day Cares shall not be
required except for that required for the residential building in accordance with Chapter
9.28, Parking, Loading, and Circulation.
E. Passenger Loading. Curbside loading shall be presumed adequate for
drop-off and pick-up of children. A passenger loading plan shall be required in accordance
with Section 9.28.080(C) subject to the approval of the Director.
F. Lighting. Lighting must conform to Section 9.21.080, Lighting. In addition,
passenger loading areas may be illuminated. If a passenger loading area is illuminated,
the lighting shall be directed away from adjacent properties and of an intensity compatible
with the residential neighborhood.
G. Screening of Outdoor Play Areas. Fences shall comply with Section
9.21.050, Fences, Walls, and Hedges.
H. Residency. The operator of a Large Family Day Care must be a full-time
resident of the dwelling unit in which the day care is located.
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I. State and Other Licensing. All Large Family Day Cares shall be State
licensed and operated according to all applicable State and local regulations.
SECTION 34. Santa Monica Municipal Code Section 9.51.020 is hereby amended
to read as follows:
9.51.020 Residential Use Classifications
A. Residential Use Classifications
1. Residential Types
a. Single-Unit Dwelling. A dwelling unit that is designed for
occupancy by one household, located on a single parcel that does not
contain any other dwelling unit (except an accessory dwelling unit, where
permitted), and not attached to another dwelling unit on an abutting parcel.
This classification includes individual manufactured housing units installed
on a foundation system pursuant to Section 18551 of the California Health
and Safety Code.
b. Accessory Dwelling Unit. An attached or detached residential
dwelling unit that provides complete independent living facilities for one or
more persons and that is located on a parcel with a proposed or existing
primary single-unit or multiple-unit dwelling. See Division 3, Section
9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units,
for further details.
c. Duplex. A single building that contains 2 dwelling units or 2
single unit dwellings on a single parcel. This use is distinguished from
accessory dwelling units and junior accessory dwelling units, which are
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accessory residential units as defined by State law and Division 3, Section
9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units.
d. Multiple-Unit Dwelling. Two or more dwelling units within a
single building or within two or more buildings on a site or parcel. Types of
multiple-unit dwellings include garden apartments, senior housing
developments, and multi-story apartment and condominium buildings. This
classification includes transitional housing in a multiple-unit format. The
classification is distinguished from group residential facilities.
i. Senior Citizen Multiple-Unit Residential. A multiple-unit
development in which occupancy of individual units is restricted to one
or more persons 62 years of age or older, or a person at least 55 years
of age who meets the qualifications found in Civil Code Section 51.3.
ii. Single-Room Occupancy Housing. Multiple-unit residential
buildings containing housing units that may have kitchen and/or
bathroom facilities and are guest rooms or efficiency units as defined by
the State Health and Safety Code. Each housing unit is occupied by no
more than two persons and is offered on a monthly rental basis or
longer. See Division 3, Section 9.31.330, Single Room Occupancy
Structures, for further details.
iii. Single-Room Occupancy Housing, Market-Rate. Multiple-unit
residential buildings containing housing units that may have kitchen
and/or bathroom facilities and are guest rooms or efficiency units as
defined by the State Health and Safety Code. Each housing unit is
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occupied by no more than two persons and is offered on a monthly rental
basis or longer. Single-Room Occupancy Housing, Market-Rate shall
not include any of the following:
1. 100% Affordable Housing Project, as set forth in Section
9.52.020.0050;
2. Elderly and Long-Term Care, as set forth in subsection (A)(3);
3. Emergency Shelter, as set forth in subsection (A)(4);
4. Residential Facility, as set forth in subsection (A)(7);
5. Supportive Housing, as set forth in subsection (A)(8); or
6. Transitional Housing, as set forth in subsection (A)(9).
e. Group Residential. Shared living quarters without a separate
kitchen or bathroom facilities wherein two or more rooms are rented to
individuals under separate rental agreements or leases, either written or
oral, whether or not an owner, agent or rental manager is in residence,
offered for rent for permanent or semi-transient residents for periods
generally of at least 30 days. This classification includes rooming and
boarding houses, dormitories, fraternities, convents, monasteries, and other
types of organizational housing, and private residential clubs, but excludes
extended stay hotels intended for long-term occupancy (30 days or more;
see Hotel and Motel), and Residential Facilities. Group Residential includes
but is not limited to the following:
i. Congregate Housing. A residential facility with shared kitchen
facilities, deed-restricted or restricted by an agreement approved by
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the City for occupancy by low- or moderate-income households,
designed for occupancy for periods of 6 months or longer, providing
services that may include meals, housekeeping and personal care
assistance as well as common areas for residents of the facility. See
Division 3, Section 9.31.110, Congregate and Transitional Housing,
for further details.
ii. Senior Group Residential. A residential facility that provides
residence for a group of senior citizens [as defined in Health and
Safety Code Section 1569.2(k)] with a central kitchen and dining
facilities and a separate bedroom or private living quarters. See
Division 3, Section 9.31.310, Senior Group Residential, for further
details.
f. Junior Accessory Dwelling Unit. A dwelling unit that is no more
than 500 square feet in size and is contained entirely within an existing or
proposed single-unit dwelling. See Division 3, Section 9.31.025, Accessory
Dwelling Units and Junior Accessory Dwelling Units, for further details.
2. Corporate Housing. Rental housing which has all the following
attributes:
a. The housing is designed for use by individuals who will reside
on the property for a minimum stay of at least 30 consecutive days, but who
otherwise intend their occupancy to be temporary.
b. The housing is intended for use by persons who will maintain
or obtain a permanent place of residence elsewhere.
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c. The housing includes 2 or more of the following amenities:
i. Maid and linen service.
ii. Health club, spa, pool, tennis courts, or memberships to area
facilities.
iii. Business service centers.
iv. Meeting rooms.
v. Fully furnished units including a combination of some but not
necessarily all of the following: furniture, appliances, housewares,
bed linens, towels, artwork, televisions, entertainment systems, and
computer equipment.
vi. Valet parking.
3. Elderly and Long-Term Care. Establishments that provide 24-hour
medical, convalescent or chronic care to individuals who, by reason of advanced
age, chronic illness or infirmity, are unable to care for themselves, and is licensed
as a skilled nursing facility by the State of California, including, but not limited to,
rest homes, nursing homes, and convalescent hospitals, but not Residential Care,
Hospitals or Clinics.
4. Emergency Shelter. A temporary, short-term residence providing
housing with minimal supportive services for homeless families or individual
persons where occupancy is limited to 6 months or less, as defined in Section
50801 of the California Health and Safety Code. Medical assistance, counseling,
and meals may be provided. See Division 3, Section 9.31.130, Emergency
Shelters, for further details.
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5. Family Day Care. A day-care facility licensed by the State of
California that is located in a dwelling unit where a resident of the dwelling provides
care and supervision for children under the age of 18 for periods of less than 24
hours a day.
a. Small. A facility that provides care for up to 6 children
including children who reside at the home and are under the age of 10, or
up to 8 children in accordance with Health and Safety Code Section
1597.44, or any successor thereto.
b. Large. A facility that provides care for up to 12 children,
including children who reside at the home and are under the age of 10, or
up to 14 children in accordance with Health and Safety Code Sectoin
1597.465, or any successor thereto. See Division 3, Section 9.31.140,
Family Day Care, Large, for further details.
6. Mobile Home Park. Any area or tract of land where two or more lots
are rented, leased, or held out for rent or lease, to accommodate mobile homes
used for human habitation in accordance with Health and Safety Code Section
18214, or any successor thereto.
7. Residential Facility. Facilities that provide permanent living
accommodations and 24-hour primarily non-medical care and supervision for
persons in need of personal services, supervision, protection, or assistance for
sustaining the activities of daily living. Living accommodations are shared living
quarters with or without separate kitchen or bathroom facilities for each room or
unit. This classification includes facilities that are operated for profit as well as
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those operated by public or not-for-profit institutions, including group homes for
minors, persons with disabilities, people in recovery from alcohol or drug
addictions, and hospice facilities. See Division 3, Section 9.31.270, Residential
Care Facilities, for further details.
a. Residential Care, General. A Residential Facility licensed by
the State of California and providing care for more than 6 persons.
b. Residential Care, Limited. A Residential Facility licensed by
the State of California providing care for 6 or fewer persons.
c. Residential Care, Seniors. A housing arrangement chosen
voluntarily by the resident, the resident’s guardian, conservator or other
responsible person, where residents are 60 years of age or older and where
varying levels of care and supervision are provided as agreed to at the time
of admission or determined necessary at subsequent times of reappraisal.
This classification includes continuing care retirement communities and life
care communities licensed for residential care by the State of California.
d. Hospice, General. A facility that provides residential living
quarters for more than 6 terminally ill persons.
e. Hospice, Limited. A facility that provides residential living
quarters for up to 6 terminally ill persons.
8. Supportive Housing. Housing which meets the definition of Health
and Safety Code Section 50675.14 with no limit on length of stay that are occupied
by the target population as defined in subdivision (d) of Section 53260 of the
California Health and Safety Code, and that are linked to on-site or off-site services
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that assist supportive housing residents in retaining the housing, improving their
health status, and maximizing their ability to live, and where possible, work in the
community. Supportive housing as defined by Subdivision (b) of Section 50675.14
may be provided in a multiple-unit structure or group residential facility. Facilities
may operate as licensed or unlicensed facilities subject to applicable State
requirements.
9. Transitional Housing. Dwelling units with a limited length of stay
that are operated under a program requiring recirculation to another program
recipient at some future point in time. Transitional housing may be designated for
homeless or recently homeless individuals or families transitioning to permanent
housing as defined in subdivision (h) of Section 50675.2 of the California Health
and Safety Code. Facilities may be linked to onsite or offsite supportive services
designed to help residents gain skills needed to live independently. Transitional
housing may be provided in a variety of residential housing types (e.g., multiple-
unit dwelling, single-room occupancy, group residential, single unit dwelling). This
classification includes domestic violence shelters. See Division 3, Section
9.31.110, Congregate and Transitional Housing, for further details.
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SECTION 35. Santa Monica Municipal Code Section 9.52.010 is hereby
amended to read as follows:
9.52.010 List of Terms
30% Income Household
50% Income Household
60% Income Household
80% Income Household
100% Affordable Housing Project
Abandoned, Abandonment
Abutting, Adjoining, or Adjacent
Access
Accessory Building
Accessory Dwelling Unit
Accessory Food Service
Accessory Structure
Accessory Use
Act of Nature
Affordable Rent
Alley
Alteration
Arcade
Area Median Income (AMI)
Artist
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Attic
Awning
Balcony
Base District
Base Height
Basement
Bathroom
Bay Window
Bedroom
Block
Building
Building, Accessory
Building, Principal
Building Code
Building Face
Building Envelope
Building Footprint
Building Height
Building Site
Build-to Line
Buffer, Buffering
California Department of Alcoholic Beverage Control (ABC)
California Environmental Quality Act (CEQA)
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Canopy
Car Sharing
Carport
Change of Use
Clerestory
City
City Council
City Engineer
City-Designated Contributing Building or Structure
City-Designated Historic Resource
City-Designated Landmark
City-Designated Structure of Merit
County
Conditionally Permitted
Construction
Corner Build-to Area
Courtyard
Cripple Wall
Curb Cut
Daylight Plane
Deck
Demising Wall
Demolition
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Development
Development Agreement
Director
Disability
Discretionary Permit
District
Domestic Violence Shelter
Driveway
Dwelling
Dwelling Unit
Easement
Effective Date
Emergency
Entrance
Environmental Review
Environmental Impact Report (EIR)
Erect
Excavation
Façade
Façade, Street-Facing
Feasible
Fee
Fence
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Floor Area
Floor Area Ratio
Footprint
Frontage, Street
Garage
Semi-subterranean Garage
Subterranean Garage
Garage Sales
General Plan
Glare
Government Code
Grade
Average Natural Grade
Existing Grade
Finished Grade
Segmented Average Natural Grade
Theoretical Grade
Ground Floor
Ground Floor Street Frontage
Habitation
Hazardous Materials
Height
Historic Resource
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Historic Resources Inventory
Home Occupation
Household
Illegal Use
Intensity of Use
Intersection, Street
Junior Accessory Dwelling Unit
Kitchen
Landscape
Automatic Controller
Backflow Prevention Device
Groundcover
Hedge
Irrigation System
Landscaping
Moisture Sensing Device
Mulch
Plant Area
Lighting
Foot-Candle
Light Fixture
Shielded Fixture
Lightwell
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Living Quarters
Loading Space
Loft
Lot
Maintenance and Repair
Manufactured Housing
Mezzanine
Mixed-Use Development
Mobile Home Park
Natural Disaster
Nonconforming Building
Nonconforming Structure
Nonconforming Use
Open Space
Open Space, Common
Open Space, Private
Open Space, Usable
Outdoor Sales, Temporary and Seasonal
Outdoor Storage
Overlay District
Parapet
Parcel
Parcel, Corner
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Parcel, Flag
Parcel, Key
Parcel, Reversed Corner
Parcel, Through
Parcel Area
Parcel Depth
Parcel Frontage
Parcel Line
Parcel Line, Front
Parcel Line, Rear
Parcel Line, Side
Parcel Width
Parking Facility
Accessory Parking
Long-Term Parking
Parking, Bicycle
Long-Term Bicycle Parking
Short-Term Bicycle Parking
Parking Space, Off-Street
Accessible Parking
Car Share Parking
Independently-Accessible Parking
Shared Parking
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Stacked Parking
Tandem Parking
Unbundled Parking
Valet Parking
Parking Structure
Semi-Subterranean
Subterranean
Patio
Paving
Permit
Permitted Use
Person
Person with a Disability
Planning Commission
Plaza
Podium
Port Cochere
Pre-Existing
Primary Use
Private Tennis Court
Project
Public Land
Public Resources Code
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Qualified Applicant
Ramp
Reasonable Accommodation
Residential Use
Review Authority
Right-of-Way
Roof
Barrel Roof
Gambrel Roof
Hip Roof
Mansard Roof
Pitched Roof
Shed Roof
Roof Deck
Screening
Security Grate or Grilles
Senior Citizen
Setback
Setback, Front
Setback, Rear
Setback, Side
Setback, Street Side
Sexually-Oriented Business
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Shrub
Sidewalk
Sidewalk Café
Sign-Related Definitions
Site
Skylight
Solar Energy System
State Historical Building Code
Story
Street
Street Tree
Street Wall
Structural Alterations
Structure
Structure, Accessory
Structure, Main
Structure, Subterranean
Structure, Temporary
Subdivision
Swimming Pool
Temporary Structure
Trailer
Trash Screen/Enclosure
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Unit
Use
Use, Accessory
Use, Primary
Use Classification
Use Permit
Use Type
Utilities
Vibration
View Corridor
Wall
Window
Primary Room Window
Secondary Room Window
Yard
Zoning Administrator
Zoning District
SECTION 36. Santa Monica Municipal Code Section 9.52.020 is hereby
amended to read as follows:
9.52.020 Definitions
The following words or phrases as used in this Article shall have the following meanings:
9.52.020.0010 30% Income Household. A household whose gross income does
not exceed the 30% income limits applicable to the Los Angeles-Long
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Beach Primary Metropolitan Statistical Area, adjusted for household size,
as published and periodically updated by HUD.
9.52.020.0020 50% Income Household. A household whose gross income does
not exceed 50% of the area median income, adjusted for household size,
as published and periodically updated by HUD. 50% income households
include 30% income households.
9.52.020.0030 60% Income Household. A household whose gross income does
not exceed 60% of the area median income, adjusted for household size,
as published and periodically updated by HUD. 60% income households
include 50% income households.
9.52.020.0040 80% Income Household. A household whose gross income does
not exceed 80% of the area median income, adjusted for household size,
as published and periodically updated by HUD. 80% income households
include 60% income households.
9.52.020.0050 100% Affordable Housing Project. Housing projects with a
minimum of 25% of the units deed restricted or restricted by an agreement
approved by the City for occupancy by 60% Income Households or less and
the remainder of the housing units are deed restricted or restricted by an
agreement approved by the City for occupancy by 80% Income Households
or less. Such projects may include nonresidential uses not to exceed 33%
of the project’s total floor area.
9.52.020.0060 Abandoned, Abandonment. When, for a continuous period of one
year or more, a nonconforming building, parcel, or use ceases. Resumption
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of a use after abandonment is a change of use. See Division 3, Section
9.27.050(B), Nonconforming Uses, Structures, and Parcels, for additional
regulations.
9.52.020.0070 Abutting, Adjoining, or Adjacent. Having a common property line
or district line or separated only by an alley, path, private street, or
easement.
9.52.020.0080 Access. The place, or way through which pedestrians and/or
vehicles shall have safe, adequate and usable ingress and egress to a
property or use as required by this Article.
9.52.020.0090 Accessory Building. See Building, Accessory.
9.52.20.0095 Accessory Dwelling Unit. An attached or detached residential
dwelling unit that provides complete independent living facilities for one or
more persons and that is located on a parcel with a proposed or existing
primary single-unit or multi-unit dwelling. See Division 3, Section 9.31.025,
Accessory Dwelling Units and Junior Accessory Dwelling Units, for further details.
9.52.020.0100 Accessory Food Service. Establishments where food is located on
the same parcel as or within a primary permitted use and is clearly incidental
to the primary permitted use that is not an eating and drinking
establishment. Food service that is more extensive than these provisions
will cause this use to be considered an eating and drinking establishment
subject to all of the applicable regulations. See Division 3, Section 9.31.030,
Accessory Food Service, for further details.
9.52.020.0110 Accessory Structure. See Structure, Accessory.
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9.52.020.0120 Accessory Use. See Use, Accessory.
9.52.020.0130 Act of Nature. A natural occurrence such as an earthquake, flood,
tidal wave, hurricane, superstorm, meteor, or tornado which causes
substantial damage to buildings or property.
9.52.020.0135 Affordable Rent. Affordable rent shall mean the following:
A. For 30% income households, the product of 30% times 30% of the area
median income adjusted for household size appropriate for the unit.
B. For 50% income households, the product of 30% times 50% of the area
median income adjusted for household size appropriate for the unit.
C. For 80% income households whose gross incomes exceed the
maximum incomes for 50% income households, the product of 30%
times 60% of the area median income adjusted for household size
appropriate for the unit.
D. For moderate income households, the product of 30% times 110% of
the area median income adjusted for household size appropriate for
the unit.
For purposes herein, affordable rent shall be adjusted as necessary to be
consistent with pertinent Federal or State statutes and regulations
governing Federal or State assisted housing.
9.52.020.0140 Alley. A public way permanently reserved for access to the rear or
side of properties otherwise abutting on a street.
9.52.020.0150 Alteration. Any change, addition or modification that changes the
exterior architectural appearance or materials of a structure or object.
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Alteration includes changes in exterior surfaces, changes in materials,
additions, remodels, demolitions, and relocation of buildings or structures,
but excludes ordinary maintenance and repairs.
9.52.020.0160 Arcade. A public passageway or colonnade open along at least one
side, except for structural supports, usually covered by a canopy or
permanent roofing.
9.52.020.0165 Area Median Income (AMI). The median family income published
from time to time by HUD for the Los Angeles-Long Beach Metropolitan
Statistical Area.
9.52.020.0170 Artist. An individual who is recognized by critics and peers; has
verifiable training, credentials, and/or reputation in the field; and works in
one or more of the following areas:
A. A person who works in or is skilled in any of the fine arts, including, but
not limited to, painting, drawing, sculpture, book arts, and print making;
B. A person who creates imaginative works of aesthetic value, including,
but not limited to, literature, poetry, play writing, film, video, digital
media works, literature, costume design, photography, architecture,
music composition, and conceptual art;
C. A person who creates functional art, including, but not limited to,
jewelry, rugs, decorative screens and grates, furniture, pottery, toys,
and quilts;
D. A performer, including, but not limited to, singers, musicians, dancers,
actors, and performance artists.
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9.52.020.0180 Attic. The area less than 7 feet in height, located above the ceiling
of the top story and below the roof that is not usable as habitable or
commercial space and is not accessible via a permanent access structure.
An attic shall not be considered a story. City-designated landmarks may
adapt attics to be habitable so long as they are within the historic building
envelope and result in no change to the roofline. Such an adoption will also
not be considered a story.
9.52.020.0190 Awning. An architectural projection that provides weather
protection, identity or decoration and is wholly supported by the building to
which it is attached. An awning is typically constructed of non-rigid materials
on a supporting framework which projects from and is supported by the
exterior wall of a building.
9.52.020.0200 Balcony. A platform that projects from the wall of a building 30
inches or more above grade that is accessible from the building’s interior, is
not accessible from the ground and is not enclosed by walls on more than
2 sides. See also Deck.
9.52.020.0210 Base District. See Zoning District.
9.52.020.0220 Base Height. The maximum height to which a building or structure
may be built by right pursuant to the Land Use and Circulation Element
(LUCE) of the General Plan. This is also called the Tier 1 height.
9.52.020.0230 Basement. The level(s) of a structure located below Average Natural
Grade, Segmented Average Natural Grade, or Theoretical Grade, in which
no portion of the level directly below Average Natural Grade, Segmented
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Average Natural Grade, or Theoretical Grade projects more than 3 feet
above Average Natural Grade, Segmented Average Natural Grade, or
Theoretical Grade. Up to 4 wall surfaces of the level directly below Average
Natural Grade, Segmented Average Natural Grade, or Theoretical Grade
may be exposed above Finished Grade, so long as this exposure does not
exceed 40% of each of these wall surface areas. Each wall surface area is
calculated by multiplying the height by the length of the wall. In addition, the
visible wall surface height of these walls shall not exceed 3 feet above
Finished Grade, except for an entrance to a garage, which must be
designed to the minimum feasible width and not exceed the maximum size
requirements set forth in Chapter 9.28, or for any light well or emergency
egress as required by the Building Code. A basement shall not be
considered a story.
9.52.020.0240 Bathroom. A room containing a sink, a toilet, and a shower and/or
bathtub.
9.52.020.0250 Bay Window. An angular or curved window that projects from the
building surface.
9.52.020.0260 Bedroom. Any habitable space in a dwelling unit or accessory
structure other than a kitchen or living room that is intended for or capable
of being used for sleeping, is at least 70 square feet in area, is separated
from other rooms by a door, and is accessible to a bathroom without
crossing another bedroom.
9.52.020.0270 Block. Property bounded on all sides by a public right-of-way.
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9.52.020.0280 Building. Any structure having a roof supported by columns or walls
and intended for the shelter, housing or enclosure of any individual, animal,
process, equipment, goods or materials.
9.52.020.0290 Building, Accessory. A detached building located on the same
parcel as the principal building, which is incidental and subordinate to
the principal building in terms of both size and use. A building will be
considered part of the principal building if located less than 6 feet from
the principal building or if connected to it by fully enclosed space.
9.52.020.0300 Building, Principal. A building in which the principal use of the
parcel on which it is located is conducted.
9.52.020.0310 Building Code. Any ordinance of the City governing the type and
method of construction of buildings, signs, and sign structures and any
amendments thereto and any substitute therfor including, but not limited to,
the California Building Code, the State Historic Building Code, other state-
adopted uniform codes and the Minimum Building Security Standards
Ordinance.
9.52.020.0320 Building Face. The general outer surface of the structure or walls of
a building. Where bay windows or pillars project beyond the walls, the outer
surface of the windows or pillars shall be considered to be the face of the
building.
9.52.020.0330 Building Envelope. The aggregate of building mass and building
bulk permitted on a parcel which is defined by height regulations, setbacks
and other property development standards.
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9.52.020.0340 Building Footprint. See Footprint.
9.52.020.0350 Building Height. See Height.
9.52.020.0360 Building Site. A parcel or parcels of land occupied or to be occupied,
by a main building and accessory buildings together with such open spaces
as are required by the terms of this title and having its principal frontage on
a street, road, highway, or waterway.
9.52.020.0370 Build-To Line. A line parallel to the parcel line where the façade of
the building is required to be located.
9.52.020.0380 Buffer, Buffering. An area on a parcel which is designed to separate
structures and uses from the general public and/or adjacent properties to
reduce negative impacts. It may include landscaping, fences, and walls.
9.52.020.0390 California Department of Alcoholic Beverage Control (ABC). The
California state agency that regulates the permitting of alcohol beverage
sales, including the sale of beer, wine, and distilled spirits.
9.52.020.0400 California Environmental Quality Act (CEQA). Public Resources
Code Section 21000 et seq., or any successor statute and associated
guidelines (California Code of Regulations Section 15000 et seq.) that
require public agencies to document and consider the environmental effects
of a proposed action before a decision.
9.52.020.0410 Canopy. A roofed shelter projecting over a sidewalk, driveway, entry,
window, or similar area that may be wholly supported by a building or may
be wholly or partially supported by columns, poles, or braces extending from
the ground.
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9.52.020.0420 Car Sharing. A formal or informal membership organization that
owns a variety of motor vehicles that are parked in a number of different
areas. Members use the motor vehicles under the terms of their
membership.
9.52.020.0430 Carport. A permanently roofed structure providing space for parking
or temporary storage of vehicles. It may or may not include sides, but will
be considered a garage if all 4 sides are enclosed.
9.52.020.0440 Change of Use. A discontinuance of an existing use and the
substitution therefor of a use such that the new use represents a different
use group (as defined in Chapter 9.51, Use Classifications) or is otherwise
differently regulated by the zoning ordinance compared to the prior use. A
change of ownership alone does not constitute a change of use.
Resumption of a use after abandonment is a change of use.
9.52.020.0450 Clerestory. A window or row of windows which typically run
horizontally and are located at the upper portion of a wall to allow additional
light and air into a room. A clerestory is not a skylight.
9.52.020.0460 City. The City of Santa Monica.
9.52.020.0470 City Council. The City Council of the City of Santa Monica.
9.52.020.0480 City Engineer. The City Engineer of the City of Santa Monica.
9.52.020.0490 City-Designated Contributing Building or Structure. A building or
structure designated by the City as contributing to the designation of an area
as a historic district pursuant to Section 9.56.130.
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9.52.020.0500 City-Designated Historic Resource. Any existing property or
structure that is designated by the City as a Landmark, Structure of Merit,
or a Contributor to a Designated Historic District.
9.52.020.0510 City-Designated Landmark. An improvement designated by the
City as appropriate for historic preservation pursuant to Section 9.56.120.
9.52.020.0520 City-Designated Structure of Merit. An improvement designated
by the City as appropriate for official recognition pursuant to Section
9.56.090.
9.52.020.0530 County. The County of Los Angeles.
9.52.020.0540 Conditionally Permitted. Permitted subject to approval of a
Conditional Use Permit or Minor Use Permit.
9.52.020.0550 Construction. Construction, erection, enlargement, alteration,
conversion or movement of any building, structures, or land together with
any scientific surveys associated therewith.
9.52.020.0560 Corner Build-To Area. Area of a corner parcel where the façade of
the building is required to be located.
9.52.020.0570 Courtyard. An unroofed area that is completely or mostly enclosed
by walls of a building.
9.52.020.0580 Cripple Wall. The short wood stud walls that enclose a crawl space
under the first floor used to support a dwelling between the concrete
foundation and the ground floor of a building. It elevates the dwelling above
ground to allow access to the utility lines or to level a dwelling built on a
slope.
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9.52.020.0590 Curb Cut. A break in a curb allowing vehicle access from the
roadway to a legal parking area within the parcel.
9.52.020.0600 Daylight Plane. A setback or series of setbacks on new buildings
which allows the flow of light and air to adjacent residential buildings and
properties.
9.52.020.0610 Deck. A platform, either freestanding or attached to a building that is
used for outdoor space. It typically extends from the façade of a building
and is supported by pillars or posts but may be located on a flat portion of
a building, such as a roof or setback. It is distinct from a patio. See also
Balcony.
9.52.020.0620 Demising Wall. A partition wall that separates one tenant or owner’s
space from another or from the building hallway or other common area.
9.52.020.0630 Demolition. The destruction, dismantling, or removal of a building or
structure or substantial portion of a building or structure so that it constitutes
demolition pursuant to the provisions of Section 9.25.030, Demolition
Defined.
9.52.020.0640 Development. Any manmade change to improved or unimproved
real estate, including, but not limited to, the division of a parcel of land into
2 or more parcels; the construction, reconstruction, conversion, structural
alteration, relocation, expansion, or enlargement of any structure; any
mining, excavation, landfill or land disturbance; and any use or extension of
the use of land.
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9.52.020.0650 Development Agreement. An agreement between the City and any
person having a legal or equitable interest in real property for the
development of such property and which complies with the applicable
provisions of the Government CodeSection 65864 et seq., and local law for
such development agreements pursuant to Chapter 9.60, Development
Agreements.
9.52.020.0660 Director. The Director of Planning and Community Development of
the City of Santa Monica or designee.
9.52.020.0670 Disability. Physical or mental impairment that substantially limits
one or more of a person’s major life activities or a record of having an
impairment, but the term does not include current, illegal use of, or an
addiction to, a controlled substance. Current users of illegal controlled
substances, persons convicted with illegal manufacture or distribution of a
controlled substance, sex offenders, and juvenile offenders are not
considered disabled under the Fair Housing Act, by virtue of that status.
9.52.020.0680 Discretionary Permit. A Development Review Permit, Major
Modification, Variance, Minor Use Permit, or Conditional Use Permit, or any
other appealable permit that requires findings to be made.
9.52.020.0690 District. See Zoning District.
9.52.020.0700 Domestic Violence Shelter. A residential facility that provides
temporary accommodations to persons or families who have been the
victims of domestic violence. Such a facility may also provide meals,
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counseling, and other services, as well as common areas for the residents
of the facility.
9.52.020.0710 Driveway. An accessway that provides vehicular access between a
street and the parking or loading facilities located on an adjacent property.
9.52.020.0720 Dwelling. A structure or portion thereof that is used principally for
residential occupancy.
9.52.020.0730 Dwelling Unit. One or more rooms designed, occupied or intended
for occupancy as separate living quarters, with full cooking, sleeping and
bathroom facilities for the exclusive use of a single household. A dwelling
unit shall exceed 375 square feet in size.
9.52.020.0740 Easement. A portion of land created by grant or agreement for
specific purpose; an easement is the right, privilege, or interest which one
party has in the land of another.
9.52.020.0750 Effective Date. The date on which a permit or other approval
becomes enforceable or otherwise takes effect, rather than the date it was
signed or circulated.
9.52.020.0760 Emergency. A sudden unexpected occurrence demanding
immediate action to prevent or mitigate loss or damage to life, health,
property or essential public services.
9.52.020.0770 Entrance. An opening, such as a door, passage, or gate, that allows
access to a place.
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9.52.020.0780 Environmental Review. An evaluation process pursuant to CEQA
to determine whether a proposed project may have a significant impact on
the environment.
9.52.020.0790 Environmental Impact Report (EIR). An Environmental Impact
Report as required under the California Environmental Quality Act.
9.52.020.0800 Erect. To build, construct, attach, hang, place, suspend, or affix to or
upon any surface.
9.52.020.0810 Excavation. The removal of soils or other materials below grade to
install habitable space, parking, utilities, or landscaping.
9.52.020.0820 Façade. The face of the exterior wall of a building exposed to public
view or that wall viewed by persons not within the building. The portion of
any exterior elevation of a building extending vertically from the grade to the
top of a parapet wall or eave and horizontally across the entire width of the
building elevation.
9.52.020.0830 Façade, Street-Facing. Any building façade whose exterior wall
faces or is within 45 degrees of parallel to an adjacent street, right-of-way,
or public park, plaza, or open space.
9.52.020.0840 Feasible. Capable of being accomplished in a successful manner
within a reasonable period of time, taking into account economic,
environmental, social and technological factors.
9.52.020.0850 Fee. A payment to the City for the processing of a permit or license
application by a City Agency or Department.
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9.52.020.0860 Fence. An artificially-constructed barrier of any material or
combination of materials erected to enclose or screen an area of land.
Fences may also be walls, hedges and screen planting.
9.52.020.0870 Floor Area. See Division 1, Section 9.04.080, Determining Floor
Area, for rules for calculating floor area.
9.52.020.0880 Floor Area Ratio. The ratio of the total floor area of all buildings on
a parcel to the total area of the parcel. See Division 1, Section 9.04.090,
Determining Floor Area Ratio, for rules for calculating floor area ratio.
9.52.020.0890 Footprint. The horizontal area, as seen in plan view, of a building or
structure, measured from the outside of exterior walls and supporting
columns, and excluding eaves and subterranean and semi-subterranean
levels.
9.52.020.0900 Frontage, Street. That portion of a parcel that borders a public
street. “Street frontage” shall be measured along the common parcel line
separating said parcel or parcel of land from the public street, highway, or
parkway.
9.52.020.0910 Garage. A building or portion thereof, containing accessible and
usable enclosed space designed, constructed and maintained for the
parking or storage of one or more motor vehicles.
9.52.020.0920 Semi-subterranean Garage. A structure located partly
underground used for parking and storage of vehicles.
9.52.020.0930 Subterranean Garage. A structure entirely underground, except
for openings for ingress and egress.
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9.52.020.0940 Garage Sales. The sale or offering for sale to the general public of
over five items of personal property on a portion of a parcel in a residentially
zoned district, whether inside or outside any building.
9.52.020.0950 General Plan. The City of Santa Monica General Plan.
9.52.020.0960 Glare. The effect produced by a light source within the visual field
that is sufficiently brighter than the level to which the eyes are adapted, such
as to cause annoyance, discomfort or loss of visual performance and ability.
9.52.020.0970 Government Code. The Government Code of the State of
California.
9.52.020.0980 Grade. The location of the ground surface.
9.52.020.0990 Average Natural Grade. See Division 1, Section 9.04.050(A)(1).
9.52.020.1000 Existing Grade. The elevation of the ground at any point on a
parcel as shown on the required survey submitted in conjunction with
an application for a building permit or grading permit. Existing grade
also may be referred to as natural grade.
9.52.020.1010 Finished Grade. The finished surface of the ground, paving, lawn,
or other improved surface between the building and the parcel line.
9.52.020.1020 Segmented Average Natural Grade. See Division 1, Section
9.04.050(A)(2).
9.52.020.1030 Theoretical Grade. See Division 1, Section 9.04.050(A)(3).
9.52.020.1040 Ground Floor. The lowest floor of a building other than a basement
that is closest to finished grade.
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9.52.020.1050 Ground Floor Street Frontage. The first level of a building, other
than a basement, that borders a public street.
9.52.020.1060 Habitation. Regular and exclusive use of a space or structure for
shelter and other residential purposes in a manner that is private and
separate from another residence on the same parcel.
9.52.020.1070 Hazardous Materials. Any material, including any substance,
waste, or combination thereof, which because of its quantity, concentration,
or physical, chemical, or infectious characteristics may cause, or
significantly contribute to, a substantial present or potential hazard to
human health, safety, property, or the environment when improperly
treated, stored, transported, disposed of, or otherwise managed.
9.52.020.1080 Height. The vertical distance from a point on the ground below a
structure to a point directly above. See also Division 1, Section 9.04.050,
Measuring Height.
9.52.020.1090 Historic Resource. Any existing property or structure that is
designated as a City Landmark, Structure of Merit, or a Contributor to a
Designated Historic District, or is listed on either the California Register of
Historical Resources or the National Register of Historic Places.
9.52.020.1100 Historic Resources Inventory (HRI). A database containing
building descriptions and evaluations of properties that exhibit potential
historic, architectural, or cultural significance in Santa Monica. Each
property listed on the HRI has been evaluated by professionals using
nationwide standards and criteria. The HRI is used to identify properties of
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potential historic significance, and properties on the HRI are eligible to apply
the State Historical Building Code.
9.52.020.1110 Home Occupation. A commercial use conducted on residential
property by the inhabitants of the subject residence, which is incidental and
secondary to the residential use of the dwelling. See Section 9.31.160,
Home Occupation.
9.52.020.1120 Household. One or more persons living together in a single dwelling
unit, with access to and use of all common living and eating areas and all
common areas and facilities for the preparation and storage of food and
who maintain a single mortgage, lease, or rental agreement for all members
of the household.
9.52.020.1130 Illegal Use. Any use of land or building that does not have the
currently required permits and was originally constructed and/or established
without permits or approvals required for the use at the time it was brought
into existence.
9.52.020.1140 Intensity of Use. The extent to which a particular use or the use in
combination with other uses affects the natural and built environment in
which it is located, the demand for services, and persons who live, work,
and visit the area. Measures of intensity include, but are not limited to,
requirements for water, gas, electricity, or public services; number of
automobile trips generated by a use; parking demand; number of
employees on a site; hours of operation; the amount of noise, light or glare
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generated; the number of persons attracted to the site, or, in eating
establishments, the number of seats.
9.52.020.1150 Intersection, Street. The area common to 2 or more intersecting
streets.
9.52.20.1155. Junior Accessory Dwelling Unit. A dwelling unit that is no more
than 500 square feet in size and is contained entirely within an existing or
proposed single-unit dwelling. See Division 3, Section 9.31.025, Accessory
Dwelling Units and Junior Accessory Dwelling Units, for further details.
9.52.020.1160 Kitchen. A room or space within a building with appliances used for
cooking or preparing food.
9.52.020.1170 Landscape. The following terms are related to Division 3, Chapter
9.26, Landscaping.
9.52.020.1180 Automatic Controller. An automatic timing device used to
remotely control valves that operate an irrigation system.
9.52.020.1190 Backflow Prevention Device. A safety device used to prevent
pollution or contamination of the water supply due to the reverse flow
of water from the irrigation system.
9.52.020.1200 Groundcover. A low growing woody or herbaceous plant with low,
compact growth habits which normally crawls or spreads, and which
forms a solid mat or dense cover over the ground within 2 years of
installation. Mature heights of groundcover will usually range from 3
inches to 3 feet.
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9.52.020.1210 Hedge. A boundary or barrier of plant material formed by a row or
series of shrubs, bushes, trees, or other similar vegetation that
enclose, divide, or protect an area or that prevent a person from
passing between any combination of individual shrubs, bushes, trees,
or other similar vegetation.
9.52.020.1220 Irrigation System. Any system, excluding water features, for
distribution of water through a pressurized system within the
landscape area, including, but not limited to, any system in which any
portion is installed below grade or affixed to any structure.
9.52.020.1230 Landscaping. The planting, configuration and maintenance of
trees, ground cover, shrubbery and other plant material, decorative
natural and structural features (walls, fences, hedges, trellises,
fountains, sculptures), earth patterning and bedding materials, and
other similar site improvements that serve an aesthetic or functional
purpose. See Section 9.26.060.
9.52.020.1240 Moisture Sensing Device. A device that measures the amount of
water in the soil. The device may also suspend or initiate an irrigation
event.
9.52.020.1250 Mulch. Any organic material such as leaves, bark, straw, compost,
or inorganic mineral materials such as rocks, gravel, and decomposed
granite left loose and applied to the soil surface for the beneficial
purposes of reducing evaporation, suppressing weeds, moderating
soil temperature, and preventing soil erosion.
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9.52.020.1260 Plant Area. The portion of a parcel that is dedicated to the
installation of landscaping.
9.52.020.1270 Lighting. The following terms are related to Section 9.21.080,
Lighting.
9.52.020.1280 Foot-Candle. A quantitative unit of measure for luminance. One
foot-candle is equal to the amount of light generated by one candle
shining on one square foot surface located one foot away. Equal to
one lumen uniformly distributed over an area of one square foot.
9.52.020.1290 Light Fixture. The assembly that holds a lamp and may include
an assembly housing, a mounting bracket or pole socket, a lamp
holder, a ballast, a reflector or mirrors, and a refractor or lens.
9.52.020.1300 Shielded Fixture. Outdoor light fixtures shielded or constructed
so that light rays emitted by the lamp are projected below the horizontal
plane passing through the lowest point on the fixture from which light
is emitted.
9.52.020.1310 Lightwell. The portion of buildable area that is reserved as open
space for light and air, usually enclosed by building walls on the subject
property or adjacent property and extends for one or more floors.
9.52.020.1320 Living Quarters. A structure or portion thereof that is used
principally for human habitation.
9.52.020.1330 Loading Space. An off-street space or berth on the same parcel with
a building for the temporary parking of a vehicle while loading or unloading
of goods.
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9.52.020.1340 Loft. See Mezzanine.
9.52.020.1350 Lot. See Parcel.
9.52.020.1360 Maintenance and Repair. The repair or replacement of nonbearing
walls, fixtures, wiring, roof or plumbing that restores the character, scope,
size or design of a structure to its previously existing, authorized, and
undamaged condition.
9.52.020.1370 Manufactured Housing. A structure as defined by Health and
Safety Code Section 18007, or any successor thereto.
9.52.020.1380 Mezzanine. An intermediate floor within a building interior without
walls, partitions, closets, screens or other complete enclosing interior walls
or partitions that is open to the floor below and has a floor area that is no
greater than one-third of the total area of the overlooked room below. When
the total floor area of a mezzanine exceeds one-third of the total area of the
overlooked room below it constitutes an additional story and is no longer
considered a mezzanine. Mezzanines shall be concealed within the building
and shall not appear as an additional story on the exterior building façade.
See Story.
9.52.020.1390 Mixed-Use Development. The development of a parcel or building
with 2 or more different land uses such as, but not limited to, a combination
of residential, office, manufacturing, retail, public or entertainment in a
single or physically integrated group of structures.
9.52.020.1400 Mobile Home Park. Any area or tract of land where 2 or more lots
are rented or leased, or held out for rent or lease, to accommodate mobile
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homes used for human habitation in accordance with Health and Safety
Code Section 18214, or any successor thereto.
9.52.020.1410 Natural Disaster. See Act of Nature.
9.52.020.1420 Nonconforming Building. See Nonconforming Structure.
9.52.020.1430 Nonconforming Structure. A building or structure that was erected
in compliance with the standards and requirements in effect when it was
constructed but does not comply with all of the applicable provisions of this
Article including, but not limited to, density, floor area, height, setback,
usable open space, and other development standards. See Chapter 9.27,
Nonconforming Uses and Structures.
9.52.020.1440 Nonconforming Use. An occupancy or activity that was established
in compliance with the standards and requirements in effect at the time it
commenced and has not been abandoned within the same structure or on
the same parcel since that date but does not comply with all of the
applicable provisions of this Article including, but not limited to, permitted
use, location, intensity, operational characteristics, performance standards
or hours of operation. See Chapter 9.27, Nonconforming Uses and
Structures.
9.52.020.1450 Open Space.
9.52.020.1460 Open Space, Common. Any outdoor area, not dedicated for
public use, which is designed and intended for the common use and
enjoyment of the residents and guests of more than one dwelling unit.
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9.52.020.1470 Open Space, Private. Open areas for outdoor living and
recreation that are adjacent and directly accessible to a single dwelling
unit, reserved for the exclusive use of residents of the dwelling unit and
their guests.
9.52.020.1480 Open Space, Usable. Outdoor areas that provide for outdoor
living and/or recreation for the use of residents.
9.52.020.1490 Outdoor Sales, Temporary and Seasonal. The sale or offering for
sale to the general public of merchandise outside of a permanent structure
on property owned or leased by the person, firm, or corporation. These
sales are of a limited duration and conducted on an occasional basis, and
are secondary or incidental to the principal permitted use or structure
existing on the property.
9.52.020.1500 Outdoor Storage. The keeping, in an unroofed area, of any goods,
junk, material, merchandise or vehicles in the same place for more than 72
hours except for the keeping of building materials reasonably required for
construction work on the premises pursuant to a valid and current Building
Permit issued by the City.
9.52.020.1510 Overlay District. A zoning designation specifically delineated on the
Districting Map establishing land use requirements that govern in addition
to the standards set forth in the underlying base district.
9.52.020.1520 Parapet. A low wall or railing extending above the roof and along its
perimeter.
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9.52.020.1530 Parcel. A single unit of land separated from other units of land by
legal description, the boundaries of which are shown on a parcel map or
final map, described in a deed, or for which a certificate of compliance has
been issued pursuant to the Subdivision Map Act. [Parcel shall also include
2 or more parcels where the owner(s) have recorded a covenant with the
Office of the County Recorder that states the intention of the owner(s) to
combine and use the parcels as a single unit of land in compliance with City
regulations.
9.52.020.1540 Parcel, Corner. A parcel of land abutting 2 or more streets at their
intersection, or upon 2 parts of the same street forming an interior
angle of less than 135 degrees.
9.52.020.1550 Parcel, Flag. A parcel not fronting on or abutting a public road and
where access is from a public road by a narrow right-of-way or
driveway.
9.52.020.1560 Parcel, Key. The first interior parcel to the rear of a reversed
corner parcel and not separated therefrom by an alley.
9.52.020.1570 Parcel, Reversed Corner. A corner parcel, the side street line of
which is substantially a continuation of the front parcel line of the first
parcel to its rear.
9.52.020.1580 Parcel, Through. A parcel which fronts on 2 parallel streets or
which fronts upon 2 streets which do not intersect at the boundaries of
the parcel.
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9.52.020.1590 Parcel Area. The total area within the property lines of a parcel,
excluding any street or alley right-of-way.
9.52.020.1600 Parcel Depth. The longest perpendicular length between a front and
rear parcel line or an imaginary extension of a rear parcel line as necessary
for non-rectilinear parcels.
9.52.020.1610 Parcel Frontage. The width of the front parcel line measured at the
street right-of-way.
9.52.020.1620 Parcel Line. A line of record bounding a parcel that divides one
parcel from another parcel or from a public or private street or any other
public space.
9.52.020.1630 Parcel Line, Front. The parcel line separating a parcel from a
street right-of-way. In the case of a corner parcel, the line separating
the narrowest street frontage of the parcel from the street shall be
considered the front. For corner parcels with equal street frontage
dimensions, the front of the parcel is the street frontage that is
consistent with the prevailing street frontage orientations along the
block where the corner parcel is located. For parcels between a walk
street and an alley, the front of the parcel is considered along the walk
street. For through parcels between a walk street and a street with
vehicular access, the front of the parcel is considered along the street
with vehicular access.
9.52.020.1640 Parcel Line, Rear. The parcel line opposite and most distant from
the front parcel line; or in the case of triangular or otherwise irregularly
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shaped parcel, a line ten feet in length entirely within the parcel,
parallel to, and at a maximum distance from the front parcel line.
9.52.020.1650 Parcel Line, Side. Any parcel line other than a front or rear parcel
line.
9.52.020.1660 Parcel Width. For rectilinear parcels, the distance between the side
parcel lines determined by the length of a straight line drawn at right angles
to the side parcel lines and parallel with both the front and rear parcel lines.
For non-rectilinear parcels, a series of measurements based on the location
of the side parcel lines shall be required to determine varying parcel widths
at any given locations on the parcel.
9.52.020.1670 Parking Facility. An area of a parcel, structure, or any other area,
including driveways, which is designed for and the primary purpose of which
is to provide for the temporary storage of operable motor vehicles.
9.52.020.1680 Accessory Parking. An area of a parcel, structure, or any other
area, which is designed, reserved for, and the primary purpose of
which is to provide off-street parking to serve a building or use that is
the primary or main use of the parcel.
9.52.020.1690 Long-Term Parking. An area designed for employee or parking
when a vehicle is not normally moved during the period of an
employee’s work shift, as opposed to customer or visitor parking.
9.52.020.1700 Parking, Bicycle. A covered or uncovered area equipped with a rack
or other device designed and useable for the secure, temporary storage of
bicycles.
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9.52.020.1710 Long-Term Bicycle Parking. Bicycle parking that is designed to
serve employees, students, residents, commuters, and others who
generally stay at a site for 3 hours or longer.
9.52.020.1720 Short-Term Bicycle Parking. Bicycle parking that is designed to
serve shoppers, customers, messengers, guests, and other visitors to
a site who generally stay for a period of less than 4 hours.
9.52.020.1730 Parking Space, Off-Street. An area, covered or uncovered,
designed and usable for the temporary storage of a vehicle, which is paved
and accessible by an automobile without permanent obstruction.
9.52.020.1740 Accessible Parking. Parking spaces that are designed and
reserved for a vehicle(s) that is dedicated to persons with disabilities.
9.52.020.1745 Automated Parking System. Off-street parking facility where
vehicular storage and retrieval within such facility is accomplished
entirely through a mechanical conveyance system. A parking facility
with parking lift systems that require an attendant to maneuver a
vehicle that is to be parked shall not be considered an automated
parking facility.
9.52.020.1750 Car Share Parking. Parking spaces that are dedicated for a
vehicle(s) provided by a certified car-share organization for the
purpose of providing a car-share-service to occupants of a building or
the general public.
9.52.020.1760 Independently-Accessible Parking. Parking spaces that allow a
vehicle to be accessed without having to move another vehicle under
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its own power. They shall include spaces accessed by automated
garages, or car elevators, lifts or other space-efficient parking provided
that no more than one car needs to be moved under its own power to
access any one space.
9.52.020.1770 Shared Parking. The management of parking spaces so that they
can be used by multiple users. This allows for the more efficient use of
parking facilities. Parking may be shared between multiple users on
the same parcel, between multiple users on different parcels, or in
dedicated shared parking facilities such as public parking lots.
9.52.020.1780 Stacked Parking. Space-efficient parking in which vehicles are
stored and accessed by mechanical stackers or lifts or other space-
efficient means.
9.52.020.1790 Tandem Parking. Parking spaces that are placed one behind
another and where a vehicle needs to be moved to access the desired
parking space.
9.52.020.1800 Unbundled Parking. The practice of selling or leasing parking
spaces separate from the purchase or lease of the commercial or
residential use.
9.52.020.1810 Valet Parking. Stacked or valet parking is allowed if an attendant
is present or an automated system is in place to move vehicles. The
automated system may or may not be managed by an attendant.
9.52.020.1820 Parking Structure. A structure used for parking and storage of
vehicles.
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9.52.020.1830 Semi-Subterranean. A parking structure located partially
underground.
9.52.020.1840 Subterranean. A parking structure located entirely underground,
except for openings for ingress and egress.
9.52.020.1850 Patio. An outdoor area, often paved, adjoining a building that is used
for outdoor open space. It is not fully enclosed by walls and typically is
located at grade or supported by minimal footings.
9.52.020.1860 Paving. A type of material used over areas of a parcel such as
driveways, parking spaces and areas, pathways, patios, and front setbacks
used for access by vehicles and pedestrians.
9.52.020.1870 Permit. Any Zoning Conformance, Conditional Use Permit, Minor
Use Permit, Temporary Use Permit, Development Review Permit,
Administrative Approval, Home Occupation, Building Permit, license,
certificate, approval, or other entitlement for development and/or use of
property as required by any public agency.
9.52.020.1880 Permitted Use. Any use or structure that is allowed in a zoning
district without a requirement for approval of a Use Permit, but subject to
any restrictions applicable to that zoning district.
9.52.020.1890 Person. Any natural person or other entity recognized by California
law as such, including a firm, association, organization, partnership,
business trust, company, or corporation.
9.52.020.1900 Person with a Disability. A person who has a physical or mental
impairment that limits one or more major life activities; anyone who is
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regarded as having that type of impairment; or anyone who has a record of
that type of impairment.
9.52.020.1910 Planning Commission. The Planning Commission of the City of
Santa Monica.
9.52.020.1920 Plaza. An outdoor space set aside for gathering or congregating and
commercial activities, typically surrounded by building frontages.
9.52.020.1930 Podium. A continuous raised platform supporting a building or a
large block of 2 or 3 stories beneath a multi-story block of smaller area.
9.52.020.1940 Porte Cochere. A roofed structure through which a vehicle can pass,
extending from the entrance of a building over an adjacent driveway, the
purpose of which is to shelter persons entering and exiting a building.
9.52.020.1950 Pre-Existing. In existence prior to the effective date of this Article.
9.52.020.1960 Primary Use. See Use, Primary.
9.52.020.1970 Private Tennis Court. A tennis court which is used for
noncommercial purposes by the owner(s) of the property or guests.
9.52.020.1980 Project. Any proposal for a new or changed use or for new
construction, alteration, or enlargement of any structure, that is subject to
the provisions of this ordinance. This term includes, but is not limited to, any
action that qualifies as a “project” as defined by the California Environmental
Quality Act.
9.52.020.1990 Public Land. Any government-owned land, including, but not limited
to, public parks, beaches, playgrounds, trails, paths, schools, public
buildings, and other recreational areas or public open spaces.
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9.52.020.2000 Public Resources Code. The Public Resources Code of the State
of California.
9.52.020.2010 Qualified Applicant. The property owner, the owner’s agent, or any
person or other legal entity that has a legal or equitable interest in land that
is the subject of a development proposal or is the holder of an option or
contract to purchase such land or otherwise has an enforceable proprietary
interest in such land.
9.52.020.2020 Ramp. An access driveway leading from one parking level to
another, or an access driveway from an entrance leading to parking at a
different level.
9.52.020.2030 Reasonable Accommodation. A type of discretionary permit that, if
approved, would provide for persons with disabilities seeking equal access
to housing under the California Fair Employment and Housing Act, the
Federal Fair Housing Act, and the Americans with Disabilities Act (ADA) in
the application of building and zoning laws and other land use policies,
procedures, laws, rules, and regulations.
9.52.020.2040 Residential Use. One or more rooms designed, occupied or
intended for occupancy as primary living quarters in a building or portion
thereof.
9.52.020.2050 Review Authority. Body responsible for making decisions on zoning
and related applications.
9.52.020.2060 Right-of-Way. A strip of land acquired by reservation, dedication,
forced dedication, prescription or condemnation and intended to be
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occupied or occupied by a road, railroad, electric transmission lines, oil or
gas pipeline, water line, sanitary storm sewer or other similar use.
9.52.020.2070 Roof. That portion of a building or structure above walls or columns
that shelters the floor area or the structure below.
9.52.020.2080 Barrel Roof. An arched roof with a semi-circular, half-cylindrical
shape.
9.52.020.2090 Gambrel Roof. A roof with 2 slopes on each of its 2 sides of which
the lower is steeper than the upper slope.
9.52.020.2100 Hip Roof. A 4-sided roof with sloping ends and sides.
9.52.020.2110 Mansard Roof. A roof with 2 sloping planes of different pitch on
each of the 4 sides.
9.52.020.2120 Pitched Roof. A roof with 2 sides that have at least one foot of
vertical rise for every 3 feet of horizontal run.
9.52.020.2130 Shed Roof. A roof with a single slope.
9.52.020.2140 Roof Deck. A platform located on the flat portion of a roof or setback
of a building that is used for outdoor space. It is distinct from a Patio.
9.52.020.2150 Screening. Buffering of a building or activity from neighboring areas
or from the street with a wall, fence, hedge, informal planting, or berm.
9.52.020.2160 Security Grate or Grilles. A metal grate that rolls up over, or slides
across, a window or door to provide protection against unwanted entry. It
also can be a fixed metal fixture over window openings.
9.52.020.2170 Senior Citizen. An individual 62 years of age or older unless
otherwise expressly stated in this Article.
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9.52.020.2180 Setback. The distance between the parcel line and a building, not
including permitted projections, that must be kept clear or open. See also
Section 9.04.040, Measuring Distances, Section 9.04.130, Determining
Setbacks, and Section 9.21.110, Projections into Required Setbacks.
9.52.020.2190 Setback, Front. A space extending the full width of the parcel
between any building and the front parcel line, and measured
perpendicularly to the building at the closest point to the front parcel
line.
9.52.020.2200 Setback, Rear. A space extending the full width of the parcel
between the principal building and the rear parcel line measured
perpendicularly from the rear parcel line to the closest point of the
principal building. When a rear parcel line abuts an alley or walkstreet,
the rear setback shall be measured from the center line of the alley or
walkstreet.
9.52.020.2210 Setback, Side. A space extending the full depth of the parcel
between the principal building and the side parcel line measured
perpendicularly from the side parcel line to the closest point of the
principal building. For non-rectilinear parcels, a space extending the
full depth of the parcel between the principal building and the side
parcel line(s) measured using a series of measurements parallel to the
front parcel line to determine varying parcel widths at any given
locations on the parcel.
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9.52.020.2220 Setback, Street Side. A space extending the full depth of the
parcel between the principal building and the side parcel line adjacent
to a public street right-of-way measured perpendicularly from the side
parcel line to the closest point of the principal building. For non-
rectilinear parcels, a space extending the full depth of the parcel
between the principal building and the side parcel line(s) adjacent to a
public street right-of-way measured using a series of measurements
parallel to the front parcel line to determine varying parcel widths at
any given locations on the parcel.
9.52.020.2230 Sexually-Oriented Business. See Chapter 9.59, Sexually-Oriented
Businesses, for details.
9.52.020.2240 Shrub. A plant with a compact growth habit and branches coming
from the base of the plant. Mature heights of shrubs may vary from one foot
to 15 feet depending on their species and landscape application.
9.52.020.2250 Sidewalk. A paved, surfaced, or leveled area, paralleling and usually
separated from the street, used as a pedestrian walkway.
9.52.020.2260 Sidewalk Cafe. Any outdoor dining area located in or adjacent to
any public sidewalk or right-of-way which is associated with a restaurant or
other eating and drinking establishment on a contiguous adjacent parcel.
9.52.020.2270 Sign-Related Definitions. All terms relating to signage are defined
in Chapter 9.61, Signs.
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9.52.020.2280 Site. A parcel, or group of contiguous parcels, that is proposed for
development in accordance with the provisions of this Article and is in a
single ownership or under unified control.
9.52.020.2290 Skylight. That portion of a roof which is glazed to admit light, and
the mechanical fastening required to hold the glazing, including a curb not
exceeding 10 inches in height, to provide a weatherproofing barrier.
9.52.020.2300 Solar Energy System. Any solar collector or other solar energy
device, certified pursuant to State law, along with its ancillary equipment,
whose primary purpose is to provide for the collection, storage, and
distribution of solar energy for space heating, space cooling, electric
generation, or water heating, or any structural design feature of a building,
whose primary purpose is to provide for the collection, storage, and
distribution of solar energy for electricity generation, space heating or
cooling, or for water heating.
9.52.020.2310 State Historical Building Code. California Code of Regulations,
Title 24, Part 8, or any successor thereto, which constitutes a special State-
adopted building code for historic buildings allowing flexible approaches to
their construction problems. This Code was developed to accommodate
changes necessary for the continued use of historic buildings, while
preserving their historic character and significant architectural features.
Applicants may elect to use the State Historic Building Code as an
alternative to standard construction codes such as the City’s Building Code
or Electrical Code.
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9.52.020.2320 Story. That portion of a building included between the upper surface
of any floor and the upper surface of the floor next above, except that the
topmost story shall be that portion of a building included between the upper
surface of the topmost floor and the upper surface of the roof above. A
mezzanine with a floor area that exceeds one-third of the floor area of the
overlooking room of the floor below constitutes a story. An Attic and
Basement shall not be considered stories.
9.52.020.2330 Street. A public or private thoroughfare which affords the access to
a block and to abutting property. “Street” includes avenue, place, way, drive,
boulevard, highway, road, and any other thoroughfare, except an alley as
defined herein.
9.52.020.2340 Street Tree. Trees that are located in the public right-of-way.
9.52.020.2350 Street Wall. A wall or portion of a wall of a building facing a street.
9.52.020.2360 Structural Alterations. Any physical change to or the removal of the
supporting members of a structure or building, such as bearing walls,
columns, beams, or girders including the creation, enlargement, or removal
of doors or windows and changes to a roofline or roof shape.
9.52.020.2370 Structure. Anything constructed or erected, which requires a fixed
location on the ground, or is attached to a building or other structure having
a fixed location on the ground.
9.52.020.2380 Structure, Accessory. A detached subordinate structure, used
only as incidental to the main structure on the same parcel.
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9.52.020.2390 Structure, Main. A structure housing the principal use of a site or
functioning as the principal use.
9.52.020.2400 Structure, Subterranean. A structure located entirely
underground, except for openings for ingress and egress.
9.52.020.2410 Structure, Temporary. A structure without any foundation or
footings and which is intended to be removed when the designated
time period, activity, or use for which the temporary structure was
erected has ceased.
9.52.020.2420 Subdivision. See Chapter 9.54, Land Divisions, for all subdivision
definitions.
9.52.020.2430 Swimming Pool. A pool, pond, or open tank capable of containing a
large and deep enough body of water for people to use to swim.
9.52.020.2440 Temporary Structure. See Structure, Temporary.
9.52.020.2450 Trailer. A vehicle without motor power, designed to be drawn by a
motor vehicle and to be used for human habitation or for carrying persons
or property, including a mobile home, trailer coach or house trailer.
9.52.020.2460 Trash Screen/Enclosure. A permanent, immobile structure,
designed for the storage of a mobile resource recovery, recycling, or
compost bin or container.
9.52.020.2470 Unit. See Dwelling Unit.
9.52.020.2480 Use. The purpose for which land or the premises of a building,
structure, or facility thereon is designed, arranged, or intended, or for which
it is or may be occupied or maintained.
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9.52.020.2490 Use, Accessory. A use that is customarily associated with, and is
incidental and subordinate to, the primary use and located on the same
parcel as the primary use.
9.52.020.2500 Use, Primary. A primary, principal or dominant use established,
or proposed to be established, on a parcel. In a mixed-use building,
there may be more than one primary use.
9.52.020.2510 Use Classification. A system of classifying uses into a limited
number of use types on the basis of common functional, product, or
compatibility characteristics. All use types are grouped into the following
categories: residential; public and semi-public; commercial; industrial; and
transportation, communication, and utilities. See Chapter 9.51, Use
Classifications.
9.52.020.2520 Use Permit. A discretionary permit, such as a Minor Use Permit or
Conditional Use Permit, which may be granted by the appropriate City
authority to provide for the accommodation of land uses with special site or
design requirements, operating characteristics, or potential adverse effects
on surroundings, which are not permitted as of right but which may be
approved upon completion of a review process and, where necessary, the
imposition of special conditions of approval by the permit granting authority.
See Chapter 9.41, Minor Use Permits and Conditional Use Permits.
9.52.020.2530 Use Type. A category which classifies similar uses based on
common functional, product, or compatibility characteristics.
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9.52.020.2540 Utilities. Equipment and associated features related to the
mechanical functions of a building(s) and services such as water, electrical,
telecommunications, and waste.
9.52.020.2550 Vibration. A periodic motion of the particles of an elastic body or
medium in alternately opposite directions from the position of equilibrium.
9.52.020.2560 View Corridor. An area where there is a view of all or a portion of a
panoramic subject, scene, or area.
9.52.020.2570 Wall. Any exterior surface of building or any part thereof, including
windows.
9.52.020.2580 Window. An opening in a wall of a building that may be filled with
glass or other material in a frame. They typically allow light and air into the
interior of a building but also serve as vehicles for viewing merchandise in
commercial properties.
9.52.020.2590 Primary Room Window. A glazed surface whose area is larger
than any other glazed surface in a living room, dining room, family
room, library, or similar such activity room in a dwelling unit.
9.52.020.2600 Secondary Room Window. A glazed surface serving a bedroom,
bathroom, kitchen, stairway, corridor, or storage area in a dwelling unit,
or a non-primary window in a primary space.
9.52.020.2610 Yard. See Setback.
9.52.020.2620 Zoning Administrator. The Director of the Department of Planning
and Community Development, or designee.
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9.52.020.2630 Zoning District. A specifically delineated area or district in the City
within which regulations and requirements uniformly govern the use,
placement, spacing, and size of land and buildings.
SECTION 37. Any provision of the Municipal Code or appendices thereto
inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies
and no further, is hereby repealed or modified to that extent necessary to effect the
provisions of this Ordinance.
SECTION 38. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 39. The Mayor shall sign and the City Clerk shall attest to the passage
of this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
_______________________
GEORGE S. CARDONA
Interim City Attorney
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Approved and adopted this 8th day of September, 2020.
_____________________________
Kevin McKeown, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica,
do hereby certify that the foregoing Ordinance No. 2649 (CCS) had its
introduction on August 25, 2020 and was adopted at the Santa Monica City
Council meeting held on September 8, 2020, by the following vote:
AYES: Councilmembers Davis, Himmelrich, Jara, McCowan, Winterer
Mayor Pro Tem O’Day, Mayor McKeown
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2649 (CCS) was duly published
pursuant to California Government Code Section 40806.
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City Council Meeting: October 13, 2020 Santa Monica, California
ORDINANCE NUMBER 2651 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE CHAPTER 9.55:
ARCHITECTURAL REVIEW TO INCREASE THE THRESHOLD FOR
ADMINISTRATIVE APPROVAL FOR DESIGN REVIEW, ESTABLISH PROCEDURES
FOR ADMINISTRATIVE APPROVAL, AND MAKE OTHER MINOR CHANGES,
ADDITIONS AND CORRECTIONS
WHEREAS, Santa Monica Municipal Code Chapter 9.55: Architectural Review
(the “Architectural Review Ordinance”) promotes the public health, safety, and general
welfare by establishing procedures and providing regulations deemed necessary to
preserve existing areas of natural beauty and cultural importance; and
WHEREAS, the Architectural Review Ordinance assures that buildings, structures,
or other developments are in good taste, good design, harmonious with surrounding
developments, and in general contribute to the preservation of Santa Monica’s reputation
as a place of beauty, spaciousness, and quality; prevents the development of structures
or uses that are not of acceptable exterior design or appearance, are of inferior quality,
or are likely to have a depreciating effect on the local environment or surrounding area
by reason of appearance or value; eliminates conditions, structures, or uses, which by
reason of their effect tend to degrade the health, safety, or general welfare of the
community; and provides a continuing source of programs and means of improving the
City’s overall appearance; and
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WHEREAS, the Architectural Review Ordinance establishes an Architectural
Review Board (“ARB”) and sets forth standards and procedures for the ARB to implement
the purposes the Architectural Review Ordinance; and
WHEREAS, Santa Monica Municipal Code Section 9.55.120 provides that the ARB
may, by resolution, authorize City staff to approve applications for building permits for
minor or insignificant development of property; and
WHEREAS, in accordance with authority established by Section 9.55.120, the
ARB adopted Resolution Number 95-001 (Architectural Review Board Series)
(“Resolution 95-001”), establishing guidelines for staff review and approval of building
design, colors and materials and landscape and irrigation plans; and
WHEREAS, since the adoption of Resolution 95-001, City staff has conducted
review of projects subject to administrative approval in accordance with procedures that
were established by practice but not formalized or incorporated into the municipal code;
and
WHEREAS, the narrow scope of administrative approval authority granted in
Resolution 95-001 has resulted in routine projects being sent to the ARB for approval,
which delays project approvals, places undue burden on staff time, and discourages
applicants from making minor improvements to property; and
WHEREAS, on September 25 and November 4, 2019, and February 18, 2020, the
ARB made recommendations to increase thresholds for administrative approvals to
streamline the design review process; and
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WHEREAS, the economic impacts of the COVID-19 pandemic have devastated
nearly all of the City’s revenue streams, including sales tax, transient occupancy tax,
parking revenue, and business license revenue; and
WHEREAS, after reviewing these impacts at its April 14, 2020 meeting, Council
directed staff to develop a plan to restructure City operations to meet the challenges
posed by COVID-19 and to balance the budget; and
WHEREAS, on May 5, 2020, the City Council adopted a restructuring plan (the
“Restructuring Plan”) to: merge the Planning and Community Development Department
and Building and Safety, City Planning, Economic Development, and Mobility divisions
into the Community Development Department, and merge the Community & Cultural
Services Department and the Housing Division into the Community Services Department;
and
WHEREAS, the Restructuring Plan included a proposal to reimagine the City’s
design review process, including a reduction in the projects that are reviewed by the ARB;
and
WHEREAS, on June 25, 2020, the City Council adopted the FY 2020-21 through
FY 2024-25 Five-Year Forecast, the FY 2020-21 Proposed Budget, and the FY 2020-22
Proposed Biennial Capital Improvement Program (CIP) Budget, and approved City staff’s
recommendation regarding a restructured design review process; and
WHEREAS, to begin restructuring the design review process, the City desires to
increase the thresholds for administrative approval of projects that are limited in scope or
routine in nature; and
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WHEREAS, this increase in administrative approval authority will shorten review
timelines and reduce burdens for both staff and applicants while enabling the ARB to
focus on larger and more complex projects; and
WHEREAS, on July 25, 2017, the City Council adopted the Downtown Community
Plan, which sets forth a vision for the continued vitality of the Third Street Promenade as
a major public space framed by a mix of retail, restaurant and services that form unique
experiences enjoyable to both residents and visitors; and
WHEREAS, the success of the Third Street Promenade relies, in part, on the
human-scale environment created by the buildings with frontage along the Promenade,
representing the traditional height and scale of the early 20th century, some of which
retain their historic façades at ground level or on upper floors; and
WHEREAS, the Main Street Neighborhood Commercial District is a neighborhood
commercial street that is home to many boutiques, restaurants, and neighborhood-
serving businesses; and
WHEREAS, Main Street has both local and regional appeal, providing an eclectic
mix of activities that is unique to Southern California; and
WHEREAS, the Main Street Neighborhood Commercial District is intended to
maintain and enhance Main Street’s small-scale neighborhood shopping district with a
scale and character of development that is pedestrian-oriented and which tends to attract
and promote a walk-in clientele; and
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WHEREAS, properties listed on the City’s Historic Resources Inventory (“HRI”)
exhibit potential historic, architectural, or cultural significance in Santa Monica; and
WHEREAS, each property listed on the HRI has been evaluated by professionals
using nationwide standards and criteria to determine potential significance; and
WHEREAS, due to their unique characteristics that contribute to the City’s
reputation as a place of beauty, spaciousness, and quality, properties along the Third
Street Promenade, in the Main Street Neighborhood Commercial District and on the HRI
require a lower threshold for design review by the ARB; and
WHEREAS, the City desires to establish formal procedures for administrative
approval that will be incorporated into Chapter 9.55 to ensure consistency and
transparency; and
WHEREAS, the City further desires to make other minor changes, additions, and
corrections to Chapter 9.55 to modernize and streamline language and to ensure
consistency with the Zoning Ordinance and other administrative changes that have
occurred since Chapter 9.55 was last updated.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
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SECTION 1. Santa Monica Municipal Code Chapter 9.55 is hereby amended to
read as follows:
Chapter 9.55 Architectural Review
9.55.010 Purpose
The purpose of this Chapter is to promote the public health, safety, and general welfare
by establishing such procedures and providing such regulations as are deemed
necessary to preserve existing areas of natural beauty, cultural importance; to assure that
buildings, structures, signs or other developments are in good taste, good design,
harmonious with surrounding developments, and in general contribute to the preservation
of Santa Monica’s reputation as a place of beauty, spaciousness, and quality; to prevent
the development of structures or uses that are not of acceptable exterior design or
appearance, are of inferior quality, or are likely to have a depreciating effect on the local
environment or surrounding area by reason of appearance or value; to eliminate
conditions, structures, or uses, which by reason of their effect tend to degrade the health,
safety, or general welfare of the community; and to provide a continuing source of
programs and means of improving the City’s overall appearance.
9.55.020 Definitions
Definitions in Section 9.52.020 apply to the words and phrases used in this
Chapter, except that, for purposes of this Chapter, “Director” means the Director of the
City’s Community Development Department or designee.
9.55.030 Architectural Review Board—Membership
An Architectural Review Board is hereby established which shall consist of seven
members. At least two of the members shall be professional architects. Other members
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of the Architectural Review Board shall be persons who, as a result of their training,
experience, and attainments, are qualified to analyze and interpret architectural and
environmental trends and information, to appraise resource uses in light of the policies
set forth in this Chapter, and to be responsive to the social, aesthetic, recreational, and
cultural needs of the community. Other expertise such as conservation, recreation,
design, landscaping, the arts, urban planning, cultural-historical preservation, and
ecological and environmental science shall, insofar as practicable, be represented on the
Architectural Review Board. The Landmarks Commission may select one of its members
to provide active liaison with the Architectural Review Board when the Architectural
Review Board is considering additions to or modifications of historic resources. The
Landmarks Commissioner chosen shall neither have a vote on the Architectural Review
Board nor be eligible to be its chairperson.
9.55.040 Guidelines and Standards
The Architectural Review Board may, by resolution, establish guidelines and
standards for its evaluation of proposed developments within an architectural review
district, to supplement the criteria in Section 9.55.140. Such guidelines and standards
shall reflect and effectuate the purposes expressed by Section 9.55.010 and shall include,
but need not be limited to, consideration of the following elements:
A. The integrity of neighborhood environments;
B. Existing local, social, aesthetic, recreational and cultural facilities, designs,
and patterns within the architectural review district;
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C. The disparate elements of neighborhood communities within the
architectural review district and the architectural relationship of adjoining neighborhood
communities; and
D. General patterns and standards of architectural development within the
entire architectural review district.
9.55.050 Reserved
9.55.060 Appointment and Term of Office
The members of the Architectural Review Board shall be subject to removal by
motion of the City Council by at least five affirmative votes. Except as otherwise provided
in the City Charter, the members of the Architectural Review Board shall serve for a term
of four years, commencing on July 1 and until their respective successors are appointed
and qualified. The members first appointed to the Board shall so classify themselves by
lot that the term of one of their number shall expire on the next succeeding July 1, and
the balance of the Board shall be paired by lot and serve terms to such an extent as is
necessary in order that the terms of at least one such pair shall expire in each succeeding
year. Thereafter, any appointment to fill an unexpired term shall be for such unexpired
period.
9.55.070 Rules
The Architectural Review Board shall adopt rules and regulations for the conduct
of its business. Four voting members shall constitute a quorum. The affirmative or
negative vote of a majority of the entire membership of the Architectural Review Board
shall be necessary for it to take action. No item shall be included on the consent calendar
of the Architectural Review Board’s agenda unless all members agree to the inclusion of
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such item. If any member of the Architectural Review Board objects to scheduling a
particular application on the Architectural Review Board’s consent calendar, said
application shall be removed from the consent calendar and set for public hearing, and
the Architectural Review Board shall be granted an additional 15 days to execute action
on the application.
9.55.080 Officers, Election of Officers
As soon as practicable following the appointment or reappointment of members
each year, the Architectural Review Board shall organize and elect from its own
membership a Chairperson and a Chairperson Pro Tem.
9.55.090 Secretary
The Director shall serve or appoint staff to serve as the official secretary to the
Architectural Review Board. The records of all proceedings and basis for all findings shall
be available to the City Council and to the public.
9.55.100 Meetings
The Architectural Review Board shall meet at established intervals or as otherwise
determined by the Architectural Review Board, on regularly scheduled dates. Meetings
shall be arranged in order to process applications within the time required by this Chapter.
9.55.110 Process for Establishment of Architectural Review Districts
The Architectural Review Board upon its own motion may recommend to the City
Council, after the review and comment of the Planning Commission thereon, any
commercial, industrial, residential, or other area, or a combination of areas within the
corporate boundaries of the City for inclusion in an architectural review district. The City
Council, upon such recommendation, or upon its own motion, may establish one or more
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architectural review districts by ordinance, which may include any or all portions of the
City.
9.55.120 Project Review by and Approval of Architectural Review Board
A. Except as provided by Section 9.55.190 on administrative approval, no
building permit shall be issued for any project in an architectural review district unless
plans, elevations, or landscaping, have been approved by the Architectural Review Board
or on appeal by the Planning Commission. In addition to those projects subject to
administrative approval by the Director under Section 9.55.190, the Architectural Review
Board, under authority of Section 9.55.070 of this Chapter, may, by resolution, authorize
the Director to approve applications for building permits for minor or insignificant projects
in an architectural review district, so long as such projects do not defeat the purposes and
objectives of this Chapter.
B. No completed project that is subject to and receives the Architectural Review
Board’s approval shall receive a certificate of occupancy or final building inspection
approval until the Director certifies that such construction has complied with the conditions
and restrictions, if any, imposed by the Architectural Review Board or on appeal by the
Planning Commission, and that the final construction is in conformity with the plans
approved by the Architectural Review Board or on appeal by the Planning Commission.
C. Plans or proposals that require a Development Review Permit shall first be
considered by the Architectural Review Board for a recommendation to the Planning
Commission on the appropriateness of proposed urban design elements, including, but
not limited to, siting, massing, scale, circulation, and general relationship to adjacent
structures and the adjacent street.
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D. Following a determination by the Planning Commission or applicable review
authority, plans or proposals shall thereafter, when appropriate, be considered by the
Architectural Review Board. The Architectural Review Board shall be authorized to
approve, conditionally approve, or disapprove exterior elevations, landscaping, and
general appearance and to impose such conditions as it believes reasonable and
necessary, so long as any such conditions are not in conflict with any of the conditions or
requirements of the Planning Commission or applicable review authority.
E. The Architectural Review Board also shall have the authority to undertake
review and approval of projects as authorized by the Zoning Ordinance or of sign permits
as authorized by Chapter 9.61.
9.55.130 Procedure for Project Review
A. Preliminary sketches of the design of a proposed project may be submitted
to the Community Development Department for informal review so that an applicant may
be informed of Architectural Review Board policies prior to preparing working drawings.
B. The applicant for a building permit when subject to requirements of this
Chapter shall submit to the Community Development Department an application for
Architectural Review Board approval. The application shall include a site plan in
accordance with Section 9.55.150, exterior elevations, and such other data as will assist
the Architectural Review Board in evaluating the proposed project. Exterior elevation
drawings shall be publicly available when Architectural Review Board agendas are
published.
C. Preliminary plans and elevations shall be drawn to scale and shall be of
sufficient clarity to indicate the nature and extent of the project and show in detail how it
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will conform to the provisions of this Chapter. The first sheet of each set of plans shall
give the street address of the project and the name and address of the owner and the
person who prepared the plans. The plot plan shall conform to Section 9.55.150.
Submitted plans not in compliance with these requirements may be rejected by the
Director.
9.55.140 Criteria
A. The Architectural Review Board may approve, approve with conditions, or
disapprove an application submitted to it pursuant to Section 9.55.120 after consideration
of whether the project complies with the following criteria:
1. The plan for the proposed project is expressive of good taste, good
design, and in general contributes to the image of Santa Monica as a place of
beauty, creativity, and individuality;
2. The proposed project is not of inferior quality such as to cause the
nature of the local neighborhood or environment to materially depreciate in
appearance and value;
3. The proposed design of the project is compatible with developments
on land in the general area; and
4. The proposed project is in conformity with the effective guidelines
and standards adopted pursuant to this Chapter and all other applicable
ordinances relating to the location and appearance of the project involved.
B. If the Architectural Review Board finds that the project complies with the
criteria in subsection (A) above, the Architectural Review Board shall approve the
application. The Architectural Review Board may impose conditions when the proposed
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project does not comply with the above criteria and any such conditions are limited to
those that will bring the proposed project into conformity therewith. If an application is
disapproved, the Architectural Review Board shall detail in its findings, as applicable, the
criteria with which the project does not comply or the guidelines that are violated. Any
action taken by the Architectural Review Board in regard to a proposed project shall be
in writing and include findings, signed by the Chairperson, and a copy thereof shall be
provided to the applicant by email utilizing the email address provided on the application,
in person, or by United States mail, upon request.
C. A decision or order of the Architectural Review Board shall not become final
until 10 days after the date upon which a ruling has been made, unless an appeal is filed
pursuant to Section 9.55.160.
9.55.150 Site Plans
A. A site plan shall be drawn to scale and shall indicate the following sufficiently
for consideration of urban design, visual, and safety factors:
1. Dimensions and orientation of the parcel;
2. Location of buildings and structures both existing and proposed;
3. Location of off-street parking and loading facilities;
4. Location of points of entry and exit for motor vehicles and internal circulation
factors;
5. Location of walls and fences and the indication of their height and the
materials of their construction;
6. Indication of exterior lighting standards and devices adequate to review
possible hazards and disturbances to the public and adjacent properties;
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7. Location and size of exterior signs, including any outdoor advertising;
8. A preliminary landscaping plan; and
9. Such other architectural and engineering data as may be required to permit
necessary findings that the project complies with the provisions of this Chapter.
9.55.160 Appeals
The applicant or any interested person may appeal any ruling of the Architectural
Review Board made pursuant to this Chapter to the Planning Commission. Notice of any
appeal from the ruling of the Architectural Review Board must be filed within 10 days of
the date that such ruling is made, and must be accompanied by the fee established by
the Santa Monica Municipal Code. When such an appeal is made from a ruling of the
Architectural Review Board, the Planning Commission shall set a hearing date within 30
days of the receipt of said notice of appeal. The Planning Commission shall hear the
appeal at the earliest practical date. The Planning Commission shall decide the appeal
within 30 days after said hearing and shall base its decision on the evidence submitted to
it at said hearing and on the record from the Architectural Review Board and such other
records as may exist in the case. The decision of the Planning Commission on any such
appeal from a ruling by the Architectural Review Board shall be final.
9.55.170 Architectural Review District Boundaries
Pursuant to Section 9.55.110 of the Santa Monica Municipal Code, an architectural
review district is hereby established. Said architectural review district shall be composed
of all commercial, industrial, and residential areas within the corporate boundaries of the
City, with the exception of those areas designated as R1 Districts by Article 9 of the Santa
Monica Municipal Code, and those structures for which a certificate of appropriateness is
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obtained from the Landmarks Commission (or City Council on appeal) pursuant to
Chapter 9.56 of the Santa Monica Municipal Code. Noncontributing structures located
within Historic Districts shall be subject to architectural review unless otherwise exempted
by the ordinance that establishes procedures for the alteration of structures within the
Historic District. Single-unit structures, including accessory structures, in all districts in the
City, except for those structures located in the area described in Section 9.08.030(A)(2),
are also exempt from architectural review district boundaries.
9.55.180 Posting of Property
Within 10 days after an application for architectural review has been filed, the
applicant shall post the property with a preprinted sign or signs prepared by the City
measuring 30 inches by 40 inches in size. Except as set forth in this Section, the posting
shall be in accordance with the requirements as to content, location(s), number of signs,
height, lettering and posting period as established by the Director to ensure adequate
notice. The application shall not be considered complete unless the site has been posted
pursuant to this Section. Landscape applications and applications subject to
administrative approval under Section 9.55.190 are exempt from the requirements of this
Section.
9.55.190 Administrative Approval
A. The Director is authorized to review and approve the following projects in
an architectural review district by administrative approval:
1. Additions to structures or accessory structures (other than those
exempted from review by Section 9.55.170) if the addition is either:
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a. Behind an existing structure and not substantially visible from
any public right-of-way (other than an alley), except for structures located in
the R1 (Single-Unit Residential) District that are subject to review by the
Architectural Review Board in accordance with Section 9.07.030(A); or
b. Within an existing courtyard, not visible from the public right-
of-way (other than an alley), and maintains required and usable open space.
2. Additions to structures that are visible from a public right-of-way
(other than an alley) if the addition is:
a. Less than 1,000 square feet, consistent with the existing
structure’s design and proportions, and the structure is not located within
the Downtown Community Plan area; or
b. Less than 5,000 square feet, consistent with the existing
structure’s design and proportions, and the structure is located within the
Downtown Community Plan.
3. Mechanical and electrical equipment on an existing structure that is
substantially screened from view, and when required, rooftop screening on an
existing structure that is in keeping with the design of the existing structure,
4. Replacement of existing materials with similar or consistent materials,
provided that the new materials are of a comparable quality, texture, and
craftsmanship as the existing structure.
5. Alterations to the design or materials of a façade of an existing
structure if that structure is either:
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a. Not located in the Main Street Neighborhood Commercial
District or the BC (Promenade) District with frontage along the Third Street
Promenade; or
b. Located in the Main Street Neighborhood Commercial District
or the BC (Promenade) District with frontage along the Third Street
Promenade, provided that the alterations are consistent with the structure’s
existing design.
6. New window frames, door frames, windows, and doors on existing
structures, provided that the new elements are of high quality and are consistent
with the materials on the existing structure.
7. New awnings without signage that are not backlit and of a design
and color consistent with the existing structure, including any existing awnings.
8. New construction of and alterations to outdoor dining areas permitted
under Section 9.31.200, including, but not limited to, railings, awnings, lighting, and
other structures and appurtenances thereto.
9. New freestanding walls or extensions to existing freestanding walls
that are consistent with existing architecture.
10. Landscape and irrigation plans for:
a. New landscaping less than 750 square feet in area that is
visible from the public right-of-way (other than an alley), conforms to the
City’s landscaping standards, and maintains existing mature trees wherever
possible;
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b. New landscaping that is not visible from the public right-of-
way (other than an alley), conforms to the City’s landscaping standards, and
maintains existing mature trees wherever possible; or
c. New landscaping for single-unit dwellings (other than those
exempted from review by Section 9.55.170) that conforms to the City’s
landscaping standards.
11. Notwithstanding anything to the contrary in this subsection (A), the
only projects subject to administrative approval for existing structures on the
historic resource inventory are projects involving minor or insignificant alterations
to the design or materials of a façade.
B. Any application for administrative approval pursuant to this Section shall
comply with the requirements of Section 9.55.130.
C. The Director may approve, approve with conditions, or disapprove an
application submitted to it pursuant to subsection (A) after consideration of whether the
project complies with the criteria in Section 9.55.140(A).
D. If the Director finds that the project complies with the criteria in Section
9.55.140(A), the Director shall approve the application. The Director may impose
conditions when the proposed project does not comply with the criteria in Section
9.55.140(A) and any such conditions are limited to those that will bring such project into
conformity therewith; except, however, for any project submitted pursuant to subsection
(A)(3), the Director may reduce the height of the required screening based on the
placement of the equipment on the roof, the existing height of the subject building and
surrounding buildings, and the overall visibility of the equipment. If an application is
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disapproved, the Director shall detail in its written findings, as applicable, the criteria with
which the project does not comply or the guidelines, if any, that are violated. Any action
taken by the Director to conditionally approve or deny a proposed project shall be in
writing and include findings and conditions, as applicable. A copy of the Director’s
decision shall be provided to the applicant by email utilizing the email address provided
on the application, in person, or by United States mail, upon request.
E. The Director’s decision shall be effective and final upon issuance and not
subject to administrative appeal.
F. No completed project that is subject to and receives the Director’s
administrative approval shall receive a certificate of occupancy or final building inspection
approval until the Director certifies that such construction has complied with the conditions
and restrictions, if any, imposed by the Director, and that the final construction is in
conformity with the plans approved by the Director.
SECTION 2. Any provision of the Municipal Code or appendices thereto
inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies
and no further, is hereby repealed or modified to that extent necessary to effect the
provisions of this Ordinance.
SECTION 3. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
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declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
_______________________
GEORGE S. CARDONA
Interim City Attorney
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Approved and adopted this 13th day of October, 2020.
_____________________________
Kevin McKeown, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do
hereby certify that the foregoing Ordinance No. 2651 (CCS) had its introduction
on September 8, 2020 and was adopted at the Santa Monica City Council
meeting held on October 13, 2020, by the following vote:
AYES: Councilmembers Davis, Himmelrich, McCowan, Winterer, Jara,
Mayor Pro Tem O’Day, Mayor McKeown
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2651 (CCS) was duly published pursuant to
California Government Code Section 40806.
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City Council Meeting: October 13, 2020 Santa Monica, California
ORDINANCE 2652 (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE CHAPTER
9.61: SIGNS TO INCREASE ADMINISTRATIVE APPROVAL OF SIGN
APPLICATIONS, ESTABLISH STANDARDS FOR PERMITTED SIGNS ON THE
THIRD STREET PROMENADE, EXEMPT DIGITAL WAYFINDING KIOSKS
PLACED IN THE PUBLIC RIGHT OF WAY OR PUBLIC PROPERTY PURSUANT
TO LICENSE, AND MAKE OTHER MINOR CHANGES, ADDITIONS, AND
CORRECTIONS
WHEREAS, the City’s Sign Code was originally adopted in 1985 and as
detailed in the administrative record and in Santa Monica Municipal Code (SMMC)
Section 9.61.020, advances a variety of purposes and interests, including, but not
limited to, protecting the health, safety, property, and welfare of the public; providing
a neat, clean, orderly and attractive appearance of the community; improving the
effectiveness of signs; providing for safe construction, location, erection, and
maintenance of signs; preventing the proliferation of signs and sign clutter; and
minimizing adverse visual safety factors to travelers of public streets and sidewalks;
and
WHEREAS, under SMMC Chapter 9.61, the Architectural Review Board (ARB)
is required to review sign permit applications and issue sign permits unless a specific
exemption applies; and
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WHEREAS, SMMC Section 9.61.120 authorizes staff approval of sign
applications that conform to the requirements of Chapter 9.61 and written guidelines
established by the ARB and approved by the Planning Commission; and
WHEREAS, in accordance with authority established by Section 9.61.120, in
August 2004, the ARB adopted and the Planning Commission subsequently approved
ARB Resolution Number 04-(Architectural Review Board Series) (“Resolution 04-001”),
setting forth ARB guidelines authorizing staff approval of sign applications for certain
signs that met specified sign area and letter height restrictions; and
WHEREAS, the ARB has approved the majority of sign projects for review on
consent in recent years; and
WHEREAS, on September 25, 2019, the ARB discussed the expansion of staff
approval authority on sign applications and was supportive of expanding staff approval
authority for sign applications compliant with Chapter 9.61; and
WHEREAS, the economic impacts of the COVID-19 pandemic have devastated
many of the City’s revenue streams, including sales tax, transient occupancy tax, parking
revenue, and business license revenue; and
WHEREAS, after reviewing these impacts at its April 14, 2020 meeting, Council
directed staff to develop a plan to restructure City operations to meet the challenges
posed by COVID-19 and to balance the budget; and
WHEREAS, on May 5, 2020, the City Council adopted a restructuring plan (the
“Restructuring Plan”) to: merge the Planning and Community Development Department
and Building and Safety, City Planning, Economic Development, and Mobility divisions
into the Community Development Department, and merge the Community & Cultural
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Services Department and the Housing Division into the Community Services Department;
and
WHEREAS, the Restructuring Plan included a proposal to increase staff level
review of projects and applications that otherwise would be reviewed by the ARB; and
WHEREAS, on June 23, 2020, the City Council adopted the FY 2020-21 through
FY 2024-25 Five-Year Forecast, the FY 2020-21 Proposed Budget, and the FY 2020-22
Proposed Biennial Capital Improvement Program (CIP) Budget, and approved City staff’s
recommendation regarding a restructured design review process for the ARB; and
WHEREAS, to begin restructuring the ARB’s review of sign projects, the City
desires to increase the thresholds for administrative approval of sign permit applications
compliant with Chapter 9.61 and to incorporate the sign area and letter height restrictions
in Resolution 04-001 into Chapter 9.61; and
WHEREAS, this increase in administrative approval authority may shorten review
timelines and reduce burdens for both staff and applicants while enabling the ARB to
focus on larger and more complex projects; and
WHEREAS, on July 25, 2017, the City Council adopted the Downtown
Community Plan, which sets forth a vision for the continued vitality of the Third Street
Promenade as a major public space framed by a mix of retail, restaurant, and services
that form unique experiences enjoyable to both residents and visitors; and
WHEREAS, in 2018, the City and Downtown Santa Monica, Inc. commenced a
planning effort, “Promenade 3.0”, to study the future of the Third Street Promenade; and
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WHEREAS, on November 5, 2019, the City Council held a “Promenade 3.0” study
session at which review of restrictions relating to signage on the Third Street Promenade
was identified as an objective; and
WHEREAS, the Third Street Promenade is unique in both its function and layout
with the sidewalk and roadway open to pedestrians and with co-planar façades that
make business visibility challenging to pedestrians; and
WHEREAS, the Sign Code has recognized the uniqueness of the Third Street
Promenade by providing that the standards in the Bayside District Specific Plan prevail
over certain conflicting provisions in Chapter 9.61; and
WHEREAS, the Bayside District Specific Plan is outdated and superseded by the
Downtown Community Plan; and
WHEREAS, amending Chapter 9.61 to permit in the Third Street Promenade
certain portable and upper-level signs and to increase the number of information signs,
which can be placed on outdoor dining barriers, will increase business visibility and
foster economic sustainability and the continued vitality of the Third Street Promenade;
and
WHEREAS, exempting from Chapter 9.61 digital wayfinding kiosks installed in
the public right-of-way or public property pursuant to a licensing agreement with the City
will benefit the public health, safety, and general welfare because, among other reasons,
information on such kiosks can be updated in real time and may generate revenue for
the City; and
WHEREAS, in revising Chapter 9.61, the City Council has been mindful of
legal principles relating to regulating signs and does not intend to suppress or
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infringe upon any expressive activities protected by the First Amendment of the
United States and California Constitutions; and
WHEREAS, Chapter 9.61 has not been amended since the Supreme Court’s
decision in Reed v. Town of Gilbert, 576 U.S. 155, 135 S. Ct. 2218 (2015) and revisions
to Section 9.61.160 align the temporary sign restrictions with that decision; and
WHEREAS, the City further desires to make other minor changes, additions, and
corrections to Chapter 9.61 to modernize and streamline language and to ensure
consistency with the Zoning Ordinance and other administrative changes that have
occurred since Chapter 9.61 was last updated.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Santa Monica Municipal Code Chapter 9.61 is hereby amended to
read as follows:
Chapter 9.61 SIGNS
9.61.010 Applicability of Chapter
This Chapter, referred to as the Santa Monica Sign Code or Chapter, shall apply to any
new sign proposed to be placed, changed, altered, or displayed in the City as of the
effective date of this Ordinance. Unless Section 9.61.240(b) applies, any sign placed or
displayed prior to the effective date of this Ordinance shall be subject to Santa Monica
Municipal Code Chapter 9.61 as it existed on the date of the approval of the sign permit
or, if the sign is exempt from the permitting requirements of this Chapter, the date of sign
placement or display.
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9.61.020 Findings, Purposes, and Policies
The City Council finds and declares:
A. It is the intent of the Santa Monica Sign Code to preserve and enhance the
aesthetic, traffic safety, and environmental values of the City while at the same time
providing for channels of communication to the public, including, but not limited to,
identifying and advertising businesses within the City. The purpose of this Code is to
provide minimum standards to safeguard life, health, property, and public welfare
through the regulation and control of the design, materials, construction, size,
location, and maintenance of signs and sign structures;
B. It is the City’s policy to regulate signs in a manner that is consistent with the free
speech provisions of the United States Constitution and the liberty of speech
provisions of the California Constitution, by enacting regulations that are content
neutral;
C. An excess of large, ugly, intense signs causes a visual blight on the appearance
of the City by detracting from views of structures and open space. This visual blight
adversely affects the aesthetic quality of life and traffic safety in Santa Monica for
residents, businesses, pedestrians, tourists, and persons in vehicles. In order to
promote the appearance of the City, while protecting the rights of sign owners to
expression and identification, the regulation of existing and proposed signs is
necessary to protect the public health, safety, and general welfare;
D. The purpose of the Santa Monica Sign Code is to encourage signs that are
integrated with and harmonious to the buildings and sites that they occupy, to
eliminate excessive and confusing sign displays, to preserve and improve the
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appearance of the City as a place in which to live and to work and as an attraction to
nonresidents who come to visit or trade, and to restrict signs that increase the
probability of accidents by distracting attention or obstructing vision;
E. The Santa Monica Sign Code provides minimum standards to safeguard life,
safety, property, and public welfare by reviewing design and by regulating size,
construction, location, electrification, operation, and maintenance of all signs and
sign structures exposed to public view within the City. The visual appearance and
traffic safety of the City cannot be achieved by measures less restrictive than the
procedures and standards of this Chapter;
F. The City has extensive and wide-ranging programs regulating the aesthetics of
its public streetscape and private development; and
G. It is also the intent of the City to regulate signs consistent with California
Business and Professions Code Sections 5490 through 5499 to the maximum extent
permitted by State law.
9.61.025 Substitution Clause
To ensure that the Santa Monica Sign Code is neutral with respect to noncommercial
messages, subject to the property owner’s consent, a noncommercial message of any
type may be substituted for any duly permitted or allowed commercial message or any
duly permitted or allowed noncommercial message, provided that the sign structure or
mounting device is legal without consideration of message content. Such substitution of
message may be made without any additional approval or permitting. This provision
prevails over any more specific provision to the contrary within this Chapter. The purpose
of this provision is to prevent any inadvertent favoring of commercial speech over
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noncommercial speech. This provision does not create a right to increase the total amount
of signage on a parcel, lot, or land use; does not affect the requirement that a sign
structure or mounting device be properly permitted; does not allow a change in the
physical structure of a sign or its mounting device; does not allow the substitution of an
off-premises commercial message in place of an on-premises commercial message; does
not allow one particular on-premises commercial message to be substituted for another
without otherwise complying with this Sign Code; and does not excuse compliance with
an approved sign program.
9.61.030 Definitions
The definitions in Section 9.52.020 apply to the words and phrases used in this Chapter,
unless otherwise specified herein. In addition, the following words and phrases have the
following meanings when used in this Chapter:
9.61.030.010 Abandoned Sign. A sign that no longer advertises or identifies a
legal business establishment, product, or activity.
9.61.030.020 Alteration. Any change in copy, color, size, or shape that changes
the appearance of a sign, or a change in position, location, construction, or supporting
structure of a sign, except that a copy change on an attraction or reader board is not
an alteration.
9.61.030.030 Animated Sign. Any sign that has any visible moving part, flashing
or oscillating lights, visible mechanical movement of any description, or other
apparent visible movement achieved by any means.
9.61.030.040 Attraction or Reader Board. Any sign having changeable copy for
the purpose of advertising events, sales, services, or products provided on the site.
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9.61.030.050 Awning Sign. Any sign painted on or attached to or supported by an
awning.
9.61.030.060 Balloon Sign. A lighter-than-air gas-filled balloon tethered in a fixed
location.
9.61.030.070 Billboard or Poster Panel. An off-premises sign.
9.61.030.080 Building Frontage. The linear dimensions of a building that faces
upon a public street, projected along the street property line. Where a building faces
two or more streets, the frontage containing the principal street address shall be
designated as the building frontage.
9.61.030.090 Building Identification Sign. Any sign containing the name or
address of a building and may include hours of operation and emergency information,
such sign being located on the same site as the structure.
9.61.030.0100 Cabinet Sign. A sign that contains all text, logo, or symbols within a
single enclosed cabinet and may or may not be illuminated. The terms “cabinet sign”
and “sign can” are used interchangeably.
9.61.030.0110 Changeable Copy Sign. An attraction or reader board.
9.61.030.0120 Commercial Sign. Any sign with wording, logo, symbol, image, or
other representation that, directly or indirectly, names, advertises, or calls attention
to a business, product, service, profession, commodity, event, person, institution, or
other commercial activity, or otherwise contains commercial speech.
9.61.030.0130 Commercial Speech. Any message, including, but not limited to,
wording, logo, symbol, image, or other representation, proposing a commercial
transaction or related to the economic interests of the speaker and its audience.
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9.61.030.0140 Decal. A nontransferable authorization, affixed to a sign by the City,
for a portable sign to be displayed as authorized by this Chapter.
9.61.030.0150 Director. The Director of the City’s Community Development
Department or designee.
9.61.030.0160 Emitting Sign. A sign that emits sound, odor, or visible matter such
as smoke or steam.
9.61.030.0170 Free-Standing Sign. Any sign that is permanently affixed in or upon
the ground, supported by one or more structural members, with air space between
the ground and the sign face.
9.61.030.0180 Grade. The level of the site at the property line located at the closest
distance to the sign.
9.61.030.0190 Ground Sign. Any sign that is neither attached to nor part of a
structure and that is permanently affixed in or upon the ground with no air space
between the ground and the sign face.
9.61.030.0200 High-Rise Sign. Any sign located on a building four or more stories
in height that is between the top of the parapet or high point of the building, exclusive
of penthouse structures, and the horizontal line not more than 15 feet below the top
of the parapet or high point of the building on the side of the building to which the
sign is affixed.
9.61.030.0210 Illegal Sign. Any sign placed without proper approval or permits as
required by the Santa Monica Municipal Code at the time of sign placement. Illegal
sign also means any sign placed contrary to the terms or time limits of any permit and
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any nonconforming sign that has not been brought into compliance with the
provisions of Sections 9.61.240 and 9.61.250 of this Chapter.
9.61.030.0220 Illuminated Sign. Any sign for which an artificial source of light is
used in order to make readable the sign’s message, including internally and
externally lighted signs and reflectorized, glowing, or radiating signs.
9.61.030.0230 Information Sign. An exterior sign erected on or immediately
adjacent to an entrance, exit, rest room, office door, telephone, outdoor dining barrier,
or similar property feature.
9.61.030.0240 Light Bulb String. A display consisting of a row or rows of bare light
bulbs.
9.61.030.0250 Logo, Logogram, or Logotype. An emblem, letter, character,
pictograph, trademark, or symbol used to represent the firm, organization, entity, or
product.
9.61.030.0260 Marquee. A permanent roof-like shelter extending from part or all of
a building face and constructed of some durable material that may or may not project
over a public right-of-way.
9.61.030.0270 Marquee Sign. Any sign painted on or attached to or supported by
a marquee.
9.61.030.0280 Meritorious Sign. A freestanding, roof, upper level, projecting, or
off-premises sign that was designated as a meritorious sign by City Council on March
22, 2000.
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9.61.030.0290 Mobile Billboard. Any sign with advertising that is attached to a
mobile, nonmotorized vehicle, device, or bicycle, that carries, pulls, or transports a
sign or billboard, and is for the primary purpose of advertising,
9.61.030.0300 Monument Sign. A ground sign having a horizontal dimension
greater than its vertical dimension.
9.61.030.0310 Mural. A picture on an exterior surface of a structure that does not
contain commercial speech.
9.61.030.0320 Neon Signs. A sign with tubing that is internally illuminated by neon
or other electrically charged gas.
9.61.030.0330 Noncommercial Sign. Any sign that is not a commercial sign as
defined herein. A mural is an example of a noncommercial sign.
9.61.030.0340 Noncommercial Speech. Any message that is not commercial
speech as defined herein.
9.61.030.0350 Nonconforming Sign. A sign that was validly installed under laws
or ordinances in effect at the time of its installation, but that is in conflict with the
current provisions of the Santa Monica Sign Code.
9.61.030.0360 Off-Premises Sign. A commercial sign that displays any message
directing attention to, or other commercial speech relating to, a business, product,
service, profession, commodity, activity, event, person, or institution that is generally
conducted, sold, manufactured, produced, offered, located, or occurs elsewhere than
on the premises where such sign is located.
9.61.030.0370 On-Premises Sign. A commercial sign that is other than an off-
premises sign or, if authorized pursuant to Section 9.61.200(A), displays any
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message directing attention to, or other commercial speech related to, a business,
product, service, profession, commodity, activity, event, person, or institution, and is
placed within 12 feet directly in front of the frontage of the premises where such
business, product, service, profession, commodity, activity, event, person, or
institution is generally conducted, sold, manufactured, produced, offered, located, or
occurs.
9.61.030.0380 Permanent Sign. Any legally placed sign that is intended to be and
is so constructed as to be of a lasting and enduring condition, remaining unchanged
in character, condition (beyond normal wear) and position, and in a permanent
manner affixed to the ground, wall, or building.
9.61.030.0390 Pole or Post Sign. A free-standing sign.
9.61.030.0400 Portable Sign. Any movable sign not permanently attached to the
ground or a building.
9.61.030.0410 Projecting Sign. A sign that projects from and is supported by a wall
or parapet of a building with the display surface of the sign in a plane perpendicular
to or approximately perpendicular to the wall.
9.61.030.0420 Public Sign. A sign on public property open to the public that is
erected or maintained by a public agency or that serves to fulfill a permit condition
imposed by a public agency, such as a sign erected to preserve the safe and efficient
control of traffic and parking or to provide notification of essential governmental
services.
9.61.030.0430 Pylon Sign. A ground sign having a vertical dimension greater than
its horizontal dimension.
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9.61.030.0440 Review Body. The body responsible for making decisions on sign
permit applications, which, depending on the circumstances, may be: the
Architectural Review Board, or the Planning Commission on appeal of a decision by
the Architectural Review Board; the Director for signs or sign programs subject to
administrative approval; the Landmarks Commission, or the Planning Commission
on appeal of a decision by the Landmarks Commission, for signs or sign programs
on a City-Designated Historic Resource; or the Landmarks Commission Secretary for
signs or sign programs on a City-Designated Historic Resource subject to
administrative approval.
9.61.030.0450 Revolving or Rotating Sign. An animated sign.
9.61.030.0460 Roof Sign. Any sign erected upon a roof, parapet, or roof-mounted
equipment structure and extending above a roof, parapet, or roof-mounted equipment
structure of a structure.
9.61.030.0470 Sign. Any name, figure, character, outline, display, announcement,
or device, or structure supporting the same, or any other device of similar nature
designed to attract attention outdoors, and all parts, portions, units, and materials
composing the same, together with the frame, background, and supports or
anchoring thereof.
9.61.030.0480 Sign Area. The surface area of a sign calculated by enclosing the
extreme limits of all lettering, background, emblem, logo, representation, or other
display within a single continuous perimeter composed of squares or rectangles with
no more than eight lines drawn at right angles. On signs with more than one face, the
sign area shall be calculated as the sum of: (a) 100 percent of the surface area, as
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calculated above, of that face or those faces visible from any one direction at one
time, with the direction selected to be that which maximizes the sign area; and (b) 50
percent of the surface area, as calculated above, of all other faces.
9.61.030.0490 Sign Face. An exterior display surface of a sign, including non-
structural trim exclusive of the supporting structure.
9.61.030.0500 Sign Program. A coordinated program of all signs, including exempt
and temporary signs for a business or businesses, if applicable, located on a site.
9.61.030.0510 Special Event Sign. A sign authorized through a community events
permit issued pursuant to Santa Monica Municipal Code Chapter 4.68.
9.61.030.0520 Statue. A three-dimensional representation, including a sculpture. A
statue that contains commercial speech is a sign.
9.61.030.0530 Temporary Sign. Any sign, not permanently attached to the ground
or a structure, which is installed or placed for a limited duration.
9.61.030.0540 Total Sign Area. The sum of the sign areas of all externally viewable
signs on a site, excluding the area of signs exempt from sign permit requirements
under Sections 9.61.140, 9.61.150, and 9.61.160.
9.61.030.0550 Upper Level Sign. Any sign mounted on a building that is placed in
whole or in part between thirty inches above the second-floor floor line and the top of
a parapet or roof line, but does not include a high rise sign.
9.61.030.0560 Vehicle Sign. A mobile billboard or any sign permanently or
temporarily attached to or placed on a vehicle or trailer for the basic purpose of
advertising products or directing people to a business or activity located on the same
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or nearby property where the vehicle or trailer is parked on a public right-of-way or
public property or on a private property so as to be visible from a public right-of-way.
9.61.030.0570 Wall Sign. Any sign attached to or painted on the wall of a structure
in a plane parallel or approximately parallel to the plane of said wall.
9.61.030.0580 Window Sign. Any sign viewable through or affixed in any manner
to a window or exterior glass door such that it is viewable from the exterior, including
signs located inside a building but visible primarily from the outside of the building.
9.61.040 Sign Permit
In addition to conforming with all other applicable requirements of the Santa Monica
Municipal Code, including obtaining any other required permit, a sign permit shall be
obtained from the Review Body prior to placing, changing, altering, or displaying any sign
unless specifically exempted by this Chapter. No sign permit shall be required where the
only work to be performed is the repair, maintenance, or replacement of a conforming
sign, the repair or maintenance of a nonconforming sign, or the replacement or repair of
a destroyed sign, except when such sign is required to be removed or modified to conform
to the requirements of this Chapter in accordance with Section 9.61.240.
9.61.050 Landmarks Commission Review
In the case of any new sign or sign program proposed to be placed, changed, altered or
displayed on a City-Designated Historic Resource, the Review Body shall be the
Landmarks Commission, or where administrative approval is authorized in accordance
with Section 9.61.120 the Landmarks Commission Secretary, through submission of a
certificate of appropriateness application. Such applications as they relate to a sign or
sign program shall be subject to the same standards specified in this Chapter. All sign or
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sign program decisions by the Landmarks Commission may be appealed to the Planning
Commission. Administrative approvals by the Landmarks Commission Secretary are not
subject to appeal.
9.61.060 Fees
The City Council shall from time to time amend by resolution following a public hearing a
schedule of fees for applications, permits, sign adjustments, appeals, and other approvals
under this Chapter.
9.61.070 Sign Permit Application Requirements
A. Applications for sign permits shall be accompanied by the following material:
1. Site Plan. Scale plans indicating the location of existing signs to be
retained or removed and proposed new signs.
2. Existing Building Elevation. Scale drawings indicating locations of all
existing signs on the site or building that are to be retained and indicating the
location of all existing signs on the site or building that are to be removed. Dated
and signed color photographs (not slide transparencies) at least three inches by
three inches minimum in size of all existing signs.
3. Proposed Building Elevations. Scale drawings indicating locations of
proposed signs and existing signs that are to be retained on the site.
4. Sign Illustration. Scale drawing indicating dimensions, colors, materials,
copy, illumination, and exterior structural fixtures of each sign on the site.
5. Other Information. Other information required by the guidelines and
standards of the Architectural Review Board, regulations promulgated pursuant
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to Section 9.61.290, and, for City-Designated Historical Resources, guidelines
and standards of the Landmarks Commission.
B. For all new projects and building remodels that directly affect existing signs and
for any change to a sign in a multiple-unit dwelling, a sign program shall be required
and accompany the application for a sign permit. The sign program shall include, but
is not limited to, indications of locations, dimensions, colors, letter styles, and sign
types of all signs to be retained, removed, and installed on a site.
C. The Director shall prepare and issue the application form required by this
Section.
9.61.080 Review of Sign Permit Applications for Completeness
The Secretary of the Architectural Review Board and, for sign applications relating to a
City-Designated Historic Resource, the Secretary of the Landmarks Commission, shall
review all sign applications to determine if the application is complete. .
9.61.090 Action on Sign Permit Applications
A. The Review Body shall approve, approve with modification or conditions, or
deny the sign permit application. A sign application for a sign or sign program
permitted by Section 9.61.170 that conforms to the total sign area provided by
Section 9.61.190 and other provisions of this Chapter governing the size,
construction, location, electrification, and operation of signs shall be approved
without modifications or conditions, unless the Review Body makes one or more of
the following findings:
1. That the shape, design, placement, color, style, or quantity of text,
illumination, or reflected light of a sign or signs conflicts or interferes with traffic,
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both vehicular or pedestrian, from a public safety standpoint, by distracting
attention or obstructing vision;
2. That the shape, design, placement, color, style, or quantity of text,
illumination, or reflected light of a sign or signs is incongruous with or detracts
from the distinct architectural or historic design or character of the building to
which the sign is affixed or of the neighborhood in which the sign is located; or
3. The sign or signs obscures other signs from primary view or dominates its
immediate vicinity to such an extent as to detract from the visibility of other signs,
historic resources, or public view corridors.
B. If the Review Body denies, modifies, or conditionally approves a sign application
pursuant to this Section, it shall issue its decision in writing and shall state the findings
of fact and reasons relied upon to reach its decision. The applicant shall have an
opportunity to submit a revised application to remedy the inadequacies of the original
sign application identified in the decision of the Review Body.
C. The Review Body shall not deny a sign application because of the contents or
message of a sign or direct that the contents or message of a sign be altered or
modified as a condition of approval.
D. The decision of the Review Body shall be filed with the Secretary of the
Architectural Review Board.
E. A copy of the decision of the Review Body shall be provided to the applicant by
email utilizing the email address provided on the application, in person, or by United
States mail, upon request.
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9.61.100 Appeals
Any decision of the Architectural Review Board or Landmarks Commission under this
Chapter may be appealed to the Planning Commission by the applicant or any interested
person. Notice of any appeal from the ruling of the Architectural Review Board or
Landmarks Commission must be filed within 10 calendar days of the date that such ruling
is made, and must be accompanied, by the fee established by the Santa Monica Municipal
Code. When such an appeal is made, the Planning Commission shall hear the appeal
within 30 days of the receipt of said notice of appeal unless the appellant has agreed to
extend the hearing date. The Planning Commission shall base its decision on the
evidence submitted to it at said hearing, and upon the record from the Architectural
Review Board or Landmarks Commission and such other records as may exist in the
case. Any such decision of the Planning Commission shall comply with Section 9.61.090
and shall be final.
9.61.110 Time for Exercising Sign Permit and Proof of Compliance
A sign permit shall become null and void if the sign for which the approval was granted
and all conditions imposed in connection with the approval have not been completed
within six months of issuance of the sign permit or, in the case of a sign approved for a
building not yet completed, six months after the issuance of the certificate of occupancy.
Within 30 days of the completion of the sign, the applicant shall file with the Community
Development Department a color photograph at least three inches by three inches
minimum in size showing completion of the sign or sign program in accordance with the
sign permit.
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9.61.120 Administrative Approval of Sign Permits
A. Except as provided in Section 9.61.050 or if otherwise exempted from the sign
permit requirements of this Chapter, the Director, or where the sign or sign program
relates to a City-Designated Historic Resource the Secretary of the Landmarks
Commission, is empowered to review and approve the following signs and sign
programs by administrative approval:
1. Signs that are permitted under and compliant with Section 9.61.170, except
that administrative approval of permanent window signs is limited to such signs
that do not completely obstruct the lower five feet of a window on the first floor;
2. Signs that are consistent with a sign program that has been approved by:
(a) the Architectural Review Board, or Planning Commission on appeal, in
conjunction with the design review of the building to which the sign is affixed; or
(b) the Landmarks Commission, or Planning Commission on appeal, in
conjunction with review of a certificate of appropriateness for the City-
Designated Historic Resource to which the sign is affixed;
3. Sign programs in compliance with the requirements of this Chapter;
4. Alterations to signs and sign programs previously approved by the Review
Body, provided that the proposed alteration (a) is limited to the specified colors,
font types, lighting, and reductions in size of signs in a sign programs and is
consistent with the sign program’s intent and design, or (b) is to the sign face
and does not involve alterations to the frame, additional or altered illumination,
or physical relocation of the sign;
5. Any signs authorized by Section 9.61.260; or
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6. Any other signs or sign programs that the Architectural Review Board, by
resolution, authorizes the Director or the Secretary of the Landmarks
Commission to administratively approve.
B. Any application for administrative approval pursuant to this Section shall
comply with the requirements of Section 9.61.070.
C. The administrative decision of the Director or the Secretary of the Landmarks
Commission shall be effective upon issuance and shall be final and not subject to
administrative appeal.
9.61.130 Sign Adjustment
A. In order to assure adequate business identification, a variance from any
nonstructural provision of this Chapter may be granted by the Architectural Review
Board, or the Planning Commission on appeal, or, for City-Designated Historic
Resources, the Landmarks Commission, or the Planning Commission on appeal,
upon the filing of an application for sign adjustment and subject to the following
findings:
1. The strict application of the provisions of this Chapter would result in
practical difficulties or unnecessary hardships for the business or property
owner, which would be inconsistent with the purposes of this Chapter and which
would arise from unique physical or topographic circumstances or conditions of
project design;
2. The granting of the requested variance would not constitute a grant of
special privilege inconsistent with limitations imposed on similarly zoned
properties or inconsistent with the purposes of the Zoning Ordinance;
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3. The granting of the requested variance would not be incompatible with
other nearby signs, other elements of street and site furniture, or with adjacent
structures. Compatibility shall be determined by the relationships of the elements
of form, proportion, scale, color, materials, surface treatment, overall sign size
and the size and style of lettering; and
4. The granting of the variance would not be inconsistent with the purposes
of this Chapter.
B. A sign adjustment application shall comply with the requirements of Section
9.61.070.
C. For purposes of this Section, the prohibitions contained in subsections (3) and
(8) through (10) of Section 9.61.180(A) shall be deemed to be nonstructural
provisions of this Chapter. No application for a sign adjustment may be accepted to
request retention of any nonconforming signs subject to Section 9.61.240.
9.61.140 Exempt Signs
The following signs are exempt from the provisions of the Santa Monica Sign Code:
A. All signs that are placed inside a structure and that are either not visible through
windows or building openings or are located a minimum of five feet from such
windows or openings and from an adjacent window merchandise display base, if any;
B. A special event sign;
C. Pole banners and over-the-street banners authorized pursuant to Santa Monica
Municipal Code Section 4.08.500;
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D. Noncommercial signs, provided that they are not of the type prohibited by
subsections (1) through (4) and (9) through (12) of Section 9.61.180(A) or by Section
9.61.230;
E. Signs placed on bicycles or other shared mobility devices pursuant to and in
compliance with a sponsorship agreement with the City relating to a bike share or
shared mobility device system;
F Signs placed on public transit; or
G. Signs placed on and associated with a digital wayfinding kiosk installed in the
public right-of-way or public property pursuant to a license agreement with the City.
9.61.150 Permanent Signs Exempt from Sign Permit
The following permanent signs are exempt from the permit requirements of this Chapter.
The use of these signs does not affect the amount or type of signage otherwise allowed
by this Chapter. All signs listed in this Section must be in conformance with all other
applicable requirements of this Chapter and the Santa Monica Municipal Code:
A. Building Identification Signs. Building identification signs not to exceed two
square feet in sign area that are authorized based on the City’s compelling health
and safety interest in ensuring that safety personnel and members of the public can
immediately identify the name or location of the property, the hours of operation, and
emergency information.
B. Information Sign. Information signs not to exceed two square feet in sign area
for each sign, except that any information sign affixed to an outdoor dining barrier
shall not exceed either 24 inches by 42 inches or two square feet and any information
sign affixed to the rear of a building in the Bayside Conservation District shall not
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exceed four square feet. The number of exempt exterior information signs shall not
exceed two per parcel for each street frontage or four per parcel for each street
frontage in the Bayside Conservation District.
C. Public Signs. Public signs, provided that they are not of the type prohibited by
subsections (1) through (4) and (9) through (12) of Section 9.61.180(A).
D. Tablets and Plaques. Tablets and plaques of metal or stone if authorized
pursuant to Santa Monica Municipal Code Section 9.56.060(F) and not exceeding 24
inches in any dimension.
E. Theatre Sign. Theatre sign copy or display changes on existing theatre
marquee signs or permanently affixed display cases.
F. Banners, Flags, and Pennants. Banners, flags, and pennants that do not
directly advertise the business or activity located on the building site, provided that
no more than three such banners, flags, or pennants for each site are exempt under
this Section.
G. Change of Copy. A change of copy on signs previously approved by the
Review Body. A change in the face of a cabinet sign is a change of copy, provided
that any such change affects only the message of the sign and does not change the
color of background or letters, size or location of letters, or otherwise alter the general
appearance of the cabinet sign.
9.61.160 Temporary Sign Restrictions
The following signs are exempt from the permit requirements of this Chapter. The use of
these signs does not affect the amount or type of signage otherwise allowed by this
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Chapter. All signs listed in this Section must be in conformance with all other applicable
requirements of this Chapter and the Santa Monica Municipal Code:
A. Basic Requirements Governing Temporary Signs.
1. Illumination. No temporary sign shall be internally or externally illuminated,
except if the sign is a light bulb string authorized by this Section.
2. Location.
a. Except as authorized by Santa Monica Municipal Code 4.08.490, no
temporary sign shall extend into, on or over the public right-of-way of any
street, alley, or other public property.
b. No temporary sign shall extend into the hazardous visual obstruction
zone as established by Santa Monica Municipal Code Section 9.21.180,
Hazardous Visual Obstructions.
3. Maintenance. Temporary signs shall be kept neat, clean, and in good
repair. Signs that are faded, torn, damaged, or otherwise unsightly or in a state
of disrepair shall be immediately repaired or removed.
4. Placement. No temporary sign shall be attached to trees, shrubbery, utility
poles, or traffic control signs or devices. They shall not obstruct or obscure
primary signs on adjacent premises.
5. Public Hazard. No temporary sign shall be erected or maintained that, by
reason of its size, location, or construction, constitutes a hazard to the public or
impairs accessibility.
6. Collection of Temporary Signs Placed in the Public Right-of-Way. The
City may collect temporary signs placed in the public right-of-way that are not
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authorized by this Chapter. The recovery and disposition of any such sign is
governed by Section 9.61.280.
B. Authorized Temporary Signage in Any Residential Zone. In any residential
zone, temporary signage shall be allowed for each and every parcel without issuance
of a permit and shall not affect the amount of type of signage otherwise allowed by
this Code as follows:
1. At any time, up to two temporary signs of up to eight square feet in sign
area or one temporary sign of up to 16 square feet in sign area and one window
sign of no more than four square feet in sign area;
2. At any time, light-bulb strings;
3. Up to 120 days (consecutive or non-consecutive) per calendar year, up to
two additional signs of up to eight additional square feet of sign area or one sign
of up to 16 square feet in sign area; or
4. Public signs, provided that they are not of the type prohibited by
paragraphs (1) through (4) and (9) through (12) of Section 9.61.180(A).
C. Authorized Temporary Signage in Any Commercial Zone. In any commercial
or industrial zone, temporary signage shall be allowed for each and every parcel
without issuance of a permit and shall not affect the amount or type of signage
otherwise allowed by this Chapter as follows:
1. At any time, up to two temporary signs of up to 10 square feet in sign area
or one temporary sign of up to 20 square feet in sign area;
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2. Up to 120 days (consecutive or non-consecutive) per calendar year, up to
two additional free-standing signs of up to eight additional square feet of sign
area or one sign of up to 16 square feet in sign area;
3. For one 60-day period per calendar year, one temporary on-premises
banner not exceeding 20 percent of the front building façade area or one 100
square feet, whichever is less, not extending above the second-floor floor line;
4. For the duration of the temporary use authorized pursuant to Santa Monica
Municipal Code Section 9.31.370, a temporary sign not to exceed 16 square feet
in sign area;
5. For two 30-day periods in any calendar year, a temporary window signs not
to exceed 20 percent of the first floor’s total frontage glass area and that do not
extend above the second-floor floor line; or
6. Public signs, provided that they are not of the type prohibited by
subsections (1) through (4) and (9) through (12) of Section 9.61.180(A).
D. Within the Main Street Commercial Zoning District, each business shall be
allowed one temporary on-premises sign in addition to the temporary signs
authorized by subsection (C), provided that the temporary sign complies with the
following requirements:
1. The sign shall not be larger than 10 square feet in size;
2. The sign face shall be no wider than 2.5 feet and no taller than four feet
and limited on two sides/faces with a total square footage of sign area not to
exceed 20 square feet;
3. The sign shall be a portable sign;
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4. The sign is not of the type prohibited by subsections (1) through (4), (6),
(7), and (9) through (12) of Section 9.61.180(A) or by Section 9.61.230; and
5. The sign shall be removed when the business is closed.
E. Temporary signs are prohibited signs, except as provided by this Section or
otherwise exempt pursuant to Section 9.61.140.
9.61.170 Permitted Signs
A. Signs approved by the Review Body shall be permitted under the following
provisions:
1. Attraction or Reader Boards. Attraction or reader boards so long as they
do not exceed 20 percent of total sign area or are otherwise authorized pursuant
to Section 9.61.190(G). Copy must be changed periodically during each
calendar year.
2. Awning Signs. Awning signs painted or printed on the surface of the
awning material so long as the sign area does not exceed 25 square feet and
the letter height does not exceed 10 inches. The color of the copy on any awning
sign shall be compatible with the awning and building color scheme.
3. Ground Signs. One ground sign for each site in the commercial and
industrial districts. A monument sign is permitted so long as it does not exceed
six feet in height above grade. A pylon sign is permitted as long as it does not
exceed 30 inches in width and does not exceed 16 feet in height above grade.
The maximum area of one side of a ground sign, including its base, is 40 square
feet.
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4. Light Bulb Strings, if placed on a building in any commercial or industrial
zone.
5. Marquee Signs. Marquee signs that do not extend more than 12 inches
from the surface of the marquee, nor provide less than eight feet of clearance
above ground level are permitted.
6. Statues.
7. Wall Signs. Wall signs so long as the display surface of the sign does not
extend more than 12 inches from the wall, is parallel with the wall, does not
project above the top of the wall or parapet or more than 30 inches above the
second-floor floor line in multistoried buildings, and does not contain copy or
lighting on any surface parallel with the wall other than the sign face. A wall sign
may be located on the sloping surface of a roof, with no air space between the
roof and the sign, but may not project above the high point of the roof or be more
than 12 inches in depth. The letter height of a wall sign located 25 feet from the
property line in a single tenant building shall not exceed 30 inches.
8. Permanent Window Signs. Permanent window signs, so long as the sign
area does not exceed 40 percent of the first floor’s total frontage glass area and
the letters are no higher than 12 inches.
9. Projecting Signs. Projecting signs so long as the sign is no greater than
4.5 square feet.
10. Neon Signs.
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11. Cabinet Signs. Cabinet signs so long as the sign area does not exceed
more than four square feet and the number of such signs is limited to no more
than one sign per floor of the building.
12. The sign falls under an express exception to Section 9.61.180.
B. The letter height on signs permitted pursuant to this Section shall not exceed 18
inches, unless a different letter height is specifically provided in subsection (A).
C. Signs authorized through the sign adjustment process pursuant to Section
9.61.160 are permitted.
9.61.180 Prohibited Signs
A. The following signs, and any sign not authorized by Section 9.61.150, Section
9.61.160, or Section 9.61.170, are prohibited:
1. Animated Signs. Animated signs, except that:
a. The City may use animated signs to preserve roadway safety and
traffic circulation; and
b. Primary and secondary schools may use animated signs on school
property for school purposes.
2. Balloon Signs.
3. Emitting Signs. Emitting signs, except that devices for communicating with
customers at drive-in restaurants, automated bank tellers, and drive-through
banks may use sound communication.
4. Freestanding and Pole Signs.
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5. Miscellaneous Signs and Posters. Miscellaneous signs and posters
tacked, painted, posted or otherwise affixed on the walls of a building, or on a
tree, pole, fence or other structure, and visible from a public way.
6. Off-Premises Signs.
7. Paper, Cloth, or Plastic Streamers and Bunting. Paper, cloth, or plastic
streamers and bunting.
8. Portable Signs, except signs authorized pursuant to Sections 9.61.160 or
9.61.200.
9. Roof Signs.
10. Upper Level Signs.
11. Vehicle Signs, except that this Section does not apply to any vehicle that
displays an advertisement or business identification of its owner, so long as such
a vehicle is engaged in the usual business or regular work of the owner, and not
used merely, mainly, or primarily to display advertisements.
12. High-Rise Signs.
9.61.190 Total Sign Area Permitted by District
A. The total sign area factors set forth in this Section govern the aggregate square
footage of all nonexempt signs externally placed or externally visible at a given site.
The factors are related to the building or store frontage measured along the site street
address.
B. The total operative frontage dimension for structures located on a street corner
site is 1.5 times the building frontage. For such corner locations, no more than two-
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thirds of the allowable total sign area shall be permitted facing on one or the other
street.
C. For all multiple-use buildings in commercially or industrially zoned districts, the
size of signs pertaining to each business or use is governed by that portion of the
building frontage occupied by that business or use; the total sign program is
governed by the total building frontage. If in addition to any entrance from public
streets there is a public entrance from an alley or from a parking lot, additional sign
area of .5 square foot per foot of that building frontage is allowed on that side of the
premises, not to exceed 20 square feet. If there is no public entrance, signage on
that side is limited to a business identification sign, not to exceed two square feet.
D. Notwithstanding the maximum total sign area calculated by use of these factors,
no single sign shall exceed 100 square feet in sign area at any location.
E. Notwithstanding the maximum total sign area calculated by use of these factors,
no business in a commercial or industrial district is required to have signage of less
than 25 square feet in area.
F. The maximum sign area is as follows:
1. R1/OP1—Single Unit Residential District. Applicable exempt signs;
2. R2/OPD—Duplex Residential Districts. Applicable exempt signs;
3. All Multi-Unit Districts Except the Beachfront District. A maximum of
one-fourth square foot of sign area for each linear foot of building frontage with
the total nonexempt sign area not to exceed 25 square feet. Externally
illuminated signs are permitted for the purpose of building name and address
identification;
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4. Hotels in R4 High Density Residential District. A maximum of one
square foot of sign area for each linear foot of building frontage. Internally
illuminated signs are permitted;
5. All Downtown Districts and Beachfront Districts. For other than street
corner locations, a maximum of one square foot of sign area for each linear foot
of building or store frontage. For street corner locations, a maximum of one
square foot of sign area for each linear foot of building or store frontage for each
street facing frontage. The provisions of Section 9.61.190(B) shall not apply;
6. All Other Commercial and Industrial Districts. A maximum of one
square foot of sign area for each linear foot of building or store frontage;
7. Off-Street Parking Districts. The same as the sign requirements in the
appropriate adjacent residential district.
G. In the NC and Downtown Districts, one changeable copy sign that does not
exceed 1.5 feet by two feet affixed either to the exterior of the building or to a location
visible through a window shall not be included as part of the allowable total sign area
for a business.
9.61.200 Bayside Conservation District
Notwithstanding anything to the contrary in this Chapter, the following signs approved by
the Review Body shall be permitted in the Bayside Conservation District:
A. Portable Signs. A portable sign, provided that each such sign complies with the
following requirements:
1. Limited to one portable sign for each business;
2. The sign is an A-frame or sandwich board type of portable sign;
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3. The sign is placed within 12 feet directly in front of the building’s frontage for
the business utilizing such a sign, and so long as the sign is:
a. Not placed within five feet of a fire hydrant;
b. Not placed within five feet of a corner at an intersection;
c. Not secured to any existing City or public-utility owned facility, including,
but not limited to, poles or trees; and
d. Not placed so that less than a five-foot contiguous sidewalk width is kept
clear for pedestrian passage at all times.
4. The sign shall not be larger than 10 square feet in size;
5. The sign face shall be no wider than 2.5 feet and no taller than four feet and
limited on two sides/faces with a total square footage of sign area not to
exceed 20 square feet;
6. The sign is not of the type prohibited by subsections (1) through (7) and (9)
through (12) of Section 9.61.180(A);
7. The sign shall be removed when the business is closed; and
8. The sign is affixed with a decal in a manner that is clearly visible to the public.
B. Upper-Level Signs. An upper-level sign that does not affect the total sign area,
provided that each such sign complies with the following requirements:
1. Limited to no more than two upper-level signs per business;
2. The sign is not placed above the third-floor floor line;
3. The sign is either (a) a banner sign with a sign area not to exceed 10 square
feet and a letter height not to exceed 24 inches or (b) a projecting sign not
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more than five feet high and two feet wide with a letter height not to exceed 18
inches or logo height not to exceed 24 inches;
4. The maximum projection over the public right of way is no more than 42
inches; and
5. The sign is not of the type prohibited by subsections (1) through (9) and (11)
through (12) of Section 9.61.180(A).
9.61.210 Maintenance
A. All signs and sign support structures, together with all of their supports, braces,
guys, and anchors, shall be kept in repair and in proper state of preservation.
B. The display surfaces of all signs shall be kept neatly painted or posted at all
times.
C. Whenever an existing sign is removed as part of any approval granted pursuant
to this Chapter, the building façade shall be patched and repaired in a manner
consistent with the adjacent, undamaged finish surface.
9.61.220 Consent of Property Owner
No person, except a public officer or employee in the performance of a public duty, or a
private person in the giving of a legal notice, shall paste, post, paint, print, nail, tack, or
otherwise fasten any card, banner, handbill, sign, poster, advertisement, or notice of any
kind upon any property, without the written consent of the owner, holder, lessee, agent,
or trustee thereof.
9.61.230 Signs on Street
A. No person shall erect, suspend, or maintain a sign on, across, or above any
street, alley, public property, or any portion thereof, except as may be allowed or
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required by the Santa Monica Municipal Code, or the laws of the State or of the
United States.
B. Nothing in the Santa Monica Sign Code shall be deemed or construed to
prohibit, upon this issuance of the permits required herein, the erection, suspension,
or maintenance of any such sign within or at the recognized boundary of the City, on,
across, or above any such streets, alleys, public places, or any portion thereof, such
signs to bear exclusively the name of such City and any appropriate words of
welcome, or information concerning said City, without the addition of any words,
advertising, figure, or devices of any kind.
9.61.240 Removal or Modifications of Nonconforming Signs
A. Except for meritorious signs, signs existing prior to April 11, 1985, which were
made nonconforming by Ordinance No. 1333, may be removed by the Building
Officer in accordance with the abatement procedures set forth in Chapter 8.96.
B. All nonconforming signs, other than those subject to subsection (A) shall be
removed or modified to conform to the requirements of this Chapter upon any of the
following:
1. If the owner requests permission to remodel a sign, or expands or enlarges
the building or land use upon which the sign is located, and the sign is affected
by the construction, enlargement, or remodeling, or the cost of construction,
enlargement, or remodeling of the sign exceeds 50 percent of the cost of
reconstruction of the building. For purposes of this subsection, remodel does not
include normal repair, maintenance of a sign, or a change in copy of the sign;
2. If the owner seeks relocation of the sign;
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3. If the sign has been more than 50 percent destroyed, and the destruction
is other than facial copy replacement, and the display is not repaired within 90
days of the date of its destruction;
4. If the City and the owner of the sign agree to its removal on a given date;
5. If the use of the sign has ceased, or the structure upon which the sign is
located has been abandoned by its owner, for a period of not less than 90 days;
6. If the sign is or may become a danger to the public or is unsafe as
determined by the Building Officer;
7. If the sign constitutes a traffic hazard not created by relocation of streets or
highways or by acts of the City, as determined by the Director;
8. If the sign was erected without first complying with the ordinance in effect
at the time of its construction and erection or use;
9. Prior to the issuance of a building permit or a permit for any new sign on the
same building on which the nonconforming sign is located, unless the
nonconforming sign is not owned or controlled by the permit applicant or the
permit applicant is not the agent of the person who owns or controls the
nonconforming sign; or
10. For a meritorious sign, if the character-defining features of such a sign are
altered.
9.61.250 Revocation of Sign Permits
The Director is authorized to revoke any sign permit granted hereunder if the sign does
not meet all specifications or requirements indicated on the approved permit application
and on the approved plans.
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9.61.260 Enforcement
A. The Director is hereby granted the power and authority to issue a notice of
violation to the sign owner or to the sign owner’s agent or manager for any illegal
sign or any sign maintained in violation of any provision of this Chapter. Action to
correct such violation issued by the Director shall be commenced by the sign owner
or the sign owner’s agent or manager within 30 days of the issuance of the notice of
violation. Proof of the commencement of action to correct the violation must be
furnished to the Director within 30 days of the issuance of the notice of violation.
B. If the sign owner, or any person responsible for the sign, fails to respond to the
notice of violation within 30 days or fails to correct the violation within 60 days, the
owner of the premises upon which the sign is located shall be responsible for the
removal of the sign and the work shall be done within 60 days following the notice of
violation. The Building Officer may cause the removal of the sign in accordance with
the abatement procedures set forth in Chapter 8.96.
C. The provisions of this Section may be utilized separately from, as an alternative
to, in addition to, or in conjunction with any other remedy provided by law.
9.61.270 Abandoned Signs
A. An abandoned sign shall be removed from the site or shall have the copy or
text obliterated from such a sign by the owner or lessee of the premises upon which
the sign is located following the expiration of 90 days after the associated enterprise
or occupant has vacated the premises. Any such sign not removed or modified within
this required period shall be removed by the Building Officer in accordance with the
abatement procedures set forth in Chapter 8.96.
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B. Any nonconforming sign not modified or removed pursuant to Section
9.61.240(B)(5) shall be considered to be an abandoned sign and shall be removed
by the Building Officer in accordance with the abatement procedures set forth in
Chapter 8.96.
9.61.280 Recovery and Disposition of Removed Signs
A sign removed by the City pursuant to this Chapter shall be held by the City for not less
than 30 days during which time it may be recovered by the owner upon presenting proof
of ownership and payment to the City for removal and storage costs in an amount
established by resolution of the City Council. If not recovered prior to the expiration of
the 30-day period, then the sign shall be sold in accordance with the procedures for sale
of unclaimed property. The proceeds of the sale, less removal, storage, and sale costs,
shall be paid to the owner thereof.
9.61.290 Regulations
The Director may promulgate regulations to implement the provisions of this Chapter. No
person shall fail to comply with any such regulation.
SECTION 2. Any provision of the Santa Monica Municipal Code or
appendices thereto inconsistent with the provisions of this Ordinance, to the extent
of such inconsistencies and no further, is hereby repealed or modified to that extent
necessary to effect the provisions of this Ordinance.
SECTION 3. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of
any court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby declares that it would
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have passed this Ordinance and each and every section, subsection, sentence,
clause, or phrase not declared invalid or unconstitutional without regard to whether
any portion of the ordinance would be subsequently declared invalid or
unconstitutional.
SECTION 4. The Mayor shall sign and the City Clerk shall attest to the
passage of this Ordinance. The City Clerk shall cause the same to be published
once in the official newspaper within 15 days after its adoption. This Ordinance
shall become effective 30 days from its adoption.
APPROVED AS TO FORM:
_______________________
GEORGE S. CARDONA
Interim City Attorney
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Approved and adopted this 13th day of October, 2020.
_____________________________
Kevin McKeown, Mayor
State of California )
County of Los Angeles ) ss.
City of Santa Monica )
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do
hereby certify that the foregoing Ordinance No. 2652 (CCS) had its
introduction on September 8, 2020 and was adopted at the Santa Monica City
Council meeting held on October 13, 2020, by the following vote:
AYES: Councilmembers Davis, Himmelrich, McCowan, Winterer, Jara,
Mayor Pro Tem O’Day, Mayor McKeown
NOES: None
ABSENT: None
ATTEST:
_____________________________________ _________________
Denise Anderson-Warren, City Clerk Date
A summary of Ordinance No. 2652 (CCS) was duly published pursuant
to California Government Code Section 40806.
DocuSign Envelope ID: C3359678-0594-4843-8811-1F2617107BD8
10/15/2020
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Packet Pg. 1976 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
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Packet Pg. 1977 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets)TA OT WT
Additional
Regulations
Residential Uses
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Senior Citizen
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/ / / / / / /
Single-Room
Occupancy
Housing
/ / / / / / /
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083
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Packet Pg. 1978 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets)TA OT WT
Additional
Regulations
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Hospice, Limited 3 / / / 3 / /
Supportive
Housing 3 / / / / / /
Transitional
Housing 3 / / / / / /
Public and Semi-Public Uses
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Child Care and Early
Education Facilities 3 3 / 3 3 3 3
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/
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Cultural Facilities 3 3 3 3 3 3 3
Hospitals and
Clinics 3 3 / / 3 3
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Packet Pg. 1979 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets)TA OT WT
Additional
Regulations
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and Recharging
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&83
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&83
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&83
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Automobile
Storage Use
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/
/ &83
/
/ &83
/
/ &83
/
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7/06/2010
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7/06/2010
/
&83
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Packet Pg. 1980 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets)TA OT WT
Additional
Regulations
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seats
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Theaters, more
than 99 seats
&83 &83 &83
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Conference
Centers
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/
&83
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Packet Pg. 1981 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets)TA OT WT
Additional
Regulations
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&83
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Packet Pg. 1982 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets)TA OT WT
Additional
Regulations
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/ &83
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Packet Pg. 1983 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets)TA OT WT
Additional
Regulations
Communication
Facilities See sub-classifications below.
Antennas and
Transmission
Towers
Equipment within
Buildings
Light Fleet-Based
Services
083
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/
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3 3 3 3 3 3 3
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Packet Pg. 2004 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
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Packet Pg. 2005 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
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Packet Pg. 2006 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
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Packet Pg. 2007 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
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Packet Pg. 2008 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
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Packet Pg. 2009 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
1
City Council Meeting: January 11, 2022 Santa Monica, California
ORDINANCE NUMBER (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA TO AMEND THE TEXT OF THE CITY’S ZONING ORDINANCE TO
REMOVE THE MINOR USE PERMIT REQUIREMENT FOR TATTOO AND BODY
MODIFICATION PARLORS IN THE CITY’S DOWNTOWN AND MIXED-USE AND
COMMERCIAL DISTRICTS
WHEREAS, on July 6, 2010, the City Council adopted the Land Use and
Circulation Element (“LUCE”) of the City’s General Plan; and
WHEREAS, the City’s new Zoning Ordinance, Chapters 9.01 through 9.52 of
Article 9 of the Santa Monica Municipal Code (“Zoning Ordinance”), became effective on
July 24, 2015; and
WHEREAS, on July 25, 2017, the City Council of the City of Santa Monica (the
“City Council”) adopted the Downtown Community Plan (“DCP”); and
WHEREAS, pursuant to the Zoning Ordinance and the DCP, tattoo and body
modification parlors are subject to approval by Minor Use Permit, a discretionary permit
reviewed by the Zoning Administrator in the City’s Downtown and Mixed-Use and
Commercial Districts; and
WHEREAS, tattoo and body modification parlors further are subject to the specific
standards of SMMC 9.31.230(C), which are intended to, among other things, ensure
compliance with all applicable health and safety standards; and
WHEREAS, tattoos and body modifications are considered an art form serving
cosmetic, medical, and cultural purposes; and
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Packet Pg. 2010 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
2
WHEREAS, for purposes of the Zoning Ordinance, tattoo or body modification
parlors are considered a sub-classification of personal services; and
WHEREAS, over time, tattoos and body modification parlors have begun operating
more like other general personal services, such as barber shops and beauty salons; and
WHEREAS, removing a discretionary barrier for tattoo or body modification parlors
would provide equity in terms of permitted land uses and review processes relative to
other personal services uses in the City; and
WHEREAS, removing the Minor Use Permit requirement for tattoo or body
modification parlors, subject to the special requirements in Santa Monica Municipal Code
Section 9.31.230(C), will streamline the approval process for such uses while continuing
protections for health and safety; and
WHEREAS, on September 20, 2021, in accordance with Santa Monica Municipal
Code Section 9.46.030(A), the Planning Commission adopted a Resolution of Intention,
Resolution Number 21-010 (PCS), declaring its intention to consider to the City Council
that the City Council amend the text of the Zoning Ordinance to remove the minor use
permit requirement for tattoo or body modification parlors in the City’s Downtown and
Mixed-use and Commercial Districts, subject to the provisions of Section 9.31.230(C);
and
WHEREAS, on October 20, 2021, in accordance with Santa Monica Municipal
Code Section 9.46.060(D), the Planning Commission conducted a duly noticed public
hearing to consider its recommendations to the City Council, and, after considering oral
and written testimony regarding the proposed amendments to the text of the Zoning
Ordinance, made the following findings as set forth in Resolution Number 21-013 (PCS):
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Packet Pg. 2011 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
3
1. The proposed amendments to the text of the Zoning Ordinance are
consistent with the General Plan and any applicable Specific Plans in that tattoo
and body modification parlors will support Downtown’s role as a visitor destination
by encouraging uses that appeal to both locals and tourists and will maintain and
increase locally-based, independent, small personal service uses in the City’s
commercial districts; and
2. The proposed amendments to the text of the Zoning Ordinance are
consistent with the purpose of the Zoning Ordinance to promote the growth of the
City in an orderly manner and to promote and protect the public health, safety, and
general welfare in that the amendments will protect and enhance the character of
the City’s Downtown and Mixed-Use and Commercial districts by creating the
opportunity for additional unique and creative land uses while maintaining
appropriate health and safety measures; and
WHEREAS, on November 23, 2021, the City Council conducted a duly noticed
hearing to consider the findings and recommendations of the Planning Commission, and
desires to adopt the proposed Zoning Ordinance amendments set forth below.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Based upon the oral and written testimony presented to the City
Council at the public hearing on November 23, 2021 regarding the proposed changes to
the text of the Zoning Ordinance, the City Council hereby makes the following findings:
1. The proposed amendments to the text of the Zoning
Ordinance are consistent with the General Plan and any applicable Specific
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Plans in that tattoo and body modification parlors will support Downtown’s
role as a visitor destination by encouraging uses that appeal to both locals
and tourists and will maintain and increase locally-based, independent,
small personal service uses in the City’s commercial districts.
2. The proposed amendments to the text of the Zoning
Ordinance are consistent with the purpose of the Zoning Ordinance to
promote the growth of the City in an orderly manner and to promote and
protect the public health, safety, and general welfare in that the
amendments will protect and enhance the character of the City’s Downtown
and Mixed-Use and Commercial districts by creating the opportunity for
additional unique and creative land uses while maintaining appropriate
health and safety measures.
SECTION 2. Santa Monica Municipal Code Section 9.10.040 is hereby amended
to read as follows:
9.10.040 Land Use Regulations
Table 9.10.040 prescribes the land use regulations for Downtown Districts. The
regulations for each district are established by letter designations below. These
designations apply strictly to the permissibility of land uses; applications for buildings or
structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
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“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“—” designates uses that are not permitted.
Land uses are defined in Chapter 9.51 (“Use Classifications”) of Article 9 of the Santa
Monica Municipal code (“Zoning Ordinance”). Use classifications and sub-classifications
not listed in the table are prohibited. Accessory uses are permissible when they are
determined by the Zoning Administrator to be necessary and customarily associated with
and appropriate, incidental, and subordinate to, the principal uses and which are
consistent and not more disturbing or disruptive than permitted uses. The table also notes
additional use regulations that apply to various uses. Section numbers in the right-hand
column refer to other Sections of this Ordinance.
TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Residential Uses
Residential Housing
Types
See sub-classifications below.
Single Unit
Dwelling L(1) L(1) L(1) L(1) L(1) L(1) L(1)
Accessory
Dwelling Unit P P P P P P P
Section 9.31.025,
Accessory
Dwelling Units
and Junior
Accessory
Dwelling Units
Junior Accessory
Dwelling Unit
P P P P P P P Section 9.31.025,
Accessory
Dwelling Units
and Junior
Accessory
Dwelling Units
Duplex P L(3) L(1) L(1) L(1) L(1) L(1)
Multiple-Unit
Structure L(1) L(3) L(1) L(1) L(1) L(1) L(1)
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Senior Citizen
Multiple-Unit
Residential
L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Single-Room
Occupancy
Housing
L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Group Residential MUP MUP,
L(3)
MUP,
L(1) MUP, L(1) MUP MUP MUP
Congregate
Housing P MUP,
L(3) CUP, L(1) CUP, L(1) MUP MUP MUP
SMMC Section
9.31.110,
Congregate and
Transitional
Housing
Senior Group
Residential P MUP,
L(3)
MUP,
L(1) MUP, L(1) MUP,
L(1)
MUP,
L(1)
MUP,
L(1)
SMMC Section
9.31.310, Senior
Group
Residential
Elderly and Long-
Term Care P L(3) L(1) L(1) L(1) L(1) L(1)
Emergency
Shelters L(6)/CUP L(6)/ CUP CUP/L(1) L(1),
L(6)/CUP L(6)/CUP L(6)/
CUP
L(6)/
CUP
Family Day Care See sub-classifications below.
Large L(1) L(3) L(1) L(1) L(1) L(1) L(1)
SMMC Section
9.31.140, Family
Day Care, Large
Small L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Residential Facilities See sub-classifications below.
Residential Care,
General P L(3) L(1) L(1) P L(1) L(1) SMMC Section
9.31.270,
Residential Care
Facilities
Residential Care,
Limited P L(3) L(1) L(1) P L(1) L(1)
Residential Care,
Senior P L(3) L(1) L(1) P L(1) L(1)
Hospice, General P L(3) L(1) L(1) P L(1) L(1)
Hospice, Limited P L(3) L(1) L(1) P L(1) L(1)
Supportive
Housing P L(3) L(1) L(1) L(1) L(1) L(1)
Transitional
Housing P L(3) L(1) L(1) L(1) L(1) L(1)
Public and Semi-Public Uses
Adult Day Care L(1) L(3) L(1) L(1) L(1) L(1) L(1)
Child Care and Early
Education Facilities P P L(1) P P P P
SMMC Section
9.31.120, Child
Care and Early
Education
Facilities
Colleges and Trade
Schools, Public or
Private CUP L(1) L(1) L(1) L(1) L(1) L(1)
Community
Assembly L(7)/CUP CUP - P CUP L(1) L(7)/
CUP
Community Gardens P P - P P P P
Cultural Facilities P P P P P P P
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Hospitals and
Clinics P P L(1) L(1) P - P
Park and Recreation
Facilities, Public P P P P P P P
Public Safety
Facilities P P P P P P P
Schools, Public or
Private CUP L(3) L(1) P P - CUP
Social Service
Centers P P - P P P P
SMMC Section
9.31.350, Social
Service Centers
Commercial Uses
Animal Care, Sales,
and Services See sub-classifications below.
Grooming and Pet
Stores L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/ CUP L(5)/
CUP
L(5)/
CUP
No more than 10
dogs or cats can
be kept overnight
Pet Day Care
Services MUP MUP - MUP MUP MUP MUP
Veterinary
Services MUP MUP - MUP MUP - MUP
Automobile/Vehicle
Sales and Service See sub-classifications below.
Alternative Fuels
and Recharging
Facilities
CUP/
L(19)
CUP/
L(19) - - CUP/
L(19) - -
Automobile Rental L(10) L(10) L(10) L(10) L(10) L(10) L(10)
Automobile
Storage Use
- - - - - - -
New
Automobile/Vehicl
e Sales and
Leasing
L(8),
L(5)/CUP
L(8),
L(5)/CUP
L(8),
L(5)/CUP
L(8),
L(5)/CUP
L(8),
L(5)/CUP
- -
Additions 7,500
sq ft or less to
Automobile/
Vehicle Sales
and Leasing
buildings
existing as of
7/06/2010
L(20)/
MUP
- - - - - -
SMMC Section
9.31.070
Automobile/
Vehicle Sales,
Leasing, and
Storage
Additions larger
than 7,500 sq ft
to
Automobile/Vehi
cle Sales and
Leasing
buildings
existing as of
7/06/2010
L(20)/
CUP
- - - - - -
Automobile/Vehicl
e Repair, Major
L(19) - - - - - -
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Automobile/Vehicl
e Service and
Repair, Minor
L(19) - - - - - -
Automobile/Vehicl
e Washing
L(19) - - - - - -
Service Station L(19) L(19) - - L(19) - -
Towing and
Impound
- - - - - - -
Banks and Financial
Institutions
See sub-classifications below.
Banks and Credit
Unions
L(4)/CUP L(3),
L(5)/CUP
- - L(4)/ CUP L(4)/
CUP
L(4)/
CUP
Check Cashing
Businesses
- - - - - - -
Business Services L(5)/CUP L(5)/CUP - L(5)/CUP L(5)/ CUP L(5)/
CUP
L(5)/
CUP
Commercial
Entertainment and
Recreation
See sub-classifications below.
Cinemas &
Theaters, up to 99
seats
- CUP P P P - -
Cinemas &
Theaters, more
than 99 seats
- - CUP CUP CUP - -
Convention and
Conference
Centers
CUP CUP CUP CUP CUP CUP CUP
Large-Scale
Facility
L(21)/CU
P
L(21)/CU
P
L(21)/CU
P
L(21)/CUP L(21)/CU
P
L(21)/
CUP
-
Small-Scale
Facility
L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/
CUP
L(5)/
CUP
SMMC Section
9.31.340, Small
Scale Facility
Fortunetelling P P P P P P P
Eating and Drinking
Establishments
See sub-classifications below.
Bars/Nightclubs/
Lounges
CUP CUP CUP CUP CUP CUP
(10)
-
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Restaurants, Full-
Service, Limited
Service & Take-
out (2,500 sq ft
and smaller,
including Outdoor
Dining and
Seating)
P P L(22) P P P P
SMMC Section
9.31.040,
Alcoholic
Beverage Sales
Restaurants, Full-
Service, Limited
Service & Take-
out (2,501 –
5,000 sq ft,
including Outdoor
Dining and
Seating)
MUP P L(22) P P P MUP SMMC Section
9.31.280,
Restaurants,
Limited Service,
and Take-Out
Only
Restaurants, Full-
Service, Limited
Service & Take-
out (greater than
5,000 sq ft,
including Outdoor
Dining and
Seating)
CUP P L(22) P P P CUP
SMMC Section
9.31.200,
Outdoor Dining
and Seating
Equipment Rental - - - - L(5)/
CUP
- -
Food and Beverage
Sales
See sub-classifications below.
Convenience
Market
CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/CUP L(5)/C
UP
- SMMC Section
9.31.040,
Alcoholic
Beverage Sales
Farmers’ Market
CUP P P P P P P
General Market
L(12)/
CUP
L(12)/
CUP
L(12)/
CUP
L(12)/CUP L(12)/
CUP
L(12)/
CUP
L(12)/
CUP
SMMC Section
9.31.040,
Alcoholic
Beverage Sales
Liquor Stores
CUP CUP CUP CUP CUP CUP -
Funeral Parlors and
Mortuaries
CUP - - - - - -
Instructional
Services
L(5)/CUP L(3),
L(5)/CUP
L(1),
L(5)/CUP
L(5)/CUP L(5)/CUP L(1),
L(5)/
CUP
L(1),
L(5)/
CUP
Live-Work L(13) L(3)(13) L(1)(13) L(13) L(13) L(1)(1
3)
L(13) SMMC Section
9.31.170, Live-
Work
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Lodging See sub-classifications below.
Bed and Breakfast MUP MUP MUP MUP MUP MUP MUP SMMC Section
9.31.090, Bed
and Breakfasts
Hotels and Motels CUP CUP CUP CUP CUP CUP CUP,
L(19)
Maintenance and
Repair Services
L(5)/CUP - - - - - -
Nurseries and
Garden Centers
L(5)/CUP L(5)/CUP - L(5)/CUP L(5)/CUP - L(5)/
CUP
SMMC Section
9.31.220,
Outdoor Retail
Display and
Sales
Offices See sub-classifications below.
Business and
Professional
L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Creative L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Medical and
Dental
L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Walk-In Clientele L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(5)/CUP L(3),
L(5)/CUP
L(5)/
CUP
L(5)/
CUP
Outdoor
Newsstands
MUP MUP MUP MUP MUP MUP MUP SMMC Section
9.31.210,
Outdoor
Newsstands
Parking, Public or
Private
CUP CUP - CUP CUP,
L(11)
- CUP
Personal Services See sub-classifications below.
General Personal
Services
L(5)/CUP L(5)/CUP L(1),
L(5)/CUP
L(5)/CUP L(5)/CUP - L(5)/
CUP
SMMC Section
9.31.230,
Personal Service
Physical Training L(17),
L(5)/CUP
L(17),
L(5)/CUP
L(1),
L(17),
L(5)/CUP
L(17),
L(5)/CUP
L(17),
L(5)/CUP
L(17),
L(5)/
CUP
L(17),
L(5)/
CUP
Tattoo or Body
Modification Parlor
P P P P P P - SMMC Section
9.31.230,
Personal Service
Retail Sales See sub-classifications below.
Building Materials
Sales and
Services
P - - - - - - SMMC Section
9.31.220,
Outdoor Retail
Display and
Sales General Retail
Sales, Small-
Scale
L(5)/CUP L(5)/CUP P L(5)/CUP L(5)/ CUP L(5)/
CUP
L(5)/
CUP
General Retail
Sales, Medium-
Scale
CUP CUP CUP CUP CUP - CUP
General Retail
Sales, Large-
Scale
- - - - - - -
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Medical Marijuana
Dispensaries
CUP - - - - - - SMMC Section
9.31.185,
Medical
Marijuana
Dispensaries
Pawn Shops
- - - - - - -
Swap Meets
- - - - - - -
Industrial Uses
Artist’s Studio
P P L(1) L(1) P P P
Commercial
Kitchens
- - - - CUP - -
Media Production
See sub-classifications below.
Support Facilities
L(14)/
CUP
L(3),
L(5)/CUP
L(1) L(1) L(3),
L(5)/CUP
L(1) L(1)
Transportation, Communication, and Utilities Uses
Bus/Rail Passenger
Stations
P P P P P - P
City Bike Share
Facility
P P P P P P P
Communication
Facilities
See sub-classifications below.
Antennas and
Transmission
Towers
- - - - - - -
Equipment within
Buildings
- - - - - - -
Light Fleet-Based
Services
- - - - MUP - -
Utilities, Major
L(18) - - - - - -
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TABLE 9.10.040 LAND USE REGULATIONS—DOWNTOWN DISTRICTS
Use Classification LT NV
BC
(Promen
ade)
BC (2nd &
4th
Streets) TA OT WT
Additional
Regulations
Utilities, Minor
P P P P P P P
Specific Limitations:
(1) Limited to upper floors, and on the ground floor where the entire tenant space including the primary
entry shall be located at least 50 feet from the front property line, except for residential units shall be
limited to upper floors only.
(2) (Reserved)
(3) Between 4th and 4th Court, permitted in mid-block parcels on the ground floor and upper floors. On all
other parcels, permitted anywhere on the ground floor if the space has street frontage and was occupied
by office on, or is vacant but was occupied by office in the 12 months preceding, the date this Ordinance
is effective; otherwise, permitted on upper floors and on the ground floor where the entire tenant space
including the primary entry is located at least 50 feet from the front property line.
(4) Permitted except no ground floor tenant space shall exceed 20 linear feet of ground floor street frontage
without a Conditional Use Permit.
(5) Permitted if within buildings existing as of the date the ordinance codified in this Chapter is effective.
Permitted in new buildings, except:
(a) No individual ground floor tenant space shall occupy more than 7,500 square feet of floor area
and/or exceed 50 linear feet of ground floor street frontage without a Conditional Use Permit.
(b) Ground floor tenant spaces in the Santa Monica Place are not subject to size limitations.
(6) Limited to shelters containing less than 55 beds; Conditional Use Permit required for emergency
shelters with 55 or more beds.
(7) Any community assembly facility abutting a residential district shall require approval of a Conditional
Use Permit.
(8) Limited to alternative fuel vehicle automobile dealer showrooms only.
(9) (Reserved)
(10) Permitted as an ancillary use to support a primary use.
(11) Limited to public parking facilities only.
(12) General Markets greater than 15,000 square feet require approval of a Conditional Use Permit, except
general markets in the Mixed-Use Boulevard district greater than 25,000 square feet require approval
of a Conditional Use Permit.
(13) If the commercial use requires a MUP or CUP, an application shall be required in accordance with
SMMC, Chapter 9.41. Even if the commercial use would otherwise be permitted, no such use shall be
approved where, given the design or proposed design of the live-work unit, there would be the potential
for adverse health impacts from the proposed use on the people residing in the unit. An example of a
potential health impact is the potential for food contamination from users that generate airborne
particulates in a unit with an unenclosed kitchen.
(14) All new construction requires approval of a Conditional Use Permit or permitted if within buildings
existing as of the date the ordinance codified in this Chapter is effective, except:
(a) New additions of 50% or more additional square footage to an existing building at any one time,
or incrementally, after the effective date of the ordinance codified in this Chapter, requires
approval of a Conditional Use Permit.
(b) No ground floor, street-fronting, non-office or non-media production support facility use, non-
medical or non-dental office use tenant space shall be changed into an individual office use or
a media production support facility use, or individual medical or dental office use occupying
more than 7,500 square feet of floor area and/or exceeding 50 linear feet of street frontage
without the approval of a Conditional Use Permit.
(15) (Reserved)
(16) Limited to public parking facilities only.
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(17) Youth-serving personal services, physical training requires review and approval of passenger loading
and drop-off plan by the Director.
(18) Limited to electric distribution substations.
(19) Limited to legally established existing uses as of the date this Specific Plan is effective.
(20) Auto dealerships existing as of July 6, 2010 are considered permitted uses. Expansions to existing
dealerships conforming to the urban auto dealership format standards in Section 9.31.070,
Automobile/Vehicle Sales, Leasing and Storage are permitted. Expansions to existing dealerships of
7,500 square feet or less that do not conform to the urban auto dealership format standards shall require
an MUP. Expansions to existing dealerships larger than 7,500 square feet that do not conform to the
urban auto dealership formal standards shall require a CUP.
(21) No individual Fitness Center tenant space shall exceed 100 linear feet of ground floor street frontage
without the approval of a Conditional Use Permit.
(22) Restaurant, Limited-Service and Take-Out establishments with frontage on the Third Street Promenade
and the following characteristics shall be prohibited:
(a) More than 150 locations nationwide at the time that the application for the establishment is
deemed complete by the City; and
(b) Characteristics, including but not limited to, orders placed at a walk-up window, counter, or
machine; payment prior to food consumption; and food served with disposable, one-time, or
limited-use wrapping, containers, or utensils.
A. Conversion of Any Portion of an Eating and Drinking Establishment to
Any Other New or Expanded Use Located on the Ground Floor within the BC
(Promenade) District.
1. The conversion of any portion of an eating and drinking
establishment in existence as of the effective date of this Plan to any other new or
expanded use located on the ground floor within the BC (Promenade) District shall
obtain a Conditional Use Permit subject to the following additional findings being
made in the affirmative:
a. The proposed use would preserve the unique mixture of restaurants,
retail, and entertainment on the Third Street Promenade and maintain the
vitality and diversity of the Promenade;
b. The proposed use would retain at least 50% of the existing outdoor
dining or 500 square feet, whichever is greater;
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c. For tenant spaces located on a corner, the eating and drinking
establishment use must remain entirely on the Third Street Promenade
frontage. For tenant spaces not located on a corner, the non-eating and
drinking establishment use does not occupy more than 33% of the Promenade
frontage.
SECTION 3. Santa Monica Municipal Code Section 9.11.020 is hereby amended
to read as follows:
9.11.020 Land Use Regulations
Table 9.11.020 prescribes the land use regulations for Mixed-Use and Commercial
Districts. The regulations for each district are established by letter designations below.
These designations apply strictly to the permissibility of land uses; applications for
buildings or structures may require discretionary review.
“P” designates permitted uses.
“L(#)” designates limited uses, which are permitted by right, provided they comply with
specific limitations listed at the end of the table.
“MUP” designates use classifications that are permitted after review and approval of a
Minor Use Permit.
“CUP” designates use classifications that are permitted after review and approval of a
Conditional Use Permit.
“—” designates uses that are not permitted.
Land uses are defined in Chapter 9.51 (“Use Classifications”) of Article 9 of the Santa
Monica Municipal code (“Zoning Ordinance”). Use classifications and sub-classifications
not listed in the table are prohibited. Accessory uses are permissible when they are
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determined by the Zoning Administrator to be necessary and customarily associated with
and appropriate, incidental, and subordinate to, the principal uses and which are
consistent and not more disturbing or disruptive than permitted uses. The table also notes
additional use regulations that apply to various uses. Section numbers in the right-hand
column refer to other Sections of this Ordinance.
TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional
Regulations
Residential Uses
Residential Housing Types See sub-classifications below.
Single Unit Dwelling P P P P
Accessory Dwelling Unit P P P P Section 9.31.025,
Accessory Dwelling
Units and Junior
Accessory Dwelling
Units
Junior Accessory Dwelling Unit P P P P Section 9.31.025,
Accessory Dwelling
Units and Junior
Accessory Dwelling
Units
Duplex P P P P
Multiple-Unit Structure P P P P
Senior Citizen Multiple-Unit
Residential P P P P
Single-Room Occupancy
Housing P P P P
Group Residential MUP MUP MUP MUP
Congregate Housing P P P P
Senior Group Residential P P P P
Section 9.31.310,
Senior Group
Residential
Elderly and Long-Term Care P P P –
Emergency Shelters L (3)/CUP L (3)/CUP L (3)/CUP L (3)/CUP Section 9.31.130,
Emergency Shelters
Family Day Care See sub-classifications below.
Large P P P P
Section 9.31.140,
Family Day Care,
Large
Small P P P P
Residential Facilities See sub-classifications below.
Residential Care, General P P P P
Section 9.31.270,
Residential Care
Facilities
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional
Regulations
Residential Care, Limited P P P P
Section 9.31.270,
Residential Care
Facilities
Residential Care, Senior P P P P
Section 9.31.270,
Residential Care
Facilities
Hospice, General P P P P
Hospice, Limited P P P P
Supportive Housing P P P P
Transitional Housing P P P P
Public and Semi-Public Uses
Adult Day Care P P P L(2)/CUP
Child Care and Early Education
Facilities P P P L(2)/CUP
Section 9.31.120,
Child Care and Early
Education Facilities
Colleges and Trade Schools, Public
or Private CUP CUP P CUP
Community Assembly L(18)/CUP L(18)/CUP L(18)/CUP L(18)/CUP
Community Gardens P P P P
Cultural Facilities P P P L(2)/CUP
Hospitals and Clinics – P CUP –
Park and Recreation Facilities,
Public P P P P
Public Safety Facilities P P P CUP
Schools, Public or Private P CUP CUP P
Social Service Centers P P P P Section 9.31.350,
Social Service Centers
Commercial Uses
Animal Care, Sales, and Services See sub-classifications below.
Grooming and Pet Stores L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP
No more than 10 dogs
or cats may be kept
overnight
Pet Day Care Services MUP MUP MUP MUP
Veterinary Services MUP MUP MUP MUP
Automobile/Vehicle Sales and
Service See sub-classifications below.
Alternative Fuels and Recharging
Facilities CUP CUP CUP CUP
Automobile Rental CUP MUP MUP – Section 9.31.050,
Automobile Rental
Automobile Storage Use L(4)/CUP – – –
New Automobile/Vehicle Sales
and Leasing – – CUP (6) –
Section 9.31.070,
Automobile/Vehicle
Sales, Leasing, and
Storage
Additions 7,500 square feet or
less to Automobile/Vehicle
Sales and Leasing buildings
L(5)/MUP L(5)/MUP L(5)/MUP –
Section 9.31.070,
Automobile/Vehicle
Sales, Leasing, and
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional
Regulations
existing as of 07/06/2010 Storage
Additions larger than 7,500
square feet to Automobile/
Vehicle Sales and Leasing
buildings existing as of
07/06/2010
CUP (5) CUP (5) CUP (5) –
Section 9.31.070,
Automobile/Vehicle
Sales, Leasing, and
Storage
Automobile/Vehicle Repair, Major – – CUP –
Section 9.31.060,
Automobile/Vehicle
Repair, Major and
Minor
Automobile/Vehicle Service and
Repair, Minor CUP – CUP –
Section 9.31.060,
Automobile/Vehicle
Repair, Major and
Minor
Automobile/Vehicle Washing – – CUP –
Section 9.31.080,
Automobile/Vehicle
Washing
Service Station CUP CUP MUP – Section 9.31.320,
Service Stations
Towing and Impound – – CUP –
Banks and Financial Institutions See sub-classifications below.
Banks and Credit Unions L(2)/CUP L(2)/CUP L(2)/CUP L(2)/CUP
Check Cashing Businesses – – – –
Business Services L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP
Commercial Entertainment and
Recreation See sub-classifications below.
Cinemas L(7) – – L(7)
Theaters L(8)/CUP L(8)/CUP L(8)/CUP L(8)/CUP
Convention and Conference
Centers – CUP CUP –
Large-Scale Facility CUP CUP CUP -
Small-Scale Facility L(9)/CUP L(9)/CUP L(9)/CUP CUP (16)
Section 9.31.340,
Small-Scale Facility,
Game Arcades
Fortunetelling
P P P P
Eating and Drinking Establishments See sub-classifications below.
Bars/Nightclubs/Lounges CUP CUP CUP -
Section 9.31.040,
Alcoholic Beverage
Sales
Restaurants, Full-Service,
Limited Service & Take-out
(2,500 square feet and smaller,
including Outdoor Dining and
Seating)
P P P L(10)(11)
Section 9.31.040,
Alcoholic Beverage
Sales
Section 9.31.280,
Restaurants, Limited
Service and Take-Out
Only
Section 9.31.290,
Restaurants With
Entertainment
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional
Regulations
Section 9.31.200,
Outdoor Dining and
Seating
Restaurants, Full-Service,
Limited Service & Take-out
(2,501 – 5,000 square feet,
including Outdoor Dining and
Seating)
MUP MUP MUP MUP (10)(11)
Section 9.31.040,
Alcoholic Beverage
Sales
Section 9.31.280,
Restaurants, Limited
Service and Take-Out
Only
Section 9.31.290,
Restaurants With
Entertainment
Section 9.31.200,
Outdoor Dining and
Seating
Restaurants, Full-Service,
Limited Service & Take-out
(greater than 5,000 square feet,
including Outdoor Dining and
Seating)
CUP CUP CUP CUP (10)(11)
Section 9.31.040,
Alcoholic Beverage
Sales
Section 9.31.280,
Restaurants, Limited
Service and Take-Out
Only
Section 9.31.290,
Restaurants With
Entertainment
Section 9.31.200,
Outdoor Dining and
Seating
Equipment Rental – L(19)/CUP L(19)/CUP –
Food and Beverage Sales See sub-classifications below.
Convenience Market CUP CUP CUP CUP
Section 9.31.040,
Alcoholic Beverage
Sales
Farmers Markets CUP CUP CUP CUP
General Market L(12)/CUP L(12)/CUP L(12)/CUP L (12)/CUP
Section 9.31.040,
Alcoholic Beverage
Sales
Liquor Stores CUP CUP CUP CUP
Section 9.31.040,
Alcoholic Beverage
Sales
Funeral Parlors and Mortuaries – CUP CUP –
Instructional Services L(19)/CUP L(19)/CUP L(19)/CUP L(17)/CUP
Live-Work L(14) L(14) L(14) L(14) Section 9.31.170, Live-
Work
Lodging See sub-classifications below.
Bed and Breakfast MUP MUP MUP MUP Section 9.31.090, Bed
and Breakfasts
Hotels and Motels CUP CUP CUP –
Maintenance and Repair Services L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional
Regulations
Nurseries and Garden Centers L(19)/CUP L(19)/CUP L(19)/CUP L(17)/CUP
Section 9.31.220,
Outdoor Retail Display
and Sales
Offices See sub-classifications below.
Business and Professional L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Creative L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Medical and Dental L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Walk-In Clientele L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Outdoor Newsstands MUP MUP MUP MUP Section 9.31.210,
Outdoor Newsstands
Parking, Public or Private CUP CUP CUP CUP
Personal Services See sub-classifications below.
General Personal Services L(19)/CUP L(19)/CUP L(19)/CUP L(2)/CUP Section 9.31.230,
Personal Service
Personal Services, Physical
Training L(19)(20) L(19)(20) L(19)(20) L(2)(20)/CUP
Tattoo or Body Modification
Parlor P P P P Section 9.31.230,
Personal Service
Retail Sales See sub-classifications below.
Building Materials Sales and
Services – – CUP –
Section 9.31.220,
Outdoor Retail Display
and Sales
General Retail Sales, Small-scale L(19)/CUP L(19)/CUP L(19)/CUP L (2)/CUP
Section 9.31.220,
Outdoor Retail Display
and Sales
General Retail Sales, Medium-
scale CUP CUP L(19)/CUP –
Section 9.31.220,
Outdoor Retail Display
and Sales
General Retail Sales, Large-
scale
–
–
CUP
–
Section 9.31.220,
Outdoor Retail Display
and Sales
Medical Marijuana Dispensaries CUP(15) CUP(15) CUP(15) –
Section 9.31.185,
Medical Marijuana
Dispensaries
Pawn Shops – – – –
Swap Meets – – CUP – Section 9.31.360,
Swap Meets
Industrial Uses
Artist’s Studio P P P P
Commercial Kitchens – – CUP –
Media Production See sub-classifications below.
Support Facilities L(21)/CUP L(21)/CUP L(21)/CUP L(21)/CUP
Transportation, Communication, and Utilities Uses
Bus/Rail Passenger Stations P P P P
City Bikeshare Facility P P P P
Communication Facilities See sub-classifications below.
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TABLE 9.11.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED-USE CORRIDOR DISTRICTS
Use Classification MUBL MUB GC NC Additional
Regulations
Antennas and Transmission
Towers – – CUP –
Equipment within Buildings – – P –
Light Fleet-Based Services – – CUP –
Utilities, Major – L(13) L(13) –
Utilities, Minor P P P P
Specific Limitations:
(1) Reserved.
(2) Limited to facilities with no more than 7,500 square feet of floor area and/or 40 linear feet of
ground floor street frontage; great area and/or width requires approval of a Conditional Use
Permit.
(3) Limited to shelters containing less than 55 beds; Conditional Use Permit required for emergency
shelters with 55 or more beds.
(4) Limited to automobile storage use associated with existing automobile dealerships selling new
vehicles; otherwise, requires Conditional Use Permit.
(5) Auto dealerships existing as of July 6, 2010 are considered permitted uses. Expansions to
existing dealerships conforming to the Urban Auto Dealership Format standards in Section 9.31.
070, Automobile/Vehicle Sales, Leasing, and Storage are permitted. Expansions to existing
dealerships that do not conform to the Urban Auto Dealership Format standards shall require a
MUP or CUP.
(6) New auto dealerships may be allowed, subject to approval of a Conditional Use Permit, only on
sites with frontage on Santa Monica Boulevard between Lincoln Boulevard and 20th Street on
Lincoln Boulevard between Interstate 10 and Santa Monica Boulevard. In other locations, new
automobile dealerships are not permitted.
(7) Limited to existing cinema buildings. New cinemas are not permitted.
(8) Limited to theaters with 75 or fewer seats. Theaters with more than 75 seats require Conditional
Use Permit.
(9) Limited to exercise facilities (e.g., yoga, Pilates, martial arts and dance studios) and arts
instruction facilities. Other Small-Scale Commercial Recreation uses require approval of a
Conditional Use Permit.
(10) Limited to restaurants with 50 or fewer seats.
(11) Limited to 2 restaurants greater than 2,500 square feet per block along Main Street. A block is
defined as both sides of Main Street and the adjacent sides of adjoining side streets. Portions of
Main Street to be designated a “block” for the purpose of this Section are as follows:
Block 1: South City Limits to Marine Street.
Block 2: Marine Street to Pier Avenue.
Block 3: Pier Avenue to Ashland Avenue.
Block 4: Ashland Avenue to Hill.
Block 5: Hill to Ocean Park Boulevard.
Block 6: Ocean Park Boulevard to Hollister Avenue (total of four restaurants and bars
permitted in this block).
Block 7: Hollister Avenue to Strand.
Block 8: Strand to Pacific.
Block 9: Pacific to Bicknell.
Block 10: Bicknell to Bay.
Block 11: Bay to Pico Boulevard.
North of Ocean Park Boulevard restaurants shall be subject to the following requirements:
x Only one restaurant on the east side of each block shall be permitted.
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x No more than 200 seats per each block shall be permitted, except that no more
than 400 seats shall be permitted on Block 6.
On-sale alcohol outlets may not exceed 12 in number north of Ocean Park Boulevard. Of the 12
total on-sale outlets, no more than 5 shall have on-sale general licenses.
Bars may not exceed 4 in number south of Ocean Park Boulevard, nor 2 in number north of
Ocean Park Boulevard.
Existing uses and existing number of eats shall count toward the total number of bars and
restaurants and seating requirements permitted within the district.
(12) General Markets greater than 15,000 square feet require a Conditional use permit. In the
Neighborhood Commercial district, establishments shall not exceed 25,000 square ft. of floor
area.
(13) Limited to electric distribution substations.
(14) If the commercial use requires a MUP or CUP, an application shall be required in accordance
with Chapter 9.41. Even if the commercial use would otherwise be permitted, no such use shall
be approved where, given the design or proposed design of the Live-Work unit, there would be
the potential for adverse health impacts from the proposed use on the people residing in the unit.
An example of a potential health impact is the potential for food contamination from uses that
generate airborne particulates in a unit with an unenclosed kitchen.
(15) Medical Marijuana Dispensaries are limited to the following locations:
x MUB District along Wilshire Boulevard between Lincoln Boulevard and Centinela Avenue;
x GC District along Santa Monica Boulevard between Lincoln Boulevard and 20th Street;
and
x MUBL District along Santa Monica Boulevard between 23rd Street and Centinela Avenue.
(16) Limited to facilities of nor more than 3,000 square feet of floor area.
(17) No individual tenant space in the NC District shall occupy more than 7,500 square feet of floor
area and/or exceed 50 linear feet of ground floor street frontage without the approval of a
Conditional Use Permit.
(18) Any community assembly facility abutting a residential district shall require a Conditional Use
Permit.
(20) Youth-serving Personal Services, Physical Training requires review and approval of a passenger
loading and drop-off plan by the Director.
(21) Permitted if within buildings existing as of July 24, 2015, subject to the Active Use Requirement,
except:
x All new construction, including new additions of 50% or more additional square footage to
an existing building at any one time, or incrementally, after the effective date of this
Ordinance, requires approval of a Conditional Use Permit.
x In the NC District, ground floor, street-fronting, tenant space occupied by non-Media
Production, Support Facility uses shall not be changed to an individual office use or Media
Production, Support Facility use occupying more than 12,500 square feet of floor area
and/or exceeding 75 linear feet of street frontage without the approval of a Conditional Use
Permit.
x In the NC District, no non-medical or non-dental office use tenant space shall be changed
to an individual medical or dental office use anywhere in an existing building occupying
more than 7,500 square feet of floor are and/or exceeding 50 linear feet of ground floor
street frontage without the approval of a Conditional Use Permit.
x In the MUBL, MUB and GC Districts, no non-medical or non-dental office use tenant space
shall be changed to an individual medical or dental office use anywhere in an existing
building occupying more than 12,500 square feet of floor area and/or exceeding 75 linear
feet of ground floor street frontage without approve of a Conditional Use Permit.
SECTION 4. Any provision of the Municipal Code or appendices thereto
inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies
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and no further, is hereby repealed or modified to that extent necessary to effect the
provisions of this Ordinance.
SECTION 5. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed
this Ordinance and each and every section, subsection, sentence, clause, or phrase not
declared invalid or unconstitutional without regard to whether any portion of the ordinance
would be subsequently declared invalid or unconstitutional.
SECTION 6. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall become effective 30
days from its adoption.
APPROVED AS TO FORM:
_______________________
JOSEPH LAWRENCE
Interim City Attorney
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PROPOSED AMENDMENTS TO THE BERGAMOT AREA PLAN
Summary of Purpose:
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development up to the discretionary review thresholds established by the
Zoning Ordinance. Tier II and Tier III projects are allowed additional
intensity and height if the associated development provides community
benefits. Tier II projects shall be processed in accordance with the review
thresholds established by the Zoning Ordinance.
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Packet Pg. 2189 Attachment: Exhibit O Part 3 of 3 2022.04.26 [Revision 1] (5083 : Second Reading - St Johns DA)
Exhibit “P” Page 1
EXHIBIT “P”
PHASE II DEVELOPMENT SITES [Behind this page.]
7.C.g
Packet Pg. 2190 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “P”
Phase II Development Sites
7.C.g
Packet Pg. 2191 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “Q” Page 1
EXHIBIT “Q”
PHASE II MASTER PLAN STANDARDS [Behind this page.]
7.C.g
Packet Pg. 2192 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
EXHIBIT “Q”
PHASE II MASTER PLAN DEVELOPMENT STANDARDS
7.C.g
Packet Pg. 2193 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
III.DEVELOPMENT STANDARDS
7.C.g
Packet Pg. 2194 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN26
A. PLAN OVERVIEW
This Chapter establishes the development standards that guide
development throughout the implementation of this Master
Plan. These regulations are consistent with the vision, program
goals and urban planning principles discussed in Chapter
II, Vision, Goals, and Principles. An overview of the Phase II
buildings, circulation, and significant open space improvements
are shown on Figure III-1 and further described in Table III-1. As
depicted on Figure III-1, Phase II Sites with Conceptual Buildings,
proposed development on the north campus is identified with
a “2” by approximate site location, proposed development on
the south campus is identified with a “S.” Implementation of
this Phase II Master Plan contemplates demolition or removal
of the existing buildings and surface parking lots summarized
on Table I-1, Existing Conditions - Phase II Development Sites,
in accordance with the DA.
West Ambulatory & Acute Care Building
East Ambulatory & Acute Care Building
20th Street Medical Building
Child and Family Development Center
Multifamily Housing
West Ambulatory Care & Research Building
Education & Conference Center and East Ambulatory
Care & Research Building
Visitor AccommodationsS5
2C
2I
S1
S2
S3
S4
2D/E
FIGURE III-1: PHASE II SITES WITH CONCEPTUAL BUILDINGS
2C
2D/E
2I
S1
S2
S3
S4
S5
Mulin Plaza
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design is subject to change
7.C.g
Packet Pg. 2195 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
272022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
B. PERMITTED USES
A variety of medical and non-medical uses are permitted for
Phase II Development Sites. The following descriptions define
the permitted uses identified by Development Site in Table III-
1, Phase II Vested Uses and Development Rights by Site. For
any use not identified in Table III-1 or described below and in
cases of uncertainty the Community Development Director
has the authority to determine whether an undefined use shall
be permitted.
B.1 Accessory Uses
Accessory uses shall consist of those accessory uses
determined by the applicable City decision maker (Community
Development Director (or his/her designee) or Planning
Commission (or City Council on appeal)) to be incidental and
subordinate to the primary Permitted Uses authorized in this
Section III-B. In the event the applicable City decision maker
approves an accessory use for a Phase II Development Site, the
Floor Area for such accessory use shall be deducted from the
Floor Area associated with the related primary Permitted Use
for that Phase II Development Site.
B.2 Child & Family Development Center
The Child & Family Development Center use shall include mental
health, educational and outreach facilities and services to
children and families. Saint John’s anticipates that such services
may include crisis intervention programs, specialized programs
for children with developmental disabilities, outpatient mental
health programs, educational therapy, therapeutic preschool
and tutoring services and youth development projects. The
Child & Family Development Center may also include clinical
space, ancillary meeting rooms and administrative offices for
health care professionals and employees working at the Child &
Family Development Center.
B.3 Childcare/ Day Care
Childcare uses shall consist of day care, childcare or preschool
nursery services.
B.4 Education & Conference Center
The Education & Conference Center shall consist of one or
more facilities in which the following uses are permitted: (i)
meetings, conferences, seminars, workshops and education
and training sessions for health care professionals, (ii) lectures,
seminars, meetings and programs for the general community
on health care-related issues, (iii) advanced telecommunication
technologies to provide communication linkages between
the campus property and other health care facilities and
educational institutions, (iv) broadcast facilities designed to
disseminate medical and health care information to health care
professionals and the general public, (v) meetings of non-profit
community-based organizations and (vi) meetings of groups
and organizations related to Saint John’s, such as the Board
of Trustees of the Saint John’s Health Center Foundation, the
Irene Dunne Guild, and employees of Saint John’s and affiliated
entities. The Center shall not be utilized for trade and consumer
shows or exhibitions, or for industry or business meetings, that
are unrelated to health care. The Education & Conference
Center may include classrooms, auditoriums, meeting rooms,
reference libraries for print and multimedia, broadcast facilities
and administrative offices for health care professionals and
employees working at the Education & Conference Center,
provided that the broadcast facilities in the facility do not
exceed an aggregate of 5,000 square feet. The Education &
Conference Center shall be operated throughout the term of the
DA on an integrated and coordinated basis with other health
care services provided on the campus property.
B.5 Health & Wellness Center
A Health & Wellness Center shall be a facility that focuses on
lifestyle management for individuals through the prevention
of illness and promotion of wellness. Integral elements of
the facility are programs and facilities for exercise, nutrition,
physical therapy and rehabilitation, cardiac rehabilitation and
related prevention-oriented and rehabilitative services. Ancillary
uses within a Health & Wellness Center that are available to
persons using the facility may include a snack and juice bar,
a retail shop featuring exercise apparel and related items and
comparable uses. The facility may also include administrative
offices for health care professionals and employees working at
the Health & Wellness Center.
B.6 Health-Related Services
Health Related uses shall include those uses identified
in Appendix A and other uses that are determined by the
Community Development Director to be similar to the uses so
identified (“Similar Uses”) and no other uses. Similar Uses may
include new health-related services and retail uses based upon
advancements in health care.
B.7 Hospital/Health Care Uses
Hospital/Health Care Uses include without limitation, those
specific uses listed in Appendix B.
B.8 Internal Pedestrian Connections
Internal pedestrian connections are above and/or below grade
connections that may be located (a) above-grade between
buildings located on Site S3 and S4 (in addition to the below-
grade subterranean parking that is connected throughout the
south campus), (b) above and/or below-grade between Site
2C and Phase I buildings and (c) above and/or below-grade
between Site 2D/E and Phase I buildings. These connections
are discussed in Section E, Mobility Plan and are shown on
Figure III-12. Nothing herein shall be deemed as a vested right
to any real property interest over or under the City’s Santa
Monica Boulevard public right-of way without a separate grant
of approval by the City, which may be granted in the City’s sole
and absolute discretion in the form of an easement agreement
or equivalent grant of property interest over or under a public
right-of-way.
B.9 Medical Office
Medical Office uses shall consist of offices developed and
utilized for “medical use” as defined in the 2022 SMMC.
B.10 Medical Research Facilities
Medical Research Facilities shall consist of medical
laboratory and research facilities. Such facilities may include,
without limitation, the research activities of the John Wayne
Cancer Institute, the Saint John’s Heart Institute and other
comparable medical laboratory and research endeavors. The
Medical Research Facilities may also include clinic space and
administrative and medical offices for health care professionals
and employees working at the Medical Research Facilities.
B.11 Multifamily Housing
Multifamily housing shall consist of rental housing
units, including units that satisfy the City’s inclusionary
housing requirements.
B.12 Neighborhood Commercial
Neighborhood Commercial uses shall consist of commercial
uses that are permitted uses in the Neighborhood Commercial
Zoning District as of the Phase II Master Plan’s effective date.
Other uses may be permitted that are similar to, consistent
with, and not more disruptive than permitted uses in the
Neighborhood Commercial District, as determined by the
Community Development Director.
B.13 Parking
Parking may be located in and on Phase II Development Sites,
provided that no above-grade parking (exclusive of entry/exit
driveways) on the ground floor of any Phase II Building shall be
located within seventy-five (75) feet of Santa Monica Boulevard
or Broadway.
B.14 Restaurants
Restaurants shall consist of Restaurant, Full-Service or
Restaurant, Limited-Service and Take-Out as defined in 2022
SMMC Section 9.51.030(B)(8)(b) and (c) respectively, with
Outdoor Dining and Seating Area as defined in 2022 SMMC
Section 9.51.030(B)(8)(e). No separate parking structure
or separate surface parking area shall be provided for any
Restaurant on the campus property. The sale of alcoholic
beverages may be allowed in Restaurants on the campus
property, provided that: (i) the sale of alcoholic beverages is
incidental to the sale of food and (ii) the required City permit(s)
are obtained pursuant to 2022 SMMC Section 9.31.040.
B.15 Visitor Accommodations
Visitor Accommodations shall consist of overnight visitor
accommodations provided for occupancy exclusively by (i)
inpatients and outpatients of other facilities located on the
campus property and their family members, (ii) visiting health
care professionals to the campus property and (iii) participants
in health care conferences and seminars located on the
campus property. Saint John’s shall not market the availability
of units in the Visitor Accommodations to the general public
7.C.g
Packet Pg. 2196 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN28
TABLE III-1: PHASE II VESTED USES AND DEVELOPMENT RIGHTS BY SITE
Site/ Master Plan Building Name Vested Uses by Site1&3 Vested Building Floor Area2 Vested Height4
S1 Child & Family
Development Center
Child & Family Development Center 34,500 sf6 47 feet
Day Care
S2 Multifamily Housing Multifamily Housing Min. 10 units / 2.5 FAR5 36 feet
Restaurant or Neighborhood Commercial Uses
S3 West Ambulatory Care &
Research Building
Hospital/Health Care 123,000 sf 89 feet
Medical Research Facilities
Health & Wellness Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S4 Education & Conference
Center and East Ambulatory
Care & Research Building
Education & Conference Center 199,000 sf (includes sf for overhead connection between
S3 and S4)
105 feet
Hospital/Health Care
Health & Wellness Center
Medical Research Facilities
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S5 Visitor Accommodations Visitor Accommodations 2.5 FAR5 73 feet
Multifamily Housing
Saint John’s Café Restaurant or Neighborhood Commercial Uses 900 sf 17 feet
2C West Ambulatory & Acute
Care Building
Hospital/Health Care 123,350 sf above-grade
(including 7,250 sf of pedestrian connections to Phase I
6,150 sf below-grade
(including 2,650 sf of pedestrian connections to Phase I)
95 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2D/E East Ambulatory & Acute
Care Building
Hospital/Health Care 65,800 sf above-grade
(including 3,300 sf of pedestrian connections to Phase I)
16,400 sf below-grade
(including 400 sf of pedestrian connections to Phase I)
75 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2I 20th Street Medical Building Medical Office 73,300 sf 60 feet
Medical Research Facilities
Hospital/Health Care
Health & Wellness Center
Child & Family Development Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
Above- Grade Parking and Vehicle Circulation
Mullin Plaza Café Restaurant or Neighborhood Commercial Uses 1,500 sf 17 feet
NOTES:1. The the vested floor area/units per use are subject to the overall maximum floor areas/units per Vested Use in accordance with themThird Amendment to the DA as provided in Table III-2.
2. Floor area has the meaning as definded in 2022 SMMC § 9.04.080. For some buildings, the sum of the maximum floor areas for the Vested Uses that may occur within the building exceeds that overall building’s floor area in order to allow some flexibility for establishing the eventual location and the not-to-exceed amount of certain Vested Uses within the Phase II buildings.
3. In accordance with Section B, Permitted Uses, subterranean parking is a permitted use for all Phase II Development Sites and is not floor area per 2022 SMMC § 9.04.080.
4. Vested heights for the Phase II buildings are based upon the Average Natural Grade (ANG) calculations for each Phase II Development Site shown in Table III-3. The City and Providence Saint John’s agree that the ANG calculations in Table III-3 will serve as the basis for all height calculations for the Phase II Development Program and that the 2022 SMMC’s regulations pertaining to the calculation of ANG will not apply to the Phase II Development program to the extent that they differ from those in the tables above.
5. City to evaulate if further environmental review is required for multifamily housing above 10 units on Site S2 or any Campus Property per the DA.
6. 2.5 FAR for housing if Daycare is continued on North Campus, in lieu of Child and Family Development Center as a permitted use.
TABLE III-2: PHASE II VESTED USES
Use2&3 Square Feet/ Units
Hospital/Health Care 404,000 sq ft
Medical Office 50,000 sq ft
Medical Research Facilities 140,000 sq ft
Health & Wellness Center 90,000 sq ft
Education & Conference Center 70,000 sq ft
Child & Family Development Center 50,000 sq ft
Health Related Services 40,000 sq ft
Day Care 25,000 sq ft
Restaurants 10,000 sq ft
Neighborhood Commercial Uses 5,000 sq ft
Visitor Accommodations 38,000 sq ft / 34 units
Multifamily Housing Min. 10 units
TABLE III-3: AVERAGE NATURAL GRADE (ANG)
Site ANG4
S1 148.55 ft
S2 149.97 ft
S3 148.55 ft
S4 and Saint John’s Cafe 150.06 ft
S5 150.05 ft
2C 156.84 ft
2D/E and Mullin Plaza Cafe 154.76 ft
2I 155.05 ft
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-4: HEIGHT EXCEPTIONS
Phase II Building Aggregate Coverage of Projections
West Ambulatory & Acute Care Building (2C)50% of roof area
East Ambulatory & Acute Care Building (2D/E)55% of roof area
20th Street Medical Building (2I)50% of roof area
West Ambulatory Care & Research Building (S3)60% of roof area
Education & Conference Center and East
Ambulatory Care & Research Building (S4)50% of roof area
Visitor Housing (S5)50% of roof area
Note: In accordance with 2022 SMMC Section 9.21.060(A), the above limitations on total aggregate coverage of projections shall not apply to solar energy systems.
Allowed Projections Above Height Limits
Structure Maximum Aggregate Coverage of
Building’s Roof Area (%)
Maximum Vertical
Projection (ft.)
Above the Height Limit
Skylights
Child & Family Development Center (S1)No limit (as per 2022 SMMC
Table 9.21.060)5 ft above the roofline
Ventilating fans, water tanks, cooling towers, or other equipment required to operate and maintain a building, along with screening
of such equipment required by SMMC Section 9.21.140, Screening
West Ambulatory & Acute Care
Building (2C)
Total area enclosed by all screening may
not exceed 50%15 ft.
East Ambulatory & Acute Care Building (2D/E)Total area enclosed by all screening may
not exceed 50%15 ft.
20th Street Medical Building (2I)Total area enclosed by all screening may
not exceed 45%15 ft.
West Ambulatory Care & Research Building (S3)Total area enclosed by all screening may
not exceed 60%
15 ft., except 30 ft. for an area up
to 200 sf.
Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Total area enclosed by all screening may
not exceed 45%
15 ft., except 30 ft. for an area up
to 200 sf.
Visitor Housing (S5)Total area enclosed by all screening may
not exceed 45%
12 ft. (as per 2022 SMMC
Table 9.21.060)
NOTE: Projections above the Phase II buildings heights not established in this table shall be governed by 2022 SMMC Section 9.21.060
nor shall units be available to the general public. Saint John’s
may retain a third-party to operate the Visitor Accommodations.
Visitor Accommodations is a permitted use originally approved
in the 1998 Development Agreement in acknowledgement of
the various visitors to Saint John’s campus that may require
overnight accommodations. As Visitor Accommodations is
located on Saint John’s campus and is not available to the
general public, it does not fit squarely into any of the use
classifications listed in the 2022 SMMC (e.g. it is not a “multiple-
unit dwelling” per 2022 SMMC Section 9.51.020(A)(1)(d),
“group residential” per 2022 SMMC Section 9.51.020(A)(1)(e),
“corporate housing” per 2022 SMMC Section 9.51.020(A)(2),
nor a type of “lodging” per 2022 SMMC Section 9.51.030(B)
(15), etc.). This Section B.15 contains all requirements and
limitations on the Visitor Accommodations use and this use
shall not be subject to any other use/rental requirements in the
2022 SMMC including without limitation: restrictions on income
levels of the occupants, bedroom/unit mix requirements,
amenities (including furnishings), length of stay, principal
place of residency, tenant relocation, good cause eviction, and
transient occupancy tax.
B.16 Other Uses
Any other uses that are designated as permitted uses for the
Phase II Development Sites by the SMMC in effect at the time
the use is established that are similar to, consistent with,
and not more disruptive than the Phase II Permitted Uses
described above.
C. DEVELOPMENT STANDARDS
Development standards control height, setbacks, building
separation and other related regulations concerning the
redevelopment of the Phase II Development Sites.
C.1 Height
Vested heights in Table III-1 are based upon the Average Natural
Grade (ANG) for each Phase II site as established in Table III-3.
The ANGs for each Phase II site govern all future development
under the Phase II Master Plan and supersede the 2022
SMMC calculation for ANG (2022 SMMC Section 9.04.050(A)
(1)). Permitted projections above the permitted heights are
discussed in Section C.1.1, Height Exceptions, below.
C.1.1 Height Exceptions
Except as provided in Table III-4, Height Exceptions, permitted
projections above Phase II permitted height limits are per 2022
SMMC Section 9.21.060. The total aggregate coverage of
projections above Phase II building heights established in Table
III-1 shall not exceed 30% of a roof’s area, except as provided in
Table III-4, Height Exceptions.
C.2 Building Separation, Setbacks and Stepbacks
Building placement will play an important part in creating
character and a sense of place for the Saint John’s Campus.
Setback standards are required to provide areas for landscaping
and a buffer from street activity. Standards for ground level
setbacks and building separation are provided in Tables III-5
and III-6 and are also depicted on Figure III-2.
Upper-level stepback requirements are specified in Figure III-3
and Table III-7.
Minimum open space requirements are provided in Section D.
C.2.1 Projections into Required Setbacks and Open Space
The following projections into required setbacks and open
space areas are allowed in addition to those specified in 2022
SMMC Section 9.21.110:
a. Sites S3 and 2C: if the City approves a pedestrian connection
across Santa Monica Boulevard then structural columns to
support such pedestrian connection may be needed within
setback areas.
b. All sites: Intake vents for any subterranean garage.
C.3 Other Site Regulations
C.3.1 Unexcavated Yards Adjacent to Residential Parcels
Providence Saint John’s Phase II Developments will comply
with the unexcavated yards provision in 2022 SMMC Section
9.21.190, except that the subterranean parking garage beneath
Sites S4 and S5 is required to have a 7.5 foot unexcavated
buffer adjacent to the property line adjacent to the property
located at 1440 23rd Street.
C.4 Resource Recovery and Recycling
The minimum sizes of the Resource and Recycling areas for
each Phase II Development are specified in Table III-8. Except
for the S2 site, the resource recovery and recycling standards
in 2022 SMMC Section 9.21.130 or successor thereto shall not
apply given Providence Saint John’s unique refuse and recycling
needs and that the health center’s refuse and recycling is
handled through private firms rather than the City. If a Phase
II site elects to use City refuse and recycling services then the
standards in 2022 SMMC Section 9.21.130 shall be met.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN30
FIGURE III-2: GROUND-LEVEL BUILDING SEPARATION AND SETBACK REQUIREMENTSTABLE III-5: GROUND LEVEL BUILDING SEPARATION STANDARDS
Map
Location Requirement
1. 20’ minimum separation from the north side of the building located at 2001 Santa Monica Boulevard to 2I building
2. 20’ minimum separation from the west side of the Parking Structure for 2001 and 2021 Santa Monica Boulevard to
2I building
3. 20’ minimum separation from the south side of the building located at 1301 20th Street to 2I building
4. 20’ minimum separation from the east side of the parking structure for 2001 and 2021 Santa Monica Boulevard to
2C building
5. 40’ minimum separation from the east side of the south facade of the existing CSS building to 2D/E building
NOTE:See Figure III-2 for building separation by map location.
TABLE III-6: GROUND LEVEL SETBACK REQUIREMENTS BY STREET
FRONTAGE OR PROPERTY LINE
Street Setback Distance from Street or
Property Line
20th Street 6 ft
North of Santa Monica Boulevard 6 ft
South of Santa Monica Boulevard 6ft
23rd Street 20 ft
Broadway 3 ft
Site S2 and 1440 23rd Street
shared property line 20 ft
NOTES:See Figure III-2.*See Figure III-7 for Saint John’s Square Open Space Requirements.Requirements for the East and West Diveways and 20th Place are provided in Chapter III, Section E, Mobility Plan, general dimensions are provided on Fiture III-2 to demonstrate implementation of the setbacks in conjunction with the Mobility Plan.
NOTE:
Figure depicts conceptual roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building
design is subject to change
1.1.
3.3.
2.2.
4.4.5.5.
1301 20th Street Parking for 2001 and 2021 Santa Monica Blvd
CSS Building (Phase I)
2001 Santa Monica Blvd.
*
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-3: UPPER-LEVEL STEPBACK REQUIREMENTS TABLE III-7: UPPER LEVEL STEPBACK REQUIREMENT BY STREET
Adjacent Street Min. Avg. Upper Level
Stepback from Property Line
20th Street 9 ft
Santa Monica Boulevard 7 ft
23rd Street 21 ft
Broadway 6 ft
TABLE III-8: RESOURCE AND RECYCLING AREA DIMENSIONS
Minimum Resource and Recycling Room Dimensions
Building Minimum Room Dimensions
Child & Family Development Center (S1)28’ x 12’-6”
Multifamily Housing (S2)21’ x 14’ as per 2022 SMMC Table 9.21.130.A
West Ambulatory Care & Research Building (S3)28’ x 20’
Education & Conference Center and East
Ambulatory Care & Research Building (S4)28’ x 28’
Visitor Housing (S5)28’ x 12’-6”
Saint John’s Café None. Refuse and recycling transported to S4 daily.
West Ambulatory & Acute Care Building (2C)28’ x 20’
East Ambulatory & Acute Care Building (2D/E)28’ x 12’-6”
20th Street Medical Building (2I)28’ x 20’
Mullin Plaza Café None. Refuse and recycling transported to 2D/E daily.
NOTE:
Figure depicts conceptual roof-top building footprints
demonstrating implementation of the Development Standards
provided in Chapter III, building design is subject to change
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN32
D. OPEN SPACE STANDARDS
As described throughout this Chapter, the Phase II Master
Plan includes new open spaces on both the south campus and
north campus. These open spaces enhance the pedestrian
experience on and around the campus, allow opportunities for
outdoor exercise and wellness, and provide gathering areas for
Providence Saint John’s employees, patients, and visitors as
well as area residents and employees. Figure III-4 shows the
various Phase II ground-level open space areas.
D.1 Publicly-Accessible Open Spaces
D.1.1 Locations and Sizes
Many of the Phase II open spaces are publicly-accessible.
Figure III-5 depicts the approximate locations of the publicly-
accessible open spaces. The significant Phase II publicly-
accessible open spaces are subject to the requirements in Table
III-9. The publicly-accessible open spaces will be governed by
the regulations included in the Development Agreement.
A. Minor Modifications
The Planning Commission or Architectural Review Board, as
applicable, may approve modifications or reductions to one
or more of the publicly-accessible open spaces upon making
a finding that the particular publicly-accessible open space
supports an activated pedestrian ground-level through design
creativity/innovation and/or the integration of features or
amenities for pedestrians.
D.1.2 24/7 Pedestrian Connections
In accordance with the Development Agreement and as shown
on Figure III-6, three 24/7 Pedestrian Connections connecting
Santa Monica Boulevard to Broadway (or 21st Street) through
the South Campus are provided as part of Phase II. The 24/7
Pedestrian Connections will have a minimum of 5 feet clear
walking area. The west 24/7 Pedestrian Connection is provided
along the sidewalk on the east side of 20th Place and South
Campus West Driveway as part of the S1 and S3 developments.
The middle 24/7 Pedestrian Connection is provided on the
vacated portion of 21st Street once the northern portion of
21st Street is vacated. The east 24/7 Pedestrian Connection
is provided along the west side of Southeast Driveway, Service
Access Road and South Campus East Driveway sidewalks as
part of the S4 development. The 24/7 Pedestrian Connections
are further governed by regulations in the Development
Agreement.
D.2 South Campus Open Space
In accordance with the Development Agreement, a minimum
of 35% ground-level open space shall be provided on the south
campus. In addition to the ground level open space, private
open space areas may be provided on upper level roof decks of
some Phase II buildings to provide additional opportunities for
open air gathering (these areas do not count toward the 35%
South Campus open space requirement and are not publicly-
accessible).
D.2.1 Saint John’s Square Urban Design Standards
Figure III-7 shows Saint John’s Square and the adjacent urban
design features that contribute to the pedestrian-oriented design
along Santa Monica Boulevard. The minimum requirements for
these areas are provided in Table III-10.
TABLE III-9: STANDARDS FOR SIGNIFICANT
PUBLICLY-ACCESSIBLE OPEN SPACE
Development Site Minimum Size
Saint John’s
Square (Site S4)
16,500 sf (Saint John’s Café and
an elevator to the parking garage
may be located in this area)
Sun Garden (Site S5) 12,000 sf
South Garden (Site S5)7,000 sf
Mullin Plaza (extension
onto Site 2D/E)
23,000 sf Total
[Existing 17,700 sf + New 5,300 sf]
(Mullin Plaza Café may be located
in this area)
FIGURE III-4: PHASE II OPEN SPACE
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-5: PHASE II GROUND LEVEL PUBLICLY-ACCESSIBLE OPEN SPACE
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change.
FIGURE III-6: AREAS DESIGNATED FOR 24/7 PEDESTRIAN ACCESS THROUGH SOUTH CAMPUS
Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards
provided in Chapter III, building design is subject to change
24/7 Pedestrian Connection (Public Sidewalk per DA)
24/7 Pedestrian Connection (Existing Public Sidewalk)
24/7 Pedestrian Connection (Publicly-Accessible Connection)NOTE:
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN34
(E) Santa Monica Blvd.
Residential
S4
S4
S3
140’ min. 100’ min. 5’ min.additionalopen spaceat ground
5’ min.additionalopen spaceat ground
“open to sky” open space “open to sky” open space 0 50’ 100’
Legend
Potential Footprint of Upper Levels
N
FIGURE III-7: SAINT JOHN’S SQUARE STANDARDS
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change.
Outdoor Pedestrian
Connection
15’ min. width
12’ min. vertical
clearance
A.
C.
(E) Santa Monica Blvd.
Residential
S4
S4
S3 Outdoor PedestrianConnection15’ min. width12’ min. verticalclearance
*
*
Outdoor PedestrianConnection20’ min. width14’ min. verticalclearance
A.
C.
*
*
0 50’ 100’
Legend
*Potential Footprint of Upper Levels
Ground Level EntranceSee B. and D. in TableLocations shown are not final, but are provided to demonstrate compliance with the standards in Table
N
TABLE III-10: SAINT JOHN’S SQUARE DEVELOPMENT STANDARDS
General Standards
1. Saint John’s Square’s “open to the sky” area shall be a minimum of 100’ from the property line along Santa Monica Boulevard to
the south/S4 building for a minimum of 140’ east-west between the S3 building and eastern portion of the S4 building as shown
on Figure III-7. At the ground level and consistent with the ground level setbacks also specified in Figure III-7, a minimum of 5’ of
additional publicly-accessible open space both west and east of Saint John’s Square’s is not required to be “open to sky”. The
other ground level setback area may be covered and/or included as an arcade at building’s ground level with building columns
located in this area.
Note: an elevator to the parking garage and/or intake vents for the parking garage may be located in this area.
2. Additional Pedestrian Oriented Design Standards - Each letter below corresponds to Figure III-7.
West of Saint John’s Square/S3 Site Pedestrian Oriented Design
A. Minimum volume of opening below S3/S4
above-grade connection
20’ width (east-west)
14’ minimum clear from grade to bottom of floor above
B. S3 Pedestrian Entrance Minimum of 1 pedestrian entrance to S3 building from Santa Monica Boulevard/
Saint John’s Square
East of Saint John’s Square/S4 Site Pedestrian Oriented Design
C. Ground level publicly-accessible
connection through S4 building/footprint
between South Campus East Driveway and
Saint John’s Square
15’ minimum width (north-south)
12’ minimum clear from grade to bottom of floor above
D. S4 Pedestrian Entrances Minimum of 1 pedestrian entrance to east portion of S4 building from Santa Monica
Boulevard/Saint John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from Saint
John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from
Woodland Garden.
Outdoor
Pedestrian
Connection
20’ min. width
14’ min. vertical
clearance
Not to Scale
Potential Footprint of Upper Levels
See B and D in Table III-10. Ground Level Building Entrance
Woodland Garden
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-8: SOUTH CAMPUS INTERIM OPEN SPACE CONDITIONS
Vacated portion of 21st Street
Interim Landscape Buffer
Saint John’s Way
20th Place21st StreetBroadwaySouth Campus West DrivewayD.2.2 Interim Conditions
The temporary conditions for the South Campus may be
implemented during build out of this long-term plan to
provide open space buffers and access during various stages
of development. The requirements for implementation of
these areas are discussed below and are shown on Figure
III-8. Additionally, application of each interim condition is
demonstrated throughout the various stages of the two Phasing
Plans provided in Chapter IV.
a. S3 and 21st Street
Once S3 is built and the requirements for vacation of 21st
Street are met, an interim publicly-accessible open space area
shall be provided along the northern portion of the street as
depicted in Figure III-8. The vacated northern portion of 21st
Street between Santa Monica Boulevard and the entrance to lot
H will be improved with interim landscape and hardscape. This
area will provide public access between Broadway and Santa
Monica Boulevard as well as emergency vehicle access. The
southern portion of 21st Street will continue to provide access
to neighboring residential developments as well as Parking Lot
H. The design of this interim landscape/hardscape shall be
reviewed by the Architectural Review Board as part of its review
of the S3 site. This interim condition shall be provided until
development of S4 and Saint John’s Square commence.
b. S4 Landscape Buffer
If the existing Cancer Institute building is demolished prior to
Site S4 construction commencing, an interim landscape and
hardscape buffer area along Santa Monica Boulevard with a
depth of at least 5 feet shall be provided. Figure III-8 illustrates
the intended location of the planting buffer. Design for such
interim landscape and hardscape area shall be subject to review
and approval by the Community Development Director. The
interim surface parking shall be screened from Santa Monica
Boulevard with planting, berms, and/or fences as described in
2022 SMMC Section 9.28.120(K.2) with the screening being a
minimum of 3 feet and a maximum of 3.5 feet in height pursuant
to 2022 SMMC Section 9.28.120(K.1) unless alternative
screening is approved by the Community Development Director
pursuant to 2022 SMMC Section 9.28.120(M). Except for
these specific screening and landscape or hardscape design
requirements, the Community Development Director may
modify or waive otherwise applicable parking design and
development standards (including those in 2022 SMMC
Section 9.28.120) and/or landscaping requirements (including
those in 2022 SMMC Section 9.26.050) due to the interim
nature of the construction staging or parking area. This interim
condition shall be provided until development of S4 and Saint
John’s Square commence.
D.3 Minor Modifications
Providence Saint John’s may request and the Planning
Commission or Architectural Review Board, as applicable,
may approve modifications to location and layout of the south
campus open spaces as part of the review process for individual
Phase II Developments so long as the overall ground level open
space on the south campus meets the 35 percent requirement.
D.4 Architectural Review of Phase II Open Space
The design and landscaping of each Phase II open space shall be
subject to the approval of the Architectural Review Board during
architectural review of each of the Phase II Developments.
Santa Monica Blvd
20th Street Parking Lot H
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN36
E. MOBILITY PLAN
This Phase II Master Plan includes mobility improvements on
and around the Providence Saint John’s campus that will be
implemented over time as part of the Phase II Development
Program. The objective of the Phase II Master Plan with respect
to mobility is to accommodate vehicular, bicycle and pedestrian
circulation and parking access on Providence Saint John’s
property and avoid impacts to and queuing on the City streets
adjacent to the Providence Saint John’s campus. In this regard,
priority for vehicular access to/from Providence Saint John’s is
from Santa Monica Boulevard while Broadway is prioritized for
bicycle access.
E.1 Vehicle Circulation Plan
A comprehensive new vehicle access and circulation plan has
been developed for Saint John’s as provided on Figure III-9,
Vehicle Circulation Plan. The Plan includes improvements to
the north and south campus areas as described throughout the
sections below.
E.2 Bicycle Circulation Plan
Bicycle circulation is provided on Figure III-10. Consistent with
the City’s Bicycle Action Plan, Broadway has been maintained
as the primary route for cyclists in this part of Santa Monica.
E.3 Pedestrian Circulation Plan
The sidewalk improvements throughout this section are designed
to enhance pedestrian mobility for existing development
and Phase II sites as depicted on Figure III-11 (the minimum
dimensions for sidewalks detailed in this Chapter III are the
required setbacks from the face of the curb to the building
line and may include both walkways and other associated
landscaping, areas for street trees or street furniture). The
publicly-accessible open space areas encourage pedestrian
use and are discussed throughout Section D, Open Space
Standards. Additionally, several above-grade or below-grade
pedestrian connections are explored to increase connectivity
between buildings and overall pedestrian circulation between
the north and south campuses. Potential connections are
shown on Figure III-12 and are described below.
FIGURE III-9: VEHICLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
2. See Figure III-30 for loading zones.
/or
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-10: BICYCLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
2. Short and long term bicycle parking locations are approximate
and subject to change. Actual locations will be determined with each
planning application.
/Visitor Bicycle Parking
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN38
FIGURE III-11: PROPOSED PEDESTRIAN CIRCULATION
NOTES:
1.Sidewalk includes pedestrian and landscape area, curb to the ground
level building facade.
2. The proposed pedestrian pathways depicted are shown to demonstrate
connectivity through the campus and are subject to change.
3. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-12: POTENTIAL ABOVE AND BELOW GRADE BUILDING CONNECTIONS
Above or Below Grade Building Connection
Above Grade Building Connection with Usable Sq Ft.
E.3.1 Above- and Below-Grade Connections
Several above- and below-grade connections could be
implemented to enhance connectivity for the Phase I and Phase
II sites. Square footages for the following connections that are
vested are provided in Table III-1 . Other possible connections
noted in this section are not vested or permitted by right and
require additional City approval as noted below.
a. Pedestrian Connections to Existing Phase I CSS Building
Two pedestrian connections between the East Ambulatory &
Acute Care Building (2D/E) to the existing Phase I CSS Building
are permitted.
i. One above-grade pedestrian connection is permitted
within Pedestrian Zone #3 (as shown on Figure III-
12). The permitted floor area for this above-grade
pedestrian connection is 3,300 sf.
ii. One subterranean pedestrian connection up to 400
sf is permitted.
Three pedestrian connections connecting the West Ambulatory
& Acute Care Building (2C) to the existing Phase I Keck Building
are permitted.
1. One above-grade Pedestrian Connection is permitted within
Pedestrian Zone #1 (as shown on Figure III-12).
2. A second above-grade Pedestrian Connection is permitted
in Pedestrian Zone #2 (also shown on Figure III-12).
a. The total permitted floor area for these two Pedestrian
Connections (1. and 2.) is 7,250 square feet, with the
permitted floor area for either Pedestrian Connection being
5,850 sf (subject to the cumulative permitted floor area of
7,250 sf).
3. A subterranean/semi-subterranean Pedestrian Connection
connecting the West Ambulatory & Acute Care Building
(2C) to the existing Phase I Keck Building is also permitted.
Because of the grade change between these two buildings
a portion of this Pedestrian Connection could be exposed
and visible. The permitted floor area for this Pedestrian
Connection is 2,650 sf.
Portions of these pedestrian connections could be constructed
on and across Phase I land area and would require the removal
of two existing one-story cinder block buildings currently located
on the west side of the Phase I Keck Building and commonly
referred to as the “technology docks.”
b. Sites S3 and 2C
An above-grade pedestrian connection over Santa Monica
Boulevard connecting the West Ambulatory Care & Research
Building (S3) to the West Ambulatory & Acute Care Building
(2C) could be proposed and further explored with the City.
If constructed the above grade pedestrian connections
should complement the connecting buildings (see Chapter II,
Section E.1, Phase II Development Program and Conceptual
Building Design).
c. S3 and S4
As identified on Figure III-12, an above-grade, two-level
connection between the West Ambulatory Care & Research
Building (S3), and the Education & Conference Center, and the
East Ambulatory Care & Research Building (S4) is permitted.
As the connection would be part of the S4 development, the
floor area associated with this connection is included in the
vested floor area for the Education & Conference Center and
the East Ambulatory Care & Research Building (S4), see Table
III-1, Phase II Vested Uses and Development Rights by Site.
d. Subterranean Tunnel Connection
A vehicular subterranean tunnel beneath beneath Santa
Monica Boulevard connecting the parking garages for the East
Ambulatory & Acute Care Building (2D/E) and the Education
& Conference Center and East Ambulatory Care & Research
Building (S4) could be proposed to allow for circulation between
the two garages, subject to additional City approval.
e. S1/S3 and 2C Connection
Another vehicular subterranean tunnel connection could
be proposed beneath Santa Monica Boulevard connecting
the S1/S3 parking garage and the 2C parking garage to
provide additional campus connectivity. As with the above-
grade pedestrian connection over Santa Monica Boulevard,
this element may either be considered as part of the S3
development or as part of the 2C development in accordance
with the Phase II Phasing Plan (see Chapter IV) and will require
additional City approval.NOTE: Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject to change.
Phase I CSS Building
Phase I Keck Building
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN40
E.4 Street Sections
The following sections detail existing and new street (public)
and driveway (private) improvements related to Phase II
Master Plan circulation improvements for the North and South
campus areas. The sequence for implementation of mobility
improvements are provided in Chapter IV, Phasing Plan.
E.4.1 North Campus Access Improvements
As identified on Figure III- 13, Campus Street Network,
improvements on the North Campus are intended to align
with the new driveways proposed for the South Campus and
to support ingress and egress for existing and new buildings
planned north of Santa Monica Boulevard.
a. Site 2I
As part of the development of the 20th Street Medical Building
(2I), a driveway from 20th Street is planned to provide ingress
and egress to the parking garage on Site 2I. The driveway
access is approximately shown on Figure III-13, and is discussed
further in Section E.4.4.b, below.
b. Mullin Plaza
As part of Phase II implementation, the Mullin Plaza driveways
will be revised to align with the new south campus driveways
with the ingress driveway ultimately being shifted to Site 2D/E
and the egress driveway being re-routed through the 2C site
to connect to the new Site 2C driveway. The valet loop will
remain and be expanded to the east with the expansion of
the Mullin Plaza ingress driveway. Although the existing Mullin
Plaza egress driveway (at the intersection of 21st Street and
Santa Monica Boulevard) will be closed for general vehicular
access, a controlled access mechanism will be installed to
allow emergency vehicle access.
c. Site 2C
A new driveway from Santa Monica Boulevard (aligning with
the South Campus West Driveway) will be added to provide
additional ingress and egress to Site 2C. Egress from the Mullin
Plaza driveway will be re-routed through the 2C site to connect
to the new driveway. The driveway will also allow through access
for emergency vehicle access between Santa Monica Boulevard
and Arizona Avenue via a controlled access mechanism that will
be located on the north side of the new 2C driveway.
d. Site 2D/E
As part of Phase II implementation, a new driveway from
Santa Monica Boulevard will be added on Site 2D/E (aligning
with South Campus East Driveway) as part of the Mullin Plaza
expansion. This new driveway will be for ingress only. Ultimately,
the result will be that the two existing curb cuts on Santa Monica
Boulevard -- one for the Mullin Plaza ingress driveway and one
that currently serves as the Foundation building egress -- will
be consolidated into one curb-cut for ingress only. The existing
curb-cut on Site 2D/E along 23rd Street (which currently is
ingress only into the Foundation building parking lot) will be
shifted and will be for egress only and limited to right-turns.
Vacated portion of 21st Street
Mullin Plaza Driveway
South Campus West Driveway
Saint John’s Way
20th Place
Southeast Driveway
South Campus East Driveway
FIGURE III-13 CAMPUS STREET NETWORK
21st Street
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Packet Pg. 2209 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
412022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 15.1(a):South Campus West Driveway SectionFIGURE III-14: SOUTH CAMPUS WEST DRIVEWAY SECTION
FIGURE 15.1(b):South Campus West Loading Zone (Commercial Loading)
FIGURE 15.1(b):South Campus West Loading Zone (Commercial Loading)
FIGURE III-15: SOUTH CAMPUS WEST LOADING ZONE (COMMERCIAL LOADING)
E.4.2 South Campus Access Improvements
This Phase II Master Plan cohesively connects the north and
south campus through re-alignment of an intersection as well
as a few new streets and driveways. New south campus streets
include (1) a new southbound street on the west side of the
south campus, tentatively called 20th Place, and (2) a new
westbound street between 21st Street and 20th Place, tentatively
called Saint John’s Way. These new streets and driveways are
shown previously on Figures III-9 and III-13 and are described
with street sections in this Section.
a. South Campus West Driveway
South Campus West Driveway is a new north-south connection
that will run from Santa Monica Boulevard to the subterranean
parking garage located on the west side of the south campus.
Figures III-14 and III-15 provide the street section and loading
zone for implementation of this driveway.
• Vehicles and Bicycles: South Campus West Driveway will be
a two-way driveway that is 32 feet curb-to-curb and provides
vehicular access to/from Santa Monica Boulevard and the
subterranean parking garage beneath the south campus.
South Campus West Driveway will be shared with bicycles
and provide bicycle access to the south campus, including
access to short-term and long-term bicycle parking. From
South Campus West Driveway, bicycles will be able to
access the existing dedicated bicycle lanes on Broadway
by continuing along 20th Place. Except for emergency
and service/logistics vehicles, there will generally be no
through access for vehicles between Broadway and Santa
Monica Boulevard. A controlled access mechanism would
be located on South Campus West Driveway immediately
south of the entrance to the subterranean parking garage.
A commercial loading area, Figure III-15, is provided in the
area between the controlled access mechanism and 20th
Place, where another controlled access mechanism will
be located permitting through access for emergency and
service/logistics vehicles from Santa Monica Boulevard
to Broadway.
• Pedestrians: Pedestrian circulation is provided through
a new sidewalk on the east side of South Campus West
Driveway. The sidewalk continues to Broadway along the new
20th Place (described below), creating better pedestrian
connectivity through the south campus (including to the
new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s
campus. Four-way signalized cross walks will be provided
at the relocated intersection of Santa Monica Boulevard
and South Campus West Driveway to provide pedestrian
connections between the north and south campuses.
South Campus West Driveway will be created as part of
development on Site S3.
Bike Access Bike Access Bike Access
Bike Access
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Packet Pg. 2210 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN42
FIGURE 15.4:South Campus East Driveway Section (northern portion)
FIGURE III-16: SOUTH CAMPUS EAST DRIVEWAY SECTION (NORTHERN PORTION)
FIGURE 15.5:South Campus East Driveway Section (commercial loading)
FIGURE 15.5:South Campus East Driveway Section (commercial loading)
FIGURE III-17: SOUTH CAMPUS EAST DRIVEWAY SECTION (COMMERCIAL LOADING)
b. South Campus East Driveway
South Campus East Driveway is a new north-south driveway
that will run from Santa Monica Boulevard to the subterranean
parking garage located beneath the south campus. Figures III-
16 and III-17 provides the street sections for implementation of
this driveway.
• Vehicle and Bicycles: South Campus East Driveway will be a
two-way driveway that is 32 feet curb-to-curb and provides
vehicular access to/from Santa Monica Boulevard and the
subterranean parking garage beneath the south campus.
A commercial loading zone is provided on the west side
of the South Campus East Driveway. South Campus East
Driveway will be shared with bicycles and provide bicycle
access to the south campus, as well as amenities for short-
term and long-term bicycle parking. From South Campus
East Driveway, bicycles will be able to access the existing
dedicated bicycle lanes on Broadway by continuing along
Service Access Road and Southeast Driveway. Except for
emergency vehicles and service/logistics vehicles, there
will generally be no through access for vehicles between
Broadway and Santa Monica Boulevard. A controlled
access mechanism will be located on South Campus
East Driveway immediately south of the entrance to the
subterranean parking garage.
• Pedestrians: Pedestrian circulation is provided through
a new sidewalk on the west side of South Campus East
Driveway. The sidewalk leads to pedestrian circulation
extending to Broadway, creating better pedestrian
connectivity through the south campus (including to the
new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s
campus. Four-way signalized crosswalks will be provided
at the relocated intersection of Santa Monica Boulevard
and South Campus East Driveway to provide pedestrian
connections between the north and south campuses.
South Campus East Driveway, including the relocated traffic
signal at its intersection with Santa Monica Boulevard, will be
created as part of development on Site S4 as described Chapter
IV, Phasing Plan.
Bike Access Bike Access
Bike Access Bike Access Bike Access
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Packet Pg. 2211 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGNFIGURE 15.6:Southeast Driveway Section
FIGURE III-18: SOUTHEAST DRIVEWAY SECTION
FIGURE 15.7:Service Access Section
FIGURE 15.7:Service Access Section
FIGURE III-19: SERVICE ACCESS SECTION
c. Southeast Driveway
Southeast Driveway is a new north-south driveway that will
run from Broadway to Site S2. Figure III-18 provides the street
section for implementation of this driveway.
• Vehicles and Bicycles: Southeast Driveway will be a two-way
driveway that provides vehicular access to/from Broadway
and the Multifamily Housing building at Site S2. Emergency
and service/logistics vehicles will also be able to utilize
Southeast Driveway for through access between Santa
Monica Boulevard and Broadway. Southeast Driveway will
be shared with bicycles and provide access to the south
campus including connecting the existing dedicated bicycle
lanes on Broadway to and through the south campus. Short-
term and long-term bicycle parking amenities will also be
available as shown on Figure III-10, Bicycle Circulation.
Southeast Driveway will provide access to a commercial
loading zone on the north side of the S5 building. Except for
emergency vehicles and service/logistics vehicles, there
will generally be no through access for vehicles between
Broadway and Santa Monica Boulevard. A controlled access
mechanism will be located on at the northern terminus of
Southeast Driveway. Southeast Driveway is 24 feet wide.
Prior to Site S4 redevelopment, this Driveway may also
serve as the ingress for surface parking Lot H and interim
surface parking and construction staging on Site S4.
• Pedestrians: Pedestrian circulation is provided through new
sidewalks on both sides of Southeast Driveway to promote
pedestrian circulation from Broadway to the south campus.
The sidewalks will connect to pedestrian circulation within
the south campus, creating better pedestrian connectivity
through the south campus (including to the new open
spaces on the south campus) and between the Expo Light
Rail Stations and the Providence Saint John’s campus. A
new crosswalk will be provided on the west side of the new
intersection of Southeast Driveway and Broadway.
Southeast Driveway is located on Site S5 but is anticipated to
be created as part of development on Site S2.
d. Service Access Road
The Service Access Road is a new north-south service road
that will connect South Campus East Driveway and Southeast
Driveway. Figure III-19 provides the street section for
implementation of the service access road.
• Vehicles and Bicycles: The Service Access Road is a two-
way service road that allows emergency and service/
logistics vehicles through access between Santa Monica
Boulevard and Broadway. Controlled access mechanisms
will be located on the northern and southern terminuses
of the Service Access Road. The Service Access Road will
be shared with bicycles to allow bicycles through access
between Santa Monica Boulevard (via South Campus East
Driveway) and Broadway (via Southeast Driveway) and
connect the existing dedicated bicycle lanes on Broadway
to and through the south campus. The Service Access Road
is 25 feet curb-to-curb.
• Pedestrians: Service Access Road will include a sidewalk
on its east side to promote pedestrian circulation from
Broadway (including from the S2 building and open space
on the east side of the Southeast Driveway) to/from the
south campus. The west side of the Service Access Road is
open space that also provides pedestrian circulation from
Broadway to/from the south campus and between the Expo
Light Rail Stations and overall Saint John’s campus.
The Service Access Road is anticipated to be created as part of
development on Site S4 (described in Chapter IV, Phasing Plan).
e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets, and/
or sidewalks in this Section E.4.2, upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-14
through III-19.
Bike Access
Bike Access
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Packet Pg. 2212 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN44
FIGURE 15.2:20th Place Section
E.4.3 New Streets on South Campus
a. 20th Place
20th Place is a new one-way, southbound street that will
run from Saint John’s Way (described below) to Broadway:
Figure III-20 provides the street section for implementation of
this roadway.
• Vehicles and Bicycles: 20th Place will be a one-way
southbound street that provides vehicular access from
Saint John’s Way to Broadway. 20th Place will primarily be
used by residents of and visitors to the existing residential
buildings on 21st Street and those accessing the Child &
Family Development Center (S1). 20th Place includes a
dedicated passenger loading (drop-off/pick-up) zone on its
east side and on-street parking spaces on its west side.
Emergency and service/logistics vehicles will be able to
utilize 20th Place for access from Santa Monica Boulevard
to Broadway via the South Campus West Driveway. 20th
Place will be a shared street with bicycles and provide
access from the south campus and the existing residential
buildings on 21st Street to Broadway. 20th Place is 28 feet
curb-to-curb. 20th Place connects to South Campus West
Driveway via a restricted access and commercial loading
area adjacent to the S3 site. Emergency vehicles have full
access between Broadway and Santa Monica Boulevard
via 20th Place and South Campus West Driveway.
• Pedestrians: Pedestrian circulation is provided through
new sidewalks on both sides of 20th Place to promote
pedestrian circulation from Broadway to the south campus.
The sidewalk on the east side will continue to Santa
Monica Boulevard (along South Campus West Driveway),
creating better pedestrian connectivity through the south
campus (including to the new open spaces on the south
campus) and between the Expo Light Rail Stations and the
Providence Saint John’s campus. A new crosswalk will be
provided on the east side of the new intersection of 20th
Place and Broadway.
20th Place is anticipated to be created as part of the
development on Site S1 (described above).
b. Saint John’s Way
Saint John’s Way is a short one-way westbound connecting
street that will run from the revised 21st Street (described
below) to the new 20th Place. Figure III-21 provides the street
section for implementation of this roadway.
• Vehicles and Bicycles: Saint John’s Way will be a one-way,
westbound street that provides vehicular access from 21st
Street to 20th Place. Saint John’s Way will also include a
commercial loading zone on its south side. Saint John’s
Way will be a shared street with bicycles and provide
access from 21st Street to new bicycle parking on the
south campus and to the existing dedicated bicycle lanes
on Broadway (via 20th Place). Saint John’s Way is 20 feet
curb-to-curb.
• Pedestrians: Pedestrian circulation is provided through
new sidewalks on both sides of Saint John’s Way to promote
pedestrian circulation through the south campus, including
to the new open spaces.
Saint John’s Way is anticipated to be created as part of
development on Site S1 as described in Chapter IV, Phasing Plan.
c. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/
or sidewalks in this Section E.4.3 upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-20
through III-21.
.
FIGURE III-20: 20TH PLACE SECTION
FIGURE 15.3:Saint John’s Way Section
FIGURE III-21: SAINT JOHN’S WAY SECTION
FIGURE 15.3:Saint John’s Way Section
Bike Access
Bike Access
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Packet Pg. 2213 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGNFIGURE 15.9:21st Street Section (south of Saint John’s Way)
FIGURE 15.9:21st Street Section (south of Saint John’s Way)
FIGURE III-22: 21ST STREET SECTION (SOUTH OF SAINT JOHN’S WAY)
FIGURE 15.8:21st Street Section (north of Saint John’s Way)
FIGURE 15.8:21st Street Section (north of Saint John’s Way)
FIGURE III-23: 21ST STREET SECTION (NORTH OF SAINT JOHN’S WAY)
E.4.4 Revisions to Existing Public Streets
a. 21st Street
This Phase II Master Plan includes several revisions to 21st
Street between Santa Monica Boulevard and Broadway. As
shown previously on Figure III-9, Vehicular Circulation Plan, the
northern portion of 21st Street will be vacated and closed to
vehicular access, except for emergency vehicles. The vacated
area will be used as open space as detailed in Section D, Open
Space Standards, of this Chapter.
Figures III-22 - III-23 provide the street section for implementation
of various portions of 21st Street.
• 21st Street South of Saint John’s Way
○Vehicles and Bicycles: After the new Saint John’s Way
and the 20th Place streets are opened for vehicular
access, the remaining/southern portion of 21st Street
will become a northbound one-way street up to Saint
John’s Way. This portion of 21st Street will be shared
with bicycles, connecting to the existing dedicated
bicycle lanes on Broadway and providing access to
short-term and long-term bicycle parking. This portion
of 21st Street will primarily be used by residents of and
visitors to the existing 21st Street residential buildings
and those accessing the S1 site. This portion of 21st
Street will be 30 feet curb-to-curb and include on-
street parking on both sides of the street as shown
on Figure III-22. The minimum distance between the
southwest corner of the intersection of 21st Street and
Saint John’s Way to the first on-street parking space
on the west side of 21st Street shall be 15 feet to allow
sufficient fire access.
○Pedestrians: The existing sidewalks along this portion
of 21st Street will connect to provide access from Santa
Monica Boulevard to Broadway as detailed in Section
D.1.2 of this Chapter. This will promote pedestrian
circulation between Broadway, the existing residential
buildings located on the east side of 21st Street, and
the south campus including the new open spaces on
the south campus.
• 21st Street Between Saint John’s Way and its Northern
Terminus: After the new Saint John’s Way and the new
20th Place are opened for vehicular access, as depicted on
Figure III-23 this segment of the street will also be 30’ curb-
to-curb. However, the remaining portion of 21st Street north
of Saint John’s Way will become a two-way street providing
access for the property located at 1427-1433 21st Street
to/from Saint John’s Way without on-street parking.
• Vacated Portion of 21st Street (See Figure III-24): After the
S4 development is completed, the vacated portion of 21st
is intended to be used as open space. As shown on Figure
III-24 this segment will be 20’ in width. Only emergency
vehicles will be allowed to access the vacated portion of
21st Street.
21st Street will continue in its current configuration until the
new Saint John’s Way and 20th Place are created and open
for vehicular access. After Saint John’s Way and 20th Place
are open, the vacated/northern portion of 21st Street will be
in an interim configuration until it is incorporated into the new
Saint John’s Square as part of the S4 development. Until Site
S4 is developed, the northernmost portion of the vacated area
adjacent to Santa Monica Boulevard will be closed to vehicular
traffic (except for emergency vehicles) and improved with
interim landscape or hardscape that facilitates and encourages
use of this area as publicly-accessible open space as described
in Section D, Open Space Standards, above and shown on the
Phasing Plans in Chapter IV. Until Site S4 is developed the
remaining vacated portion of 21st Street between its southern
terminus and the existing entrance to surface parking Lot H on
the east side of 21st Street may continue to provide ingress only
to Lot H, see Chapter IV, Phasing Plan.
Bike Access
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN46
FIGURE III-25: SITE 2I DRIVEWAY LOCATION
FIGURE 15.10:Vacated 21st Street Section
FIGURE III-24: VACATED 21ST STREET SECTION b. 20th Street
This Phase II Master Plan includes the potential for modifications
to 20th Street between Santa Monica Boulevard and Arizona
Avenue. Subject to City review and approval, the vehicle lane
configurations on 20th Street between Santa Monica Boulevard
and Arizona Avenue may be modified to include a center two-way
left-turn lane to accommodate access to/from the new 20th
Street Medical Building (2I). The proposed driveway location for
Building 2I is provided in Figure III-25. The new driveway would
be located at least 20 feet from the Site 2I northern property
line (and a minimum of 30 feet from the existing driveway at
1301 20th Street)
Potential options for revisions to 20th Street are illustrated in
Figure III-26, Options 1-4. Any modifications will be made as part
of the Site 2I development as described in Chapter IV, Phasing
Plan, as determined by the City’s transportation engineer.
c. Santa Monica Boulevard
This Phase II Master Plan calls for the relocation of the two
existing traffic signals located at the ingress and egress to the
north campus Mullin Entry Plaza as follows:
• The existing traffic signal located at the intersection of the
north campus Mullin Plaza egress driveway/21st Street
and Santa Monica Boulevard will be shifted to the west to
align with the new South Campus West Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur
during the first to occur of either the 2C development or the
S3 development (see Chapter IV, Phasing Plan).
• The existing traffic signal located at the intersection of the
22nd Street/north campus Mullin Plaza ingress driveway
and Santa Monica Boulevard will be shifted to the east to
align with the new South Campus East Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur as
part of the Site S4 development, when the South Campus
East Driveway is created.
• The new alignment of these intersections and traffic signals
as well as enhanced crosswalks to increase pedestrian
safety when crossing Santa Monica Boulevard.
d. Schader Drive
This Master Plan calls for the western terminus of Schader
Drive at Providence Saint John’s south campus to be closed
for vehicular access and no longer be accessible from the
south campus as part of the S4 development. A controlled
access mechanism will be added between South Campus East
Driveway and Schader Drive to allow emergency vehicle access,
see Figure III-9.
e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/
or sidewalks in this Section E.4.4 upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-22
through III-26.
30’ 20’
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Packet Pg. 2215 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 16.1: Potential 20th Street Lane Revisions - Option 1 FIGURE 16.2: Potential 20th Street Lane Revisions - Option 2FIGURE III-26: 20TH STREET LANE REVISION OPTIONS FIGURE 16.3: Potential 20th Street Lane Revisions - Option 3 FIGURE 16.4: Potential 20th Street Lane Revisions - Option 4 OPTION 1 OPTION 2 OPTION 3 OPTION 4
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN48
FIGURE III-27: PHASE II OFF-STREET PARKING LOCATIONSF. VEHICLE PARKING
This Phase II Master Plan incorporates a comprehensive,
parking strategy that will provide sufficient parking to meet
peak parking demand for both Phase I and Phase II.
This Plan takes a holistic approach to planning, designing, and
managing vehicle parking. This Plan’s main objectives with
respect to parking are: (1) to ensure that sufficient parking
is provided on campus to satisfy peak parking demand upon
completion of the Phase II Development Program; (2) to ensure
that during build-out of the Phase II Development Program
Providence Saint John’s continues to satisfy its peak parking
demand through a combination of on-site and off-site, owned
and leased parking; (3) to right-size the on-site parking that is
provided, ensuring that enough spaces are built to satisfy peak
parking demand taking into account future changes in mobility
during the course of its Phase II implementation; and (4) to
support City sustainability goals to reduce single occupancy
vehicle trips and increase safety.
F.1 New On-Street
New on-street parking on 20th Place will be provided in
accordance with the requirements in Table III-11 and Figure III-
20 as well as the Third Amendment.
F.2 New On-Site Parking Locations
With the exception of the multi-family housing, all new on-site
parking is anticipated to be provided in subterranean garages.
Locations for new subterranean parking correspond with
the Phase II development sites and are shown on Figure III-
27. Access to on-site parking is also shown on Figure III-27,
however, the standards for the driveways providing access to
the new subterranean parking locations are provided in Section
E, Mobility Plan. The requirements for determining the number
of spaces to be provided are outlined in Section F.3 below.
TABLE III-11: NEW ON-STREET PARKING SPACES
Street Parking Spaces
20th Place 8
AS AN ALTERNATIVE TO BELOW-GRADE PARKING ON S2, PARKING MAY BE PROVIDED NEARBY ON THE
S4/ S5 SITE.
DIRECTION OF STREET LEVEL CIRCULATION
PHASE II AREAS
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
F.3 On-Site Parking Capacity
Due to the long-term buildout of this Master Plan, changing
technology in transportation and parking, and the need to
accommodate Phase I parking, this section identifies site by site
requirements for determining parking. During the preparation of
this Phase II Master Plan a parking demand study (Benchmark
Parking Study) was prepared to analyze existing and future
parking demand related to this Master Plan (see Appendix C).
Specifically the Benchmark Parking Study estimates the
parking supply required to satisfy peak parking demand during
Phase II implementation taking into account a variety of factors
including:
• Parking demand for existing Phase I uses and new Phase II
uses as well as construction parking demand,
• Shared parking (i.e. two or more user groups able to use
the same parking space(s) without conflict),
• Users visiting multiple uses on a single stay (e.g., campus
employees using on-site retail or restaurants), and
• Providence Saint John’s Transportation Demand
Management Plan upon Phase II Implementation (which
includes incentives for ride sharing, car/van pooling, taking
public transit, bicycling and walking).
Based on recommendations of the Benchmark Parking Study,
parking requirements (i.e. on-site capacity) for each Phase II
Development Site shall be determined as follows:
S2. Parking shall be provided for S2 program/uses based
upon the City’s parking requirements at the time of filing
an Administrative Approval Application. Parking for this
site may explore alternatives to subterranean parking
such as tuck-under or tandem spaces for multi-family
housing. Alternatively, a parking demand study may be
submitted for the S2 uses and the required parking for
such uses would then be established by the Community
Development Director as part of the Administrative
Approval determination.
Required parking for the S2 uses may either be provided
on-site or nearby on the S4/S5 site (in surface parking
Lot H prior to redevelopment of the S4/S5 site and, upon
redevelopment, in the S4/S5 subterranean garage).
As required by the Development Agreement’s Phases II
Parking Management Plan, if parking for S2 is provided
in Parking Lot H, Providence Saint John’s must submit a
revised Parking Management Plan confirming that peak
parking demand is met in accordance with the DA.
2C. The parking capacity for the 2C site is provided in
Table III-11. The range of parking spaces is consistent
with the Benchmark Parking Study, which recommends
four levels of subterranean parking on the site and takes
into consideration that 2C is the most convenient parking
location to serve the north campus Mullin Entry Plaza.
2I. As part of the DRP application for development on
2I, a parking demand study shall be filed addressing
the criteria outlined in Section F.3.1 below. Table III-12
includes the minimum and maximum parking requirement
for the site. Within the specified range, the Community
Development Director shall establish the parking required
on the 2I site based on the criteria outlined in Section
F.3.2 below.
This requirement is consistent with the Benchmark
Parking Study which recommends three to four levels
of subterranean parking on the 2I site. In addition to
meeting the parking demand of the 2I uses, this site can
also accommodate parking demand for Phase I as the 2I
site is a convenient location for Keck and CSS employee
parking.
S1/S3. If the S1 and S3 developments proceed in the first
or second stage of Phase II Master Plan implementation
(see Chapter IV, Phasing Plan), subterranean parking shall
be provided on the S1/S3 sites in accordance with Table
III-12. This requirement is consistent with the Benchmark
Parking Study which recommends, four levels of
subterranean parking on the S1/S3 site and also provides
parking for Phase I uses. The location makes it suitable
for use by valets (just across Santa Monica Boulevard via
signalized intersection) from the Mullin Entry Plaza.
If the S1 and S3 developments proceed in a later stage
of development, then the required parking on the S1/S3
sites shall be established by the Planning Commission
based on a parking demand study in accordance with the
requirements of Sections F.3.1 and F.3.2 below.
Parking on all other Phase II Development Sites. The
parking requirements for site S4, S5 and 2D/E shall be
established by the Planning Commission as part of the
DRP in accordance with Section F.3.1 and F.3.2 below.
F.3.1 Parking Study Requirements
If required by Section F.3, a parking demand study shall be
filed with the DRP application for each specified Phase II
development. The parking demand study shall, at a minimum,
include the following information:
a. Projected parking demand for the new Phase II building (if
such use exists on the Campus, such parking demand shall be
based on parking counts taken no later than four months prior
to the filing of the Development Review Permit application),
b. Utilization of other on-site parking facilities by both Phase
I and then existing Phase II uses based on parking counts
taken no later than four months prior to the filing of the
DRP application,
c. Leased parking supply and utilization of such supply by both
Phase I and then existing Phase II uses (e.g. Saint John’s
parking demand that is not satisfied on Phase I or Phase
II sites),
d. Utilization of on-street meter parking immediately adjacent to
Saint John’s Campus (i.e. west side of 23rd Street between
Arizona and Santa Monica Boulevard, south side of Arizona
between 23rd and 20th Streets, both sides of 21st Street
between Saint John’s Way and Broadway, the west side of
20th Place between Saint John’s Way and Broadway, and
the north side of Broadway between 23rd Street and 20th
Street), or other locations determined by the Community
Development Director,
e. Proposed implementation plan and schedule for current, new
or enhanced TDM measures to offset Saint John’s parking
TABLE III-12: ON-SITE PARKING
Site Parking Capacity
North Campus
2C Capacity for 180-195 vehicles
(could be tandem configuration)
2I Capacity for 200-300 vehicles
2D/E To be determined by a future
Parking Demand Study
South Campus
S1 and S3 (one
subterranean garage
supports both sites)
Capacity for 498 vehicles
S2
Per Section F.3 Parking Study
Requirements: either 2022 SMMC
parking ratios or determined by a
future Parking Demand Study
S4 and S5 (one
subterranean garage
supports both sites)
To be determined by a future
Parking Demand Study
NOTES: Parking supply may be shared for both Phase I and Phase II uses. Facilities may be self park or valet. See Section F.3.1 for Parking Study Requirements.
demand. Quantification of the parking demand reduction
associated with the implementation of new or enhanced TDM
measures shall be provided, and
f. Must document a methodology for designating valet, visitor
and employee spaces.
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PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN50
F.3.2 Determining Parking Requirements Based on a Demand Study
The parking requirements for specified Phase II Development
Sites shall be based upon a parking demand study reviewed
and approved by the authorized decision making body (i.e.
Planning Commission or the Community Development Director).
The Benchmark Parking Study shall be used as a reference
for the criteria upon which to base the parking requirements.
These criteria include:
a. Capacity for the parking demand associated with the
proposed Phase II uses by building will be satisfied either
on the applicable Phase II site or in another existing on-site
parking facility,
b. The cumulative parking supply on Phase I and Phase II
parking sites (then-existing supply and the new proposed
Phase II building) will have a 90% or higher utilization,
c. Saint John’s then-existing leased parking supply will be
reduced upon completion of the applicable Phase II building
and parking (leased supply may temporarily increase during
construction of Phase II buildings),
d. In order to (a) accommodate the demolition of parking in a
future stage of Phase II implementation, (b) accommodate
temporary construction parking during a future stage of
Phase II implementation, and (c) off-set the parking to be
built for such future Phase II building excess parking may be
built. For example:
1. If the parking required for a Phase II building would
result in a half level of parking, the full parking
level may be built if it can reasonably be used to
offset the parking required for a future Phase II
building.
2. If it is anticipated that the parking demand
estimated for a future Phase II use cannot be fully
provided on such future building site (e.g. 2C or
2D/E), additional parking may be built in an earlier
Phase II building.
This Section F.3 supersedes the off-street vehicle parking
requirements included in 2022 SMMC Sections 9.28.020-070,
9.28.020-090, 9.28.120, 9.28.180 and 9.28.190; provided,
however that minimum parking dimensions shall comply
with the standards approved by the Community Development
Director. The area of any such space shall be exclusive of any
driveways, aisles, and maneuvering areas.
F.4 Parking Management Plan Upon Phase
II Implementation
During Phase II implementation, Providence Saint John’s
shall maintain, amend as necessary and implement a Parking
Management Plan (“PMP”) for Phase I and Phase II in accordance
with the Development Agreement and in conjunction with
the Transportation Demand Management Plan, upon Phase
II implementation.
F.5 EV Charging Stations
Electric Vehicle Charging stations will be provided in accordance
with 2022 SMMC Section 9.28.160.
F.6 Carpool/Vanpool Parking
Consistent with the Development Agreement, a portion of the
new parking spaces required in Section F.3 above shall be
designated as preferential parking for carpools/vanpools with
the following minimum requirements: parking garages with 50-
99 parking spaces have 1 preferential parking space, parking
garages with 100-199 parking spaces have 2 preferential
parking spaces, parking garages with 200 parking spaces and
greater have 3 preferential parking spaces plus 1 preferential
parking space for every 50 spaces. If demand for carpool/
vanpool parking exceeds the amount provided, as indicated by
the annual TDM Plan and Phase II Parking Management Plan
reports, additional preferential carpool/vanpool parking shall
be designated in order to meet the demand.
G. BICYCLE AMENITIES
G.1 Bicycle Parking
Figure III-10, Bicycle Circulation Plan, shows potential locations
of both long-term and short-term bicycle parking that will be
provided throughout the north and south campuses. The
number of long-term and short-term bicycle parking spaces for
Phase II uses shall be provided in accordance with 2022 SMMC
Table 9.28.140 (e.g. for hospital uses, 1 short-term space for
4,000 square feet of floor area and 1 long-term space for 3,000
square feet of floor area). For purposes of calculating the bicycle
parking and associated shower/locker requirements, the Visitor
Accommodations use is considered a hotel use. In accordance
with the DA, bicycle racks with capacity for 90 bicycles shall
continue to be provided for Phase I in a location (or locations)
that is at least as conveniently located as the most convenient
automobile spaces, other than those spaces for persons with
disabilities, on the north campus.
G.2 Minor Modifications
Given the campus environment and the overall number of
short-term and long-term bicycle parking spaces that will be
provided as part of the Phase II Master Plan, the Community
Development Director may approve modifications to the
locational and dimensional standards for bicycle parking
included in 2022 SMMC Section 9.28.140.
G.3 Showers and Lockers
Showers and clothes lockers for employees will be provided
throughout the north and south campuses in accordance with
2022 SMMC 9.28.170(B). The showers and lockers are sited in
locations that are convenient for employee use. Access will be
controlled to secure use by employees.
H. LOADING
This Phase II Master Plan provides a comprehensive, campus-
wide plan for Phase II patient, visitor, and materials loading.
Locations for designated loading areas on the new private
driveways and streets are shown in Figure III-28. Passenger
loading for the south campus is generally provided in the
P1 level of the south campus subterranean parking garage.
Figure III-29A provides a conceptual layout for the P1 level of
the south campus subterranean parking garage, including the
passenger loading area, at full Master Plan implementation.
Figure III-29B provides a conceptual layout for the P1 level of
the S1/S3 subterranean garage prior to the S4/S5 portion
of the subterranean garage being built. Notwithstanding the
conceptual plans, the specific layout of the P1 level (both
for the S1/S3 garage and the garage upon full Master Plan
implementation) will be reviewed as part of the Development
Review Permit process.
Dimensions of the loading areas are specified in Table III-13. As
such, the loading standards included in 2022 SMMC Section
9.28.080, including with respect to dimensions, number
of spaces, location, design, and maneuvering areas, shall
not apply.
A south campus commercial loading plan (or updated
commercial loading plan) will be reviewed and approved by
the Community Development Director, which approval shall not
be unreasonably withheld, prior to issuance of a Certificate of
Occupancy for the S3 and S4 buildings.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-13: LOADING AREA DIMENSIONS
Phase II Loading Requirements
Site Dimensions and Locations Uses
Site 2I
Two 10’ x 18’ areas located within building on
ground floor Passenger loading for 20th Street Medical Building (2I)
[Commercial loading to be determined during DRP]Commercial loading for 20th Street Medical Building (2I)
Mullin Plaza 10’ x 90’ within Mullin Plaza driveway
Passenger loading for East Ambulatory & Acute Care
Building (2D/E) & West Ambulatory & Acute Care Building
(2C) (in addition to Phase I)
Site S1
10’ x 31’ on south side of Saint John’s Way Commercial loading for Child & Family Development
Center (S1)
10’ x 108’ on east side of 20th Place
Passenger loading for Child & Family Development
Center (S1) [Longer-term passenger loading/short- term
parking also available in the S1/S3 garage.]
Site S3
10’ x 30’ located at-grade in the controlled access
area south of the S1/S3 subterranean parking
garage and north of Saint John’s Way
Commercial loading for West Ambulatory Care &
Research Building (S3)
10’ x 30’ located in the S1/S3 subterranean garage.Passenger Loading for West Ambulatory Care & Research
Building (S3)1
Site S4
10’ x 30’ on west side of South Campus
East Driveway
Commercial loading for Education & Conference Center
and East Ambulatory Care & Research Building (S4)
Two 10’ x 30’ areas located in the shared South
Campus subterranean garage accessed from
South Campus West Driveway and South Campus
East Driveway
Passenger Loading for West Ambulatory Care & Research
Building (S3) and Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Site S5 10’ x 30’ West side of Service Access Road Commercial loading for Visitor Housing (S5)
Phase I Existing Phase I Loading Dock
Commercial loading for West Ambulatory & Acute Care
Building (2C) and East Ambulatory & Acute Care Building
(2D/E) (in addition to Phase I)
NOTE:1. This would be the location for passenger loading in the S1/S3 garage until the S4/S5 subterranean parking garage is completed. Once the S4/S5 garage is completed, the passenger loading for both S3 and S4 is proposed to be provided in the shared subterranean garage.
FIGURE III-28: PROPOSED VEHICULAR LOADING ZONES
PROPOSED LOADING ZONES
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN52
FIGURE 21.2: South Campus Level P1 LoadiCompletion
FIGURE III-29A: SOUTH CAMPUS CONCEPTUAL SUBTERRANEAN LOADING AT FULL MASTER PLAN IMPLEMENTATION FIGURE IIII-29B: SOUTH CAMPUS CONCEPTUAL LEVEL P1 LOADING CONCEPT AT S1/S3
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
I. SUSTAINABILITY AND RESILIENCY
Sustainability and resiliency have been incorporated into the
planning for this Phase II Master Plan, including with respect to
site selection for buildings, location of specific uses in proximity
to other uses, prioritization of pedestrian and bicycle circulation
in and around and to the Campus Property, and minimizing
single-occupancy vehicle use and vehicles circulating around
and to the area. Sustainability strategies will be considered
early in the design stage of individual Phase II buildings and will
vary based on the building’s uses and location. Sustainability
strategies and measures to be considered include, but are not
limited to, optimizing passive strategies, operable windows,
solar photovoltaic panels, solar water heating, green roofs,
low-flow fixtures, high-performance building envelopes, energy-
efficient HVAC and lighting systems, and interior materials
with low volatile organic compounds (VOCs). In addition, the
Phase II Developments shall be governed by the sustainability
requirements below.
I.1 Water Mitigation
Phase II developments shall comply with the water consumption
limits and in-lieu fees contained in the DA.
I.2 Urban Runoff
Phase II developments, shall comply with the urban runoff,
conservation and sustainable management requirements
contained in the DA.
I.3 Resilient Design
Resilient design has and will continue to be incorporated
into the future planning for this Phase II Master Plan based
on the critical services provided by Saint John’s to the City of
Santa Monica and the need for those vital services to remain
operational during catastrophic events. Healthcare centers are
comprised of more than just the hospital. To operate they require
many support functions which occur outside of the hospital
building which is why Saint John’s takes a holistic approach to
the development of its resiliency in the Phase II Master Plan.
For healthcare related projects, life safety is a key concern and
includes the design of alternative/back-up power systems; fire
protection sprinkler and standpipe systems; multi-purpose
and emergency lighting systems; HVAC redundant systems for
operational stability; water storage on site (fire and potable) and
on-site storage for sanitary to ensure continued service. Other
resiliency items that may be included in Phase II buildings, as
appropriate, include specifying durable and robust materials
and construction methods; passive thermal safety and thermal
comfort strategies; safer design for extreme weather (location
of emergency generators above possible flooding for example)
and considerations for wildfire & seismic events.
I.4 Transportation Demand Management
Phase I and Phase II buildings shall be governed by the revised
Transportation Demand Management plan contained in the
DA. This Plan seeks to reduce reliance on single-occupancy
vehicle use by incentivizing and promoting alternative modes
of transportation.
J. WATER AND SEWER INFRASTRUCTURE
Because of the extended vesting period granted to Providence
Saint John’s as part of the Development Agreement, and the
potential future development that may occur Citywide during the
intervening period, Providence Saint John’s will consult with the
City Engineer to discuss the timing and content for preparation
of an updated water and sewer study(ies) to be reviewed and
approved by the City Engineer, unless determined in the City
Engineer’s sole and absolute professional judgment to be
unnecessary. If a water or sewer study(ies) is required by the
City Engineer, Providence Saint John’s will submit the updated
water and sewer study(ies) concurrently with its application for
a Development Review Permit or Administrative Approval for
each Phase II Building.
The updated study(ies) will determine water and sewer demand
from the proposed Phase II Building, and any upgrades required
to the City’s water and sewer infrastructure to meet the demand
from the proposed Phase II Building, based upon then existing
conditions.
The City Engineer’s requirements shall be documented as part
of off-site improvement policies, standards, and best practices
in effect at the time that a proposed development application
for a Phase II Building Site is deemed complete. As required
by the Development Agreement, Saint John’s shall provide the
City with subsurface easements to any 1) areas where new
public water or sewer lines may be relocated and 2) any areas
which would have to be accessed for maintenance to a Phase
II Development Site, subject to required conditions of utility
access, as reasonably determined by the City Engineer.
J.1. Water Infrastructure
To inform this Master Plan and accompanying environmental
review a preliminary Fire & Domestic Water Study dated
August 2018 was prepared to analyze the proposed Phase
II development, Appendix D. The Study recommended two
options for relocation of water lines impacted by development,
see Figure III-30.
As previously noted Saint John’s shall consult the City Engineer
regarding improvements, modification, timing, and/or the need
for additional studies related to wet infrastructure. Additionally
pursuant to the Development Agreement, Saint John’s shall
provide the City with easements to any areas where new public
water lines are located on Phase II Development Sites.
J.2. Sewer Infrastructure
In processing the Phase II Master Plan, Saint John’s also
completed a Sanitary Sewer Study dated April 2019 prepared
in connection with the Phase II development, attached as
Appendix E. The projected up-sizing and modifications required
to accommodate Phase II development are shown on Figure
III-31, these preliminary plans are subject to review by the
City Engineer.
As previously mentioned Saint John’s shall confirm with the
City Engineer regarding improvements, modification, timing,
and/or the need for additional studies related to the City’s
sewer infrastructure in accordance with the Phase II mitigation
measures of the Development Agreement. Pursuant to the
Development Agreement, Saint John’s shall provide the City
with easements to areas where new public sewer lines are
located on Phase II Development Sites.
K. EMERGENCY VEHICLE ACCESS
K.1 Campus Sites
Implementation of this Master Plan requires circulation
improvements related to Emergency and Fire Department
access as detailed throughout Section E, Mobility Plan, of
this Chapter.
K.2 Adjacent Property Access
Prior to closure of all or a portion of surface Parking Lot
H located immediately south of the existing Geneva Plaza
senior housing building, Providence Saint John’s will work
with the Santa Monica Fire Department and the property
owner to ensure adequate access to the Geneva Plaza site.
One proposed solution is to install a pedestrian access gate
in the concrete masonry wall located parallel to Broadway on
the southern boundary of the Geneva Plaza site (assessor
parcel number: 4275-007-010). The new pedestrian access
gate would be constructed and installed in accordance with the
standards required by the Santa Monica Fire Department and
would provide fire fighters access to the west and south sides
of the building.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN54
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of the
existing 12" ACP water line in the north half of 21st Street to accommodate for the proposed
subterranean parking of Building S4. The line will be capped at the extent of the removal. In
addition to cutting and capping the existing line, a new water main is proposed between S1
and S3 where it will then turn North along the proposed South Campus West Driveway. The
line would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could be
serviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 will
connect to the existing water main in Broadway. Building S4 will connect to the existing water
main in Santa Monica Blvd. The existing residential buildings (not part of PSJ's property)
would connect to the remaining water line in the southern portion of 21st Street.
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing and
replacing the existing 12" ACP in 21st street and routing the new water line at the
ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be
serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by the
existing line in 21st Street or the existing line in Broadway. Lateral locations are
subject to change.
01-23-2020
W W W W W W W W W
WWWWWWWWWWWWWWWWWW
12" ACP
12" DIP
WWWWOPTION 2WWWWW8" ACP
OPTION 1: REMOVE
AND REPLACE 12"
ACP WATER LINE
IN PLACE
OPTION 2: REMOVE
12" ACP WATER
LINE
FIGURE III-30: PROPOSED WATER SERVICE PLAN
Note: Location of existing and proposed services are approximate
and are schematic. Please consult asbuilts and survey for more
accurate location information.
OPTION 1:
Option 1 for the proposed Providence St. John’s Campus consists
of removing and replacing the existing 12” ACP in 21st Street and
routing the new water line above or on the ceiling of the proposed
subterranean parking of S4. Development on S4 and S3 can be
potentially serviced by this line or by the line on Santa Monica
Blvd. S1 can be potentially serviced by the existing line in 21st
Street or the existing line in Broadway Avenue. Lateral locations
are subject to change
OPTION 2:
Option 2 for the proposed Providence St. John’s Campus consists
of the removal of the existing 12” ACP water line in the north half
of 21st Street to accommodate for the proposed subterranean
parking of S4. The line will be capped at the extent of the removal.
In addition to cutting and capping the existing line, a new water
main is proposed between S1 and S3 where it will then turn
north along the proposed South Campus West Driveway. The
line would connect to the existing main in Santa Monica Blvd.
S1 and S3 could be serviced by the proposed main in South
Campus West Driveway. Buildings S5 and S2 would potentially
connect to the existing water main in Broadway Avenue. Building
S4 would potentially connect to the existing water main in Santa
Monica Blvd.
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASECONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
W W W W W W W W W
WWWWWWWWWWWWWWWWWW
12" ACP
12" DIP
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of the
existing 12" ACP water line in the north half of 21st Street to accommodate for the proposed
subterranean parking of Building S4. The line will be capped at the extent of the removal. Inaddition to cutting and capping the existing line, a new water main is proposed between S1
and S3 where it will then turn North along the proposed South Campus West Driveway. The
line would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could beserviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 will
connect to the existing water main in Broadway Avenue. Building S4 will connect to the
existing water main in Santa Monica Blvd. The existing residential buildings (not part of PSJ's
property) would connect to the remaining water line in the southern portion of 21st Street.
WWWWOPTION 2
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing andreplacing the existing 12" ACP in 21st street and routing the new water line at the
ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be
serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by the
existing line in 21st Street or the existing line in Broadway Avenue. Lateral
locations are subject to change.WWWWW8" ACP
OPTION 1: REMOVE
AND REPLACE 12"
ACP WATER LINEIN PLACE
OPTION 2: REMOVE
12" ACP WATERLINE
03-28-2018
FIGURE 25: Water Service
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
onsists of the removal of the existing 18" PVC sewer line in the north half of
accommodate for the proposed subterranean parking of Building S4 . The
pped at the extent of the removal. To accept the flow from Building S1 and
wer line is proposed in the proposed 20th Place and South Campus West
e line will connect to an existing Manhole in Santa Monica Blvd, run West
Monica Blvd and turn south along the proposed 20th Place to connect to an
VCP in Broadway Avenue. The proposed line is essentially parallel to the
PVC line in 21st Street. It is believed that if the existing 18" PVC flows
hat the proposed adjacent parallel line in 20th Place should do the same.
n, it may become infeasible to route the sewage from the south most portion
4 to the North to connect to the existing sewer line in Santa Monica Blvd. If
the case, a sewer line is proposed to run from the south of S4, along SE
d connect into the existing sewer main in Broadway. Prior to the issuance of
rmit for Buildings S3, S4, and 2C, additional sewer monitoring will be
etermine whether additional upgrades are needed. Please see the
rastructure Improvements section beginning on page 4.
2020
LEGEND:
G SEWER LINE
SED RELOCATION OF
LINE:
LE LATERAL LOCATIONS:
LINE TO BE REMOVED:
LE S4 ROUTING:
SS
ATION OF EXISTING AND PROPOSED SERVICES ARE
ATE LOCATIONS AND ARE SCHEMATIC. PLEASE
SBUILTS AND SURVEY FOR MORE ACCURATE
SS
SS
ER SERVICE
SS SS SS SS SS SS SS SSSSSS SS
SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSS
18" PVC
12" VCPSSSS18" PVC
12" VCP
SSSSSSSSSSSS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS SS
Potential need to upgrade portion of 12� VCP.
Please see the Proposed Infrastructure
Improvements section beginning on page 4.
21" VCP
FIGURE III-31: PROPOSED SEWER SERVICE PLAN
SS SS SS SS SS SS SSSS SS SS
The project consists of the removal of the existing 18" PVC sewer line in the north half of
21st Street to accommodate for the proposed subterranean parking of Building S4 . The
line will be capped at the extent of the removal. To accept the flow from Building S1 and
S3 a new sewer line is proposed in the proposed 20th Place and South Campus WestDriveway. The line will connect to an existing Manhole in Santa Monica Blvd, run West
along Santa Monica Blvd and turn south along the proposed 20th Place to connect to an
existing 12" VCP in Broadway Avenue. The proposed line is essentially parallel to the
existing 18" PVC line in 21st Street. It is believed that if the existing 18" PVC flowsadequately that the proposed adjacent parallel line in 20th Place should do the same.
During design, it may become infeasible to route the sewage from the south most portion
of Building S4 to the North to connect to the existing sewer line in Santa Monica Blvd. Ifthis becomes the case, a sewer line is proposed to run from the south of S4, along SE
Driveway and connect into the existing sewer main in Broadway. Prior to the issuance of
a building permit for Buildings S3, S4, and 2C, additional sewer monitoring will be
required to determine whether additional upgrades are needed. Please see theProposed Infrastructure Improvements section beginning on page 4
04-2019
LEGEND:
EXISTING SEWER LINE
PROPOSED RELOCATION OF
SEWER LINE:
POSSIBLE LATERAL LOCATIONS:
SEWER LINE TO BE REMOVED:
POSSIBLE S4 ROUTING:
SS
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASECONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
SS
SS
SEWER SERVICE
SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSS
18" PVC
12" VCPSSSS18" PVC
12" VCP
SSSSSSSSSSSS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS
SSSS
21" VCP Potential need to upgrade portion of 12” VCP. Please see the Proposed Infrastructure Improvements section beginning on page 4.
FIGURE 26: Sewer Service
of the SJ Phase II
Sewer Study.
NOTES: Location of existing and proposed services are approximate and are schematic. Please consult asbuilts and survey for more accurate location information.
Implementation of the Master Plan will require the removal of
the existing 18” PVC sewer line in the north half of 21st Street to
accommodate for the proposed subterranean parking of a building
on S4. The line will be capped at the extent of the removal. To
accept the flow from development of S1 and S3 a new sewer line
is proposed in the proposed 20th Place and South Campus West
Driveway. The line will connect to an existing Manhole in Santa
Monica Blvd, run west along Santa Monica Blvd and turn south
along the proposed 20th Place to connect to an existing 12” PVC
in Broadway Avenue. The proposed line would be parallel to the
existing 18” PVC line in 21st Street.
During design, it may become infeasible to route the sewage from
the south most portion of site S4 to the north to connect to the
existing sewer line in Santa Monica Blvd. If this becomes the case,
a private sewer laterial is proposed to run from the south portion of
S4, along SE Driveway and connect into the existing sewer main
in Broadway. Prior to the issuance of a building permit for S3, S4,
and 2C, additional sewer monitoring will be required to determine
whether additional upgrades are needed.
See also Appendix E, Phase II Sewer Study.
Potential need to upgrade portion of 12” VCPPlease see the Proposed Infrastructure improvements section beginning on page 4 of Appendix E.
(PRIVATE)
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Packet Pg. 2224 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN56
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Exhibit “R-1” Page 1
EXHIBIT “R-1” COMMUNITY BENEFITS (AMENDED AND RESTATED)
Upon the Third Amendment Effective Date, this Exhibit “R-1” shall govern all community benefits, childcare requirements, and neighborhood protection provisions in the Development Agreement including for Phase I and Phase II. Evidence of good faith compliance
with the terms of the Community Benefits Program shall be demonstrated in accordance with
Section 10.2 of this Third Amendment. 1. Community Benefits Program.
1.1 Saint John’s Community Benefit Program. The City seeks to ensure through the
implementation of this Exhibit “R-1” that the availability and the accessibility of health care
provided by Saint John’s is maintained and expanded in accordance with the Third Amendment and the Phase II Master Plan. This Exhibit “R-1” replaces and supersedes Section 1.7 of the Original Development Agreement, as amended by the First Amendment, in its entirety, and contains all of the community benefit requirements in the Development Agreement. Evidence of
good faith compliance with the terms of this Community Benefits Program shall be demonstrated
in accordance with Section 10.2 of this Third Amendment. 1.1.1 Community Health Needs Assessment. As part of Saint John’s triennial comprehensive needs assessment pursuant to Health and Safety Code § 127350 et seq., Saint
John’s shall include a comprehensive assessment of social determinants of health in the Santa
Monica community. The City Manager shall designate a staff representative to serve on the Community Health Needs Assessment Oversight Committee. The assessment process shall engage a broad representation of the Santa Monica community including residents, the business community, other local hospitals, nonprofits, faith-based organizations and consumers of local
social services. Opportunities for involvement shall be broadly advertised in local media. Saint
John’s shall factor in results of this assessment when developing its annual community benefit plan. To the extent feasible, Saint John’s will share with the City data for the Santa Monica-specific subsection of Saint John’s comprehensive community needs assessment to better inform both parties’ work in the community.
1.1.2 Homelessness Services & Services to Other Vulnerable Populations. 1.1.2(a) Total Value. From the Third Amendment Effective Date through the Term of the Development Agreement, Saint John’s shall provide cash grants to non-
profit community partners and in-kind support for homeless services and prevention, services to
other vulnerable populations, and/or behavioral health programs in the community consisting of: (i) a minimum of Five Hundred Eighty-Three Thousand, Three Hundred Thirty-Three Dollars ($583,333.00) provided by December 31, 2022 in
accordance with Section 1.1.3 of Exhibit “R-1” below;
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(ii) a minimum of One Million Dollars ($1,000,000) provided annually by December 31st of each year for twenty (20) years, commencing in calendar
year 2023 through calendar year 2042; and
(iii) commencing December 31, 2043, a minimum of Five Hundred Thousand Dollars ($500,000) annually through December 31, 2052.
(iv) To account for inflation, the annual amounts required in
this Section 1.1.2(a) of Exhibit “R-1” shall be adjusted annually as shown in Table 1.1.2 below.
TABLE 1.1.2
CASH GRANTS (Min 80% of Total) TOTAL VALUE
2022 $ 425,000.00 $ 583,333.00
2023 $ 812,000.00 $ 1,015,000.00
2024 $ 824,180.00 $ 1,030,225.00
2025 $ 836,542.70 $ 1,045,678.38
2026 $ 849,090.84 $ 1,061,363.55
2027 $ 861,827.20 $ 1,077,284.00
2028 $ 874,754.61 $ 1,093,443.26
2029 $ 887,875.93 $ 1,109,844.91
2030 $ 901,194.07 $ 1,126,492.59
2031 $ 914,711.98 $ 1,143,389.98
2032 $ 928,432.66 $ 1,160,540.83
2033 $ 942,359.15 $ 1,177,948.94
2034 $ 956,494.54 $ 1,195,618.17
2035 $ 970,841.96 $ 1,213,552.44
2036 $ 985,404.58 $ 1,231,755.73
2037 $ 1,000,185.65 $ 1,250,232.07
2038 $ 1,015,188.44 $ 1,268,985.55
2039 $ 1,030,416.26 $ 1,288,020.33
2040 $ 1,045,872.51 $ 1,307,340.64
2041 $ 1,061,560.60 $ 1,326,950.75
2042 $ 1,077,484.01 $ 1,346,855.01
2043 $ 400,000.00 $ 500,000.00
2044 $ 406,000.00 $ 507,500.00
2045 $ 412,090.00 $ 515,112.50
2046 $ 418,271.35 $ 522,839.19
2047 $ 424,545.42 $ 530,681.78
2048 $ 430,913.60 $ 538,642.00
2049 $ 437,377.31 $ 546,721.63
2050 $ 443,937.97 $ 554,922.46
2051 $ 450,597.03 $ 563,246.29
2052 $ 457,355.99 $ 571,694.99
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Exhibit “R-1” Page 3
(iv) For the avoidance of doubt, cash grants from
Providence Saint John’s Health Center Affiliation Fund shall count toward the minimum value required in this Section 1.1.2(a) of Exhibit “R-1” so long as the grants are to organizations/programs meeting the criteria set forth in Section 1.1.2(b) or Section 1.1.3 of this Exhibit “R-1” as applicable.
1.1.2(b) Cash Grants. A minimum of 80% of the applicable annual value required in Section 1.1.2(a)(ii)-(iv) of this Exhibit “R-1” shall be cash grants to non-profit organizations/programs that serve populations consistent with the requirements of the City’s Human Services Grants Program, or any successor thereto. Saint John’s shall consult with
subject matter experts, community stakeholders and co-funders in the grantmaking process.
Organizations/programs that are then funded by or have been funded by the City of Santa Monica’s Human Services Grant Program within the three (3) fiscal years prior to the year in which Saint John’s is making the grant are deemed as satisfying the criteria in this Section 1.1.2(b) of this Exhibit “R-1” provided that Saint John’s demonstrates that funds awarded by
Saint John’s in accordance with this Section 1.1.2 shall be used by the grantee to support
homelessness services and services to other vulnerable populations that are also funded by the City’s Human Services Grant Program, or any successor thereto. For other organizations/programs, Saint John’s may submit a written request to the City Council for approval that a cash grant to such organization/program would count toward the requirement in
this Section 1.1.2(b) of this Exhibit “R-1”. Such request shall include documentation that the
organization/program meets the criteria in this Section 1.1.2. The City Council may approve, deny or conditionally approve (e.g. specify a maximum amount or number of years for the approval) such request. If the City Council does not deny Saint John’s request for approval at a public hearing(s) within ninety (90) days, the organization/program shall be deemed approved.
1.1.2(c) Collaboration Regarding In-Kind Services. Saint John’s will meet and confer with the City Manager, or his or her designee, annually regarding any in-kind support/programs it plans to provide in satisfaction of the remaining applicable annual value required in Section 1.1.2(a)(ii)-(iv) of this Exhibit “R-1” (i.e. up to 20% of the applicable annual
value). Any in-kind funding shall be limited to clearly measurable capital and/or operational
contributions. If the City Manager, or his or her designee, does not respond to Saint John’s request for a meeting within thirty (30) days and/or does not schedule a meeting with Saint John’s within sixty (60) days of Saint John’s written request to meet, Saint John’s shall have no obligation to meet and confer with the City regarding its in-kind services/programs for that
upcoming year.
1.1.3 2022 Community Benefits Program. 1.1.3(a) 2022 Cash Grants. By December 31, 2022, Saint John’s shall
provide a minimum of Four Hundred Twenty-Five Thousand Dollars ($425,000.00) consisting of
(i) cash grants to non-profit organizations/programs consistent with the requirements (other than the minimum applicable annual value) for such grants in Section 1.1.2(a) of this Exhibit “R-1”
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and (ii) up to Fifty Thousand Dollars ($50,000.00) in cash grants to Saint Anne’s school for school nurses and operations.
1.1.3(b) 2022 In-Kind Services. Saint John’s has provided or shall provide any remaining annual value required in Section 1.1.2(a)(i) of this Exhibit “R-1” (i.e. up to $158,333.00 of the 2022 total value requirement) through in-kind services provided in calendar year 2022 in the areas of (a) lab and radiology services at no cost to patients referred by
local nonprofits (e.g. Venice Family Clinic and Westside Family Health Center) and/or (b) the
Child and Family Development Center. 2. Saint John’s Child Care Program.
This Section 2 of Exhibit “R-1” replaces and supersedes Section 1.8 of the Original
Development Agreement, as amended by the First Amendment, in its entirety.
2.1 Phase I. During the entire Term, Saint John’s shall provide childcare services for Phase I in accordance with the following requirements:
2.1.1 Phase I Program Capacity.
2.1.1(a) Saint John’s shall continue to provide forty-nine (49) spaces of full-day childcare for its employees and the community (“required level of service”), or as further specified in Section 2.1.2, (the “Phase I Child Care”).
2.1.1(b) Within the required level of service, Saint John’s shall provide a minimum of twenty-one (21) full-day infant/toddler spaces. 2.1.1(c) Saint John’s may continue to provide the Phase I
Child Care in its current building and location on Phase II Site 2I or may move it to the South
Campus once the new building on Phase II Site S1 obtains its Certificate of Occupancy and is licensed for childcare. 2.1.2 Phase I Program Operations.
2.1.2(a) Saint John’s shall offer full-day programming for all required spaces. 2.1.2(b) The minimum full day program shall be eleven (11) hours per
day, five (5) days per week. Saint John’s shall consider the coverage needs of its employees
when establishing hours of operation. 2.1.2(c) Saint John’s childcare program shall operate at a minimum annual capacity of 85%, based on an average occupancy rate for each 12-month period.
2.1.2(d) Saint John’s childcare program shall meet all State childcare and early education rules and regulations. In addition, Saint John’s childcare program shall be in
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compliance with the National Association for the Education of Young Children accreditation standards for center-based programs, or comparable successor standards.
2.1.3 Phase I Enrollment Priorities. For any available space, enrollment priority shall be given to: (1) children of Saint John’s employees desiring full-time childcare, (2) children of Saint John’s employees
desiring part-time care as long as that full-time space will be shared by that employee with
another Saint John’s employee desiring care for the remaining time for that space, (3) children of Santa Monica residents desiring full-time childcare, and (4) children of those working in Santa Monica.
2.1.4 Phase I Community Access and Affordability.
2.1.4(a) Saint John’s shall conduct ongoing outreach to inform employees and the community about Saint John’s childcare program. At the request of the City, outreach activities shall be in multiple languages to ensure the broadest possible outreach.
2.1.4(b) Saint John’s shall maintain a waiting list for those interested in enrolling children in the childcare program. 2.1.4(c) To ensure that childcare spaces are accessible to lower-income
employees and community members, Saint John’s shall provide a minimum level of tuition
subsidies for lower-income families on an annual basis. This minimum annual tuition subsidy shall not be less than 25% of the total tuition that would be charged for all forty-nine (49) spaces if each space were billed at the full tuition rate for that year. First priority shall be given to Saint John’s employees and second priority to Santa Monica residents. Partial or full tuition subsidies
shall be awarded based upon need, using family income, family size, and current financial
circumstances as criteria. The lowest compensated Saint John’s employees shall receive priority for the tuition subsidy. 2.1.4(d) Childcare tuition shall not exceed the tuition charged by other
full-day non-profit infant/toddler and pre-school programs in the City of Santa Monica with a
comparable level of service and quality of care. 2.1.4(e) If Saint John’s chooses to operate the childcare program through an outside operator, Saint John’s shall cover the following costs and shall not pass
through these costs to the outside operator: facility rent, facility maintenance, linen service,
children’s meals, and indirect administrative costs. 2.1.5 Phase I Employee Wages and Benefits. Saint John’s, or any contractor retained to provide the required childcare services, shall provide its childcare employees with
wage and benefit compensation that is comparable to other accredited centers on the Westside of
Los Angeles. 2.2 Phase II Expanded Child Care Program.
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Pursuant to the requirements of this Section 2.2, Saint John’s shall provide an expanded childcare program to address childcare needs generated by Phase II development. The
Phase I childcare obligations contained in Section 2.1 of Exhibit “R-1” shall continue to govern
except as modified herein or as may be modified by the future Phase II Child Care Implementation Plan approved by the Community Development Director pursuant to Section 2.2.5 of Exhibit “R-1” below.
2.2.1 Phase II Expanded Program Operations.
2.2.1(a) Saint John’s Phase II childcare program may be provided in the existing Child and Family Development Center building as part of the Phase I childcare program located on Phase II Site 2I and/or in a new childcare facility to be developed on Phase II Site S1
once the new building on Phase II Site S1 obtains its Certificate of Occupancy and is licensed for
childcare. 2.2.1(b) The program shall meet all applicable State childcare and early education rules and regulations and shall be in compliance with accreditation standards of the
National Association for the Education of Young Children for center-based programs or the
National Association for Family Child Care for in-home programs, or comparable successor standards. 2.2.1(c) The first priority for ten percent (10%) of the additional
childcare spaces shall be children of Santa Monica residents that are not children of Saint John’s
employees. For the remaining childcare spaces, enrollment priorities shall be established in accordance with Section 2.1.3 of this Exhibit “R-1” except to the extent that any part-time childcare spaces are provided. For any part-time childcare spaces, enrollment priority shall be established in the following order for each available space: 1) children of Saint John’s
employees, 2) children of Santa Monica residents, and 3) children of those working in Santa
Monica. 2.2.2 Phase II Service Expansion.
Saint John’s shall consider implementing programs that address special
childcare needs, such as care during evening or non-traditional childcare hours, sick childcare and any other identified need. 2.2.3 Phase II Community Access and Affordability.
2.2.3(a) Saint John’s Phase II childcare program shall be broadly advertised through a comprehensive community outreach program to its employees and community members. At the request of the City, outreach activities shall be in multiple languages to ensure the broadest possible outreach.
2.2.3(b) Saint John’s Phase II childcare program shall include a fee/scholarship structure targeting those in need of assistance to access quality childcare that
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provides access by lower-income employees and lower-income Santa Monica residents with a first priority for lower-income Santa Monica residents.
2.2.4 Phase II Child Care Program Licensed and Operational Capacity. Saint John’s shall provide the following: 2.2.4(a) Operational Capacity. Based on the results of the Child Care
Needs Assessment for Phase II (Recital “M” of the Third Amendment), the Phase II child care
demand shall be accommodated through additional child care spaces that Saint John’s may elect to phase in over time in accordance with the below schedule which provides the additional minimum annual operational capacity (number of child care spaces) for Phase II that must be provided before issuance of the Certificate of Occupancy for the various Phase II Buildings:
Phase II Building Additional Minimum Operational Child Care Spaces for Phase II Development*
The earlier of the Phase II Building on Site
2C, S1, or S3.
3 spaces
Site 2I Phase II Building 3 spaces
Site S4 Phase II Building 3 spaces
Site 2D/E Phase II Building 2 spaces
NOTE: *The minimum annual operational capacity shall be based on an average occupancy rate for each 12-month period. Any Development Review Permit application for one or more Phase II Buildings shall confirm that the increased operational capacity in accordance with this
Section 2.2.4(a) can be accommodated (either within the existing building on Phase II Site 2I or
the new building on Phase II Site S1) before issuance of the Certificate of Occupancy for the respective building. 2.2.4(b) New Facility Size. Prior to the demolition of the existing Child
and Family Development Center building on Phase II Site 2I, Saint John’s shall construct a new
building on South Campus Phase II Site S1 that will accommodate the Phase I and Phase II child care programs and will include five (5) classrooms and an expanded child care program with a minimum capacity for seventy-one (71) licensed child care spaces; provided however that the childcare program’s minimum operational capacity shall be in accordance with Section 2.1.2(c)
and Section 2.2.4(a) of Exhibit “R-1” above. The childcare (Day Care use) portion of the
building shall satisfy the space requirements for childcare centers in accordance with the California Code of Regulations, including the minimum indoor and outdoor activity space required based on the childcare facility’s licensed capacity.
2.2.4(c) Classroom Types. The Phase I and Phase II childcare program
shall include a total of (3) classrooms for infants/toddlers and two (2) classrooms for preschool
age children. Notwithstanding the foregoing, all classrooms in the new facility on Phase II Site S1 will be flexible to meet the childcare programming needs and be available for other uses
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(indoor playroom, multi-purpose room, etc.). The flexibility is needed to address potential changes in childcare demand for any age group.
2.2.4(d) New Facility Parking and Loading. Passenger loading and parking for the new facility on Phase II Site S1 shall be provided in accordance with the Phase II Master Plan Standards (Exhibit “Q”).
2.2.4(e) New Facility Design. Prior to filing a Development Review
Permit application for a new childcare facility on Phase II Site S1, Saint John’s shall work closely with design professionals experienced in the design of childcare facilities to design a facility that specifically meets childcare needs.
2.2.5 Phase II Child Care Implementation Plan. Prior to or concurrent with
Saint John’s filing an application for a Development Review Permit for the new Child & Family Development Center (S1), Saint John’s shall submit to the City a proposed Phase II Child Care Implementation Plan that includes the following programmatic requirements:
- scope of the Phase II childcare program including the numbers and ages of
children to be served, and hours and days of operation;
- staffing plan and general salary schedules and/or ranges;
- employee and community outreach program; and
- fee/scholarship structure to ensure access by lower-income employees and residents.
2.2.5(a) Prior to the issuance of a Certificate of Occupancy for the new
Child & Family Development Center (S1), the Community Development Director shall review and approve the proposed Phase II Child Care Implementation Plan. The Community Development Director’s review shall include, but not be limited to, the extent to which: 1) the community outreach program adequately informs employees and residents of the program; 2) the
proposed fee/scholarship structure addresses the need for access by lower-income employees and residents; and 3) ensuring the proposed program and facilities meet the State requirements and meet or are designed to meet the national accreditation standards. 2.2.6 Child Care Linkage Fee. The childcare requirements in Section 2.2 of this
Exhibit “R-1” shall be required instead of payment of a Child Care Linkage Fee pursuant to 2022 SMMC Chapter 9.65, or successor thereto, and Saint John’s shall not be required to pay any Child Care Linkage Fee as a condition of approval of any Phase II development. Notwithstanding the foregoing, if childcare for Phase I or Phase II is not provided on the S1 Site pursuant to Section 2.2.4(b) of this Exhibit “R-1”, Saint John’s shall pay an Early Childhood Initiatives contribution
to the City prior to issuance of the building permit for the S1/S3 development sites in the amount of Three-Hundred Thousand Dollars ($300,000.00). The City shall utilize this contribution to support early childhood initiatives including but not limited to infant, toddler and pre-school tuition subsidies; family support and parent engagement strategies; home visitation programs; facility and playground improvements and kindergarten readiness models. The City shall deposit
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such monies into a separate restricted account to be used exclusively for the early childhood initiatives as described above through guidelines to be established by the City.
2.2.7 This Section 2.2 shall apply for the Term of the Development Agreement. 2.3 Reporting and Modification of Phase I and Phase II Child Care Programs.
2.3.1 Annual Report. The below reporting requirements shall continue to apply
to Phase I and will be expanded to cover the increased childcare obligations associated with Phase II once the Certificate of Occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building (S2)) is issued.
2.3.1(a) Saint John’s shall submit an annual report to the City
specifying: 1) the number of total licensed spaces available by program component and the average occupancy rate for the year; 2) the number of infants, toddlers and preschoolers served; 3) the number of children with special needs served by each program component; 4) the number of children receiving tuition subsidies, including family income and the number of children in
the family; 5) the total dollar amount expended for tuition subsidies; 6) the number of children of
Saint John’s employees served and the number using (a) part-day and part-time and (b) full-day schedules; 7) the number of Santa Monica residents and employees working in Santa Monica served; 8) the number and needs of those on the waiting list; 9) a list of in-kind services provided pursuant to this Development Agreement with certification that these costs were not passed
through to an outside operator, if contracted; 10) the salary schedule and summary of benefits for
employment positions at Saint John’s (or Saint John’s contractor’s employment positions) working in the child care program; and 11) significant trends or program changes. 2.3.1(b) The annual report shall be submitted to the City’s Community
Development Director by April 30th of each year (covering the prior calendar year). The City’s
Community Development Director shall review the report and respond to any requested program changes within sixty (60) days of the submittal pursuant to Section 2.3.2 of this Exhibit “R-1”. 2.3.2 Program Changes.
2.3.2(a) Saint John’s may include, in the annual report, requests to make modifications to the required childcare program based on changing childcare needs and demand for services. Such requests shall be accompanied by full documentation on the changing childcare needs and demand for services that led to the request.
2.3.2(b) Saint John’s shall not change the operations of its childcare services without prior review and written approval by the City’s Community Development Director if such change would alter or modify the operation of Saint John’s childcare program as mandated by Section 2 of Exhibit “R-1”. Saint John’s may change features of its childcare
services not required in this Section 2 of Exhibit “R-1” without seeking City approval.
2.3.2(c) The City’s Community Development Director, or his/her designee, shall review and approve, at his/her reasonable discretion, proposed program changes
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based on the following criteria: 1) the proposal will address an unmet child care need for Saint John’s employees and/or Santa Monica residents, 2) the proposal does not result in a gap in child
care services for infants and toddlers in the community, 3) the proposal does not supplant
currently utilized community child care resources, 4) the proposal will not result in disruption to those currently being served, and 5) the proposal meets the required level of service as specified in the Development Agreement.
3. Phase II Additional Community Benefits. 3.1 Additional Community Benefits – Monetary Contribution for Santa Monica Behavioral Health Initiatives.
3.1.1 Monetary Contribution. Saint John’s shall make monetary contributions as
described in this section to the City of Santa Monica to help expand community access to Santa Monica Behavioral Health Initiatives. City may use these funds for capital needs, operational funding, and in-kind staffing for a behavioral health center and/or for other City sponsored programs to address the community’s behavioral and/or mental health needs.
3.1.1(a) Within one-hundred eighty (180) days after the Third Amendment Effective Date, Saint John’s shall pay the sum of Five Million Dollars ($5,000,000) to the City.
3.1.1(b) Saint John’s shall pay the additional sum of Five
Million Dollars ($5,000,000) to the City upon the earlier of: (a) one-hundred (100) days after the effective date of the final City approval (including any reconsideration, appeal, or remand) of the Development Review Permit for the first Phase II Building (excluding the Phase II Multifamily Housing building (S2)), or (b) five (5) years after the Third Amendment Effective Date.
Notwithstanding the foregoing, if this additional sum is not paid within three (3) years after the
Third Amendment Effective Date, this sum shall be adjusted commencing January 1, 2025 and annually thereafter by one and a half percent (1.5%). Notwithstanding Third Amendment Section 2.13, upon submittal of a complete Development Review Permit application for the first Phase II Building (excluding the Phase II Multifamily Housing building (S2)), the City shall
bring such application forward for a Planning Commission public hearing within one-hundred
twenty (120) days of the receipt of a complete application.
3.1.2 Collaboration Regarding Use of Funds.
3.1.2(a) Within sixty (60) days of the Third Amendment Effective Date, Saint John’s may request a meeting to confer with the City Manager, or his or her designee, to discuss and determine the most effective use of the funds required by Section 3.1.1
of Exhibit “R-1”. Notwithstanding the foregoing, the City Council, after a City-led public
engagement process and public hearing on the allocation of these funds, shall have the right to allocate these funds to expand community access to behavioral health services, including a
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potential behavioral health center, as determined in the sole and absolute discretion of the City Council.
3.1.2(b) Saint John’s shall support the City’s community engagement process for the development of Santa Monica Behavioral Health Initiatives by actively participating in planning meetings and making good faith efforts to provide subject matter experts and leverage existing partnerships to help advance the City’s behavioral health
goals and priorities.
3.2 Child and Family Development Center Child Youth Development Project. Beginning on July 1, 2023 through the Term, Saint John’s shall continue its Child Youth Development Project (or a substantially similar program) without City funding (Saint John’s had
historically received City grants of approximately $315,000 annually to subsidize this program).
The Child Youth Development Project shall provide direct services to children and families who have been impacted by community violence, familial discord, poverty, substance abuse, and/or trauma. These services may include, but are not limited to:
3.2.1 individual and family therapy, group therapy, case management, parent
training and teacher consultations; 3.2.2 participation in the Santa Monica-Malibu Unified School District’s Wellness Center collaborative by serving older youth in Santa Monica and/or Olympic High
School,
3.2.3 monthly programming at Santa Monica-Malibu Unified School District and/or community locations with clearly defined summer activities,
3.2.4 maintaining a bilingual (Spanish-English) licensed clinician or masters-
level clinician registered for licensure with the California State Board of Behavioral Sciences at each school site so long as a person with such qualifications is available for hire, 3.2.5 referring families from Santa Monica-Malibu Unified School District in-
school programs to appropriate agencies for services based on individual familial needs,
3.2.6 active participation in Santa Monica Cradle To Career (“smC2C”) impact meetings and initiatives, including smC2C work groups, Child and Youth Resource Teams, Early Childhood Task Force, Educational Collaborative and Behavioral Health Work Group to
the extent such programs/groups continue to exist, and
3.2.7 working with youth and family networks of care and the City to provide support to individuals and families who may require agency expertise in the aftermath of a serious community crisis. A community crisis includes without limitation traumatic events or
emergency conditions that create distress, hardship, fear or grief that significantly impact the
Santa Monica community. 3.2.8 This Section 3.2 shall apply for the Term of the Development Agreement.
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3.3 Community Access to Phase II Community-Oriented Facilities. Santa Monica residents shall have access to any Phase II community-oriented facilities as follows:
3.3.1 If and when a new Education & Conference Center on the South Campus is open, space shall be made available within the Education & Conference Center for use by City departments, community groups, and local nonprofit organizations for meetings and programs that are consistent with Saint John’s mission, subject to the following conditions:
3.3.1(a) Saint John’s will make such space available twelve (12) times
per year for groups of up to 30 people, subject to availability. Reservations must occur a minimum of 72 hours prior to a proposed use of space. Special larger capacity events including at the fixed seat auditorium will be considered based on available space.
3.3.1(b) Saint John’s may require a reasonable cleaning deposit for each
use of space, based on the size of the space used, attendance, and nature of the use of that space. 3.3.1(c) Saint John’s may pass through a reasonable staffing cost for events scheduled at times when the Education & Conference Center is otherwise closed, similar
to costs charged by the City for City meeting facilities.
3.3.1(d) Saint John’s may require users of space to provide proof of insurance for events prior to confirming a reservation.
3.3.2 To the extent that Saint John’s hosts conferences, meetings, or events that
are open to the public at the Education & Conference Center for which admission is charged, discounted admission pricing will be available for Santa Monica residents. 3.3.3 This Section 3.3 shall apply for the Term of the Development Agreement.
3.4 Phase II Open Space, including Publicly-Accessible Open Space and 24/7 Pedestrian Connections. 3.4.1 For Phase II Vested Development(s), Saint John’s shall provide substantial
open space, including Publicly-Accessible Open Space and 24/7 Pedestrian Connections, in
accordance with Section 2.11 of the Third Amendment and the Phase II Master Plan Standards (“Exhibit Q”). 3.4.2 For Phase II Vested Development(s), the open space requirements in
Section 3.4.1 of this Exhibit “R-1” shall be required instead of payment of the Parks and
Recreation Development Impact Fee in 2022 SMMC Chapter 9.67 (including any adjustments to account for inflation in accordance with SMMC Section 9.67.080), and if applicable, 2022 SMMC Section 9.23.030(C) (collectively the “Parks Fee”), and any successors thereto.
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3.5 Phase II Vehicle, Bicycle and Pedestrian Infrastructure Improvements and Enhanced Transportation Demand Management.
3.5.1 For Phase II Vested Development(s), the Phase II Master Plan Standards (Exhibit “Q”) require Saint John’s to make certain vehicle, pedestrian and bicycle infrastructure improvements (“Transportation Infrastructure Improvements”) as part of the Phase II developments.
(a) For Phase II Vested Development(s) with Planning Application(s) filed and deemed complete within ten (10) years of the Third Amendment Effective Date, the Traffic Infrastructure Improvements in Section 3.5.1 of this Exhibit “R-1” shall be required in addition to the payment of the Transportation Impact Fee (“TIF”) in 2022 SMMC Chapter 9.66
(including any adjustments to account for inflation in accordance with 2022 SMMC Section
9.66.080). For Phase II Vested Development(s) with Planning Application(s) filed after a period ten (10) years after the Third Amendment Effective Date, the TIF then in effect shall apply. (b) Saint John’s may request that up to $50,000 of the TIF for each
Phase II development be used by Saint John’s (rather than being paid to the City) for
transportation demand management measures beyond those required by the Phase II Transportation Demand Management Plan Upon Phase II Implementation (Exhibit “R-2”). Saint John’s request shall specify the proposed use of the funds and be submitted in writing to the Community Development Director for approval at least thirty (30) days prior to building
permit issuance for the applicable Phase II development. If the City’s Community Development
Director does not respond within 60 days of Saint John’s submittal of the request, the request shall be deemed approved. 3.5.2 For the Term of the Development Agreement, for purposes of calculating
the TIF, (a) the hospital rate shall apply to the following uses: Hospital/Healthcare, Health &
Wellness Center, Medical Research Facilities, Education & Conference Center, and Child & Family Development Center; (b) the lodging rate shall apply to “Visitor Accommodations”; and (c) the retail rate shall apply to Neighborhood Commercial Uses, Restaurant and Health-Related Services.
3.5.3 For Phase II Vested Development(s), the Transportation Demand Management Plan Upon Phase II Implementation (Exhibit “R-2”) shall apply instead of the Developer TDM requirements in 2022 SMMC Ch. 9.53 and 2022 SMMC Section 9.23.030(D), or successors thereto. For any Phase II Planning Applications filed after the Phase II Vesting
Deadline, the City’s transportation demand requirements then in effect shall apply.
3.6 Phase II Local Hiring Programs. Saint John’s shall implement and monitor the Local Hiring Programs for Phase II as set forth in Exhibits “R-5” and “R-6”. At least sixty (60) days before recruitment is opened up to general circulation for initial hiring in all or part of the
Phase II Neighborhood Commercial areas, Saint John’s or the operator of the Neighborhood
Commercial space shall prepare and submit to the City’s Community Development Director for review and approval a written local hiring program consistent with the obligations under this Third Amendment for permanent employment. The approved local hiring plan may be amended
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by Saint John’s or the operator from time to time thereafter, subject to the Community Development Director’s review and approval. Failure of any Neighborhood Commercial tenant
to comply with the Local Hiring Program requirements shall not constitute a Default by Saint
John’s under the Development Agreement so long as such tenant’s lease requires such compliance and Saint John’s is actively pursuing reasonable enforcement actions to bring such tenant into compliance with this lease provision.
3.6.1 This Section 3.6 shall remain applicable to the Phase II Development Sites
through the Term. 4. Neighborhood Protection Provisions.
4.1 Parking Adjacent to 1440 23rd Street. Until the surface parking located in Lot
“H” adjacent to 1440 23rd Street is removed, Saint John’s shall maintain its approved noise reduction parking policy under which no vehicles shall be permitted to park within the designated buffer zone adjacent to the residential building located at 1440 23rd Street between the hours of 9:00 PM and 7:00 AM. Saint John’s shall also maintain the currently existing trees in
the buffer zone adjacent to such residential building to screen the surface parking lot until it is
removed. Once surface parking is no longer located in Lot “H” adjacent to 1440 23rd Street, this Section 4.1 of Exhibit “R-1” shall automatically expire and no longer be effective. 4.2 Security Escorts. Saint John’s shall maintain its existing program for providing
security escort services for employees walking to their cars and shall not change such program in
any material manner without the prior written approval of the Community Development Director. 4.3 Ombudsperson.
4.3.1 Saint John’s shall maintain at all times an employee to be Saint John’s ombudsperson with the responsibility to (i) receive questions and complaints from the surrounding neighborhood relating to parking and other operational matters affecting the neighborhood, (ii) refer questions or complaints to the appropriate Saint John’s employee for a
response and/or action, (iii) follow up with the Saint John’s employee responsible for providing
the relevant information or taking the appropriate action, (iv) follow up with the community individual who raised the matter to ensure that appropriate information has been provided or appropriate action taken to the extent reasonably feasible, and (v) maintain a written record of all questions and complaints received and a description of any actions taken or information provided
and the name of the person responsible for doing so.
4.3.2 Saint John’s shall maintain its procedures appropriate for the ombudsperson to carry out his or her responsibilities. Saint John’s shall continue to publicize the name and contact information of the ombudsperson on Saint John’s website and in general
announcements to the neighborhood and shall not make any material changes without the prior
written approval of the Community Development Director.
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4.3.3 Saint John’s shall provide the information described in Section 4.3.1(v) of Exhibit “R-1” to the City as a part of Saint John’s annual development compliance report and
within five (5) days following a request by the City.
4.3.4 The City shall maintain a record of the ombudsperson’s name and contact information and shall provide this information to any member of the public upon request.
4.4 Special Events Parking. Upon receipt of at least 30 days’ advance notice, Saint
John’s shall make Lot “B” available up to 5 times per month for parking of fifty (50) vehicles between the hours of 7:00 p.m. to 10:00 p.m. for special events at McKinley Elementary School or other Santa Monica schools or non-profits, where additional parking may be needed. Saint John’s may charge for such parking at then-prevailing market rates and may establish reasonable
rules and regulations for the use of and access to and from the parking area. Saint John’s may
exclude any individuals who do not comply with such rules and regulations. Once surface parking is no longer located in Lot “B”, this Section 4.4 of Exhibit “R-1” shall automatically expire and no longer be effective.
4.5 Continuing Community Outreach. Saint John’s shall hold an annual community
meeting on the Campus Property with residents in the Campus Property’s vicinity. Saint John’s shall provide at least 15 days’ prior written notice of such meeting by U.S. Mail to the City and residents and property owners within a 1,000-foot radius of the Campus Property. The purpose of the meetings will be to identify and address any issues associated with Saint John’s compliance
under the Development Agreement.
4.6 Discounted Parking Rate for Persons with Disabled Person Parking Placards. Upon the Third Amendment Effective Date, Saint John’s shall maintain a discounted daily parking rate for visitors/patients with Disabled Person license plates or placards who are visiting
Saint John’s.
4.7 This Section 4 shall remain applicable through the Term.
5. Phase II South Campus Affordable Housing
5.1 Saint John’s currently has ten (10) vacant residential rental dwelling units located at 1417-1423 21st Street (“Existing Units”). Saint John’s shall have the following options with regard to the Existing Units:
5.1.1 Replace the Existing Units by building no less than ten (10) new deed-
restricted residential rental dwelling units affordable to households making up to 80% of area median income based on the California Tax Credit Allocation Committee’s income and rent limits (instead of those in 2022 Zoning Code Chapter 9.64) on the South Campus (“Affordable Replacement Units”) in the location identified in the Phase II Master Plan. All Affordable
Replacement Units shall be subject to a recorded rental deed restriction of not less than 99-years,
in form substantially similar to the form approved by the City’s Housing Division and City Attorney to generally satisfy the deed restriction requirements in the City’s Affordable Housing Production Program in the Santa Monica Municipal Code (“AHPP Ordinance”). In the event
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that Saint John’s proposes to build more than ten (10) residential rental dwelling units, such development shall not require an amendment to this Agreement, provided that such development
qualifies as a new housing development project within the meaning of California Government
Code Section 65589.5(h)(2). 5.1.2 Remove the Existing Units from the rental housing market by obtaining a removal permit from the Santa Monica Rent Control Board in accordance with the requirements
of the City’s Rent Control Ordinance and/or regulations in effect at the time the removal
application is deemed complete by the City’s Rent Control Board (“Removal Permit”). In the event that the Removal Permit is granted, Saint John’s agrees to build the Affordable Replacement Units.
5.1.3 Nothing in this Section 5.1 precludes Saint John’s from partnering with a
housing provider to develop, finance and deliver the Affordable Replacement Units. 5.1.4 Notwithstanding anything to the contrary herein, nothing in this Section 5.1 shall preclude Saint John’s from financing the development of the Affordable Replacement
Units with federal or state tax credit financing, alone or in combination with other sources of
public financing, in which event such units may be deed-restricted in accordance with the permitted income limits, rent limits, unit sizes, and regulations of the public financing source without an amendment to this Third Amendment and any conflicting provisions in the then-existing Santa Monica Municipal Code shall not apply. Tenant applicants for these units shall be
taken from the City-administered affordable housing waitlist.
5.2 Saint John’s may satisfy its housing obligations under this Section 5 at any time after the Third Amendment Effective Date; provided, however, no other Phase II Building on the South Campus may obtain its Certificate of Occupancy unless and until the Affordable
Replacement Units have been issued a Certificate of Occupancy by the City provided however,
that Phase II Buildings on the South Campus may commence construction prior to or concurrently with commencement of construction of the Affordable Replacement Units. 5.3 For Phase II Vested Development(s) with Planning Application(s) filed and
deemed complete within ten (10) years of the Third Amendment Effective Date, Saint John’s
shall pay the Affordable Housing Commercial Linkage Fee pursuant to 2022 Zoning Code Chapter 9.68 (including any adjustments to account for inflation in accordance with 2022 SMMC Section 9.68.080) or 2022 SMMC Section 9.23.030(A)(3). For Phase II Vested Development(s) with Planning Application(s) filed after a period ten (10) years after the Third Amendment
Effective Date, Saint John’s shall pay any Affordable Housing Commercial Linkage Fee then in
effect. For the Term of the Development Agreement, for purposes of calculating the Affordable Housing Commercial Linkage Fee, (a) the hospital rate shall apply to the following uses: Hospital/Healthcare, Health & Wellness Center, Medical Research Facilities, Education & Conference Center, and Child & Family Development Center; (b) the lodging rate shall apply to
“Visitor Accommodations”; and (c) the retail rate shall apply to Neighborhood Commercial
Uses, Restaurant and Health-Related Services.
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5.4 For the avoidance of doubt, the Affordable Housing Production Program (2022 Zoning Code Chapter 9.64, or successor thereto) and/or housing community benefits
requirements in 2022 SMMC Section 9.23.030(A)(1)-(2), or successor thereto, shall not apply to
the Affordable Replacement Units or any Visitor Accommodations. 5.5 Notwithstanding the foregoing, Saint John’s may elect to provide an equivalent amount of deed-restricted Supportive Housing for households making up to 80% of area median
income based on the California Tax Credit Allocation Committee’s income and rent limits
instead of some or all of the required Affordable Replacement Units (unless objected to by the Rent Control Board). 5.6 This Section 5 shall remain applicable through the Term.
6. Internship/Nurse Residency Program. 6.1 Commencing in calendar year 2023 through the Term, Saint John’s must make available at least two (2) internships or nurse residencies during each school year (which for this
purpose includes the following summer) to students who attend a high school in Santa Monica or
Santa Monica College (or attended within three years prior to the relevant year) or are Santa Monica residents. Two (2) additional internships or nurse residencies shall also be made available no later than six (6) months after the issuance of the Certificate of Occupancy for the first Phase II Building, not including the Phase II Multifamily Housing building. All four (4) of
these internships shall be paid at the City’s minimum wage unless a student requests an unpaid
internship in order to obtain school credit(s) (or more school credits) for such internship. Saint John’s shall select interns in accordance with its normal practice of hiring the most qualified candidate and shall make a good faith effort to hire residents of the 90404 zip code (Pico Neighborhood) as the first priority and other Santa Monica residents as the second priority when
most qualified or equally qualified as other applicants who are not residents of the 90404 zip
code or Santa Monica residents, as applicable. Subject to the requirements specified in this Section 6, Saint John’s retains full discretion to establish selection criteria for, and to select, the students for the internships.
6.2 Saint John’s shall inform the City’s Director of Community Development, Santa
Monica High School, Santa Monica College, Virginia Avenue Park Advisory Board, and Virginia Avenue Park Youth Employment Services of the availability of, and selection criteria for, such internships prior to the start of each school year. Not having filled both internships during each school year will not constitute a default within the meaning of the Development
Agreement so long as Saint John’s has provided notice to the organizations in this Section 6.2
and advertised the availability of such internships in the Santa Monica Daily Press or similar local media. 6.3 This Section 6 shall remain applicable through the Term.
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7. Equal Opportunity Subcontracting.
7.1 The following language shall be included in all construction contracts between
Saint John’s and its contractors with respect to Phase II Development Sites: “The Contractor shall not discriminate on the basis of race, gender, religion, national origin, ethnicity, sexual orientation, age, or disability in the solicitation,
selection, hiring, or treatment of subcontractors, vendors, or suppliers. The
Contractor shall provide equal opportunity for subcontractors to participate in subcontracting opportunities. The Contractor understands and agrees that violation of this clause shall be considered a material breach of the contract and may result in contract termination or other contract remedies.”
7.2 At least thirty (30) days before recruitment of subcontractors by any of Saint John’s construction contractors, Saint John’s shall submit documentation to the Community Development Director, evidencing its construction contractors’ outreach about bid opportunities to enhance participation by all classes of subcontractors, vendors, or suppliers, including, without
limitation, women business enterprises, minority business enterprises, and local business
enterprises. The scope of documentation shall be reasonably determined by the Community Development Director. 7.3 This Section 7 shall remain applicable through the Term.
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EXHIBIT R-2
TRANSPORTATION DEMAND MANAGEMENT PLAN UPON PHASE II IMPLEMENTATION 1.0 Purpose. The Saint John's Transportation Demand Management Plan (the "TDM Plan") is intended to ensure that Saint John's reduces to the extent reasonably feasible vehicle trips
associated with the operation of its campus, and the parking demand associated with such vehicle
trips. 2.0 Performance Standard.
2.1 Average Vehicle Ridership Standard. Saint John's commits, through its TDM
Plan, to achieve a 2.0 average vehicle ridership ("AVR") during peak periods (AM and PM) by the first anniversary of the issuance of a Certificate of Occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building) (“AVR Standard”). Saint John's failure to achieve the AVR Standard will not constitute a default within the meaning of the
Development Agreement so long as either (a) Saint John’s is continuing to implement additional
measures designed to achieve compliance with its AVR Standard pursuant to Section 2.4(a) of this TDM Plan, or (b) Saint John’s has paid the alternative compliance fee pursuant to Section 2.4(b) of this TDM Plan.
2.2 Determination of AVR. 2022 SMMC Chapter 9.53 (the “TDM Ordinance”) shall
govern how AVR is calculated for the project.
2.3 AVR Monitoring Requirement. As part of the annual periodic review for the Term of the Development Agreement, the City shall monitor Saint John's performance in attaining the AVR Standard based upon cumulative employee surveys for the project undertaken for one consecutive week each year. The survey will be conducted in accordance with 2022
SMMC Section 9.53.060(B), except that zero emission vehicles shall be counted as vehicles. The
survey week for the AVR monitoring shall be within three weeks of when the annual parking counts required by Section 5 of Exhibit “U” Phase II Parking Management Plan are conducted unless and until such parking counts are no longer required. The results of the AVR survey shall be due to the City on or before December 15th each year. If the AVR survey used to document
Saint John’s AVR achievement pursuant to this section also meets the criteria for the AVR
survey required for Saint John’s as an Employer pursuant to 2022 SMMC Sections 9.53.060 and 9.53.080 or successor thereto, then Saint John’s may use the same AVR survey for both purposes.
2.4 Modifications to TDM Plan. If the AVR Standard is not achieved, Saint John’s
shall submit a list of modifications to the TDM Plan (physical and/or programmatic elements) to
the Community Development Director for approval within 60 calendar days of the report submittal. The Community Development Director shall review the list of modifications and may also recommend modifications to Saint John’s TDM Plan, as appropriate, in order to ensure that the applicable AVR Standard is achieved. Upon approval of the requested changes, Saint John’s
shall have 30 calendar days to implement the approved measures. Saint John’s shall then submit
a follow-up monitoring report within 6 months. For purposes of the follow-up monitoring report,
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Saint John’s may elect to use one of the following methods to calculate AVR in lieu of a comprehensive employee survey: (1) Saint John’s may survey a statistically representative
sample of peak period employees (based on the commute modes documented on the prior AVR
survey), so long as at least 10% of all peak period employees respond; or (2) if Saint John’s has implemented an online or mobile survey tool that allows periodic or automatic reporting of employee transportation modes, Saint John’s may use some or all of the information from said tool to calculate AVR so long as the information reflects a statistically representative sample of
peak period employees (based on the commute modes documented on the prior AVR survey) and
includes data from at least 10% of all peak period employees. If the project continues to not achieve the applicable AVR Standard, Saint John’s, in its sole and absolute discretion, has the option of (a) continuing to implement additional measures or modifications to the TDM Plan that are reasonably designed to achieve compliance with its AVR Standard for approval by the
Community Development Director; or (b) bringing the project AVR into alternative compliance
through the payment of an Alternative Compliance Fee as that term is defined in SMMC Section 9.53.140(E).
3.0 TDM Plan Physical Elements.
3.1 Commute Transportation Information Display. Saint John's shall provide a
display (the “Commute Transportation Information Display”) which shall be located where
the greatest number of employees and visitors are likely to see it. The Commute Transportation Information Display will show:
(a) Current maps, routes and schedules for public transit routes within one half mile of the Saint John’s Campus Property;
(b) Transportation information including regional ridesharing agency, local
transit operators, and certified transportation management organization (“TMO”) where available;
(c) Materials publicizing internet and telephone numbers for referrals on transportation information;
(d) Promotional materials supplied by the Los Angeles County Metropolitan
Transportation Authority (“Metro”), the Big Blue Bus, and/or other publicly supported transportation organizations;
(e) Bicycle route and facility information, including rental and sales locations, regional/local bicycle maps, bicycle safety information within one half mile of the Saint John’s
Campus Property, and information on the availability of free lockers and the methods for
obtaining these lockers;
(f) A listing of facilities at the site for carpoolers/vanpoolers, transit riders, bicyclists, and pedestrians, including information on the availability of preferential carpool/vanpool parking spaces and the methods for obtaining these spaces;
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(g) Walking and biking maps for employees and visitors, which shall include, but not be limited to, information about convenient local services and restaurants within walking
distance of the project; and
(h) Information regarding local rental housing agencies.
3.2 Rideshare Bulletin Board. Saint John’s shall keep a rideshare bulletin located where the greatest number of employees are likely to see it and it shall be updated on an as needed basis. The Rideshare Bulletin Board may be located in the same location as the Commute
Transportation Information Display provided that said location is where the greatest number of
employees are likely to see it.
3.3 Bicycle Parking And Showers. Saint John's shall:
(a) For Phase I, provide bicycle racks with capacity for 90 bicycles in a location (or locations) that is at least as conveniently located as the most convenient automobile
spaces, other than those spaces for persons with disabilities, on the North Campus.
(b) For Phase II, provide bicycle parking in accordance with the Phase II Master Plan Standards (Exhibit “Q”) in addition to continuing to provide bicycle parking for Phase I in accordance with TDM Plan Section 3.3(a) above.
(c) Provide showers and lockers for use by bicyclists and/or walkers in
accordance with the Phase II Master Plan Standards (Exhibit “Q”).
3.4 Preferential Parking. Saint John’s shall dedicate a portion of the new parking spaces for carpool/vanpool parking in accordance with the Phase II Master Plan Standards (Exhibit “Q”).
4.0 TDM Plan Programmatic Elements.
4.1 Project/Employee Transportation Coordinator. A dedicated Project/Employee Transportation Coordinator ("ETC") shall manage all aspects of this TDM Plan and participate in City-sponsored workshops and information round tables. The ETC shall actively participate in the GoSaMo TMO (see Section 4.2(o) of this Exhibit “R-2”). The ETC shall be responsible for
making available informational materials on rideshare options and opportunities, particularly
programs that involve rideshare subsidies. In addition, transit passes will be available through the ETC to employees and visitors during typical business hours. The ETC will be at the worksite during normal business hours when the majority of employees are at the worksite and devote a minimum of thirty-five hours per week to managing the TDM Plan. The ETC will oversee the
development, administration, implementation, and monitoring of all TDM Plan elements. At a
minimum, the ETC and one additional Saint John’s employee will possess SCAQMD's Employee Transportation Coordinator Training Certificate or its equivalent. The ETC will be provided with a dedicated and easily accessible workspace and the tools necessary to perform his or her duties.
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4.2 Programmatic Elements.
(a) New Employee Orientation. New employees shall be provided with a
summary of the TDM Plan, including incentives for using non-single-occupancy-vehicle modes
of transportation to and from work.
(b) Parking Cash Out (Health and Safety Code Section 43845). If Saint John’s leases parking from a third-party for employees, Saint John’s shall comply with the parking cash out provisions of California Health and Safety Code Section 43845 if applicable. In determining
the amount of the parking cash out, Saint John’s shall be permitted to use the average subsidy
provided to all employees who lease parking across all of Saint John’s leased employee parking spaces because more than one employee may use a leased parking space (and therefore the subsidy to a particular employee is not equal to the difference between the amount Saint John’s is paying for a leased parking space and the amount Saint John’s is charging a particular
employee for parking). If an employee elects to receive a free mass transit pass from Saint John’s
pursuant to TDM Plan Section 4.2(k) below, the amount of the parking cash out shall be reduced by the cost Saint John’s incurs for providing the mass transit pass. If an employee is eligible to receive both (a) the parking cash out described in this section and (b) the Daily Transportation Allowance described in TDM Plan Section 4.2(i) or the Trial Transportation Allowance descried
in TDM Plan Section 4.2(j) below, Saint John’s shall only be required to offer such employee the
greater of the parking cash out and the applicable Transportation Allowance.
(c) Incentives for employees that live within one half mile of the Saint John’s Campus Property. Prior to obtaining a Certificate of Occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building) Saint John’s shall establish incentives for
employees that live within one half mile of the Saint John’s Campus Property and submit such
list of incentives to the Community Development Director for review and approval.
(d) Bike Commute Information. Saint John’s shall provide information regarding availability of bike commute training offered either on-site or off-site by a third party.
(e) Shared Bicycles/Mobility Devices. If Citywide bikeshare or dockless
mobility devices are not available within a 2-block radius of the project site, Saint John’s shall
provide free on-site shared bicycles intended for guest and employee use during the workday (e.g. Bike@Work Program).
(f) Rideshare Matching Service. Saint John's shall provide a rideshare matching service to all employees using a ride matching service (e.g. RideMatch, CommuteSM,
etc.). Employees are matched upon onboarding and on demand.
(g) Compressed Work Week. Saint John's shall provide a written policy regarding eligibility, participation and administration of its compressed work week program. Saint John's employees participate in both 3/36 and 4/40 compressed work week schedules.
(h) Telecommuting. Saint John's will explore the feasibility of increasing the
number of its administrative staff who work remotely rather than on-site. Saint John's will
increase the number of its administrative staff working remotely if and to the extent reasonably feasible.
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Packet Pg. 2247 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-2” Page 5
(i) Daily Direct Cash Subsidy/Transportation Allowance. Except for employee commute trips via mass transit (which are fully subsidized pursuant to TDM Plan
Sections 4.2(j) and (k) below), Saint John's shall provide employees who use a non-single-
occupancy-vehicle commute method a daily direct cash subsidy/transportation allowance for each day that they use a non-single-occupancy-vehicle commute method equal to at least 75% of the value of a regional transit pass of the employee’s choice divided by 20 (the “Daily Transportation Allowance”). Saint John’s and City agree that the Metro EZ Pass (or a pass of
no substantially greater geographic coverage in this same region) constitutes a regional transit
pass and that Saint John’s shall not be obligated to pay for any pass that exceeds the cost of the Metro EZ Pass; provided, however, in the event Saint John’s is obligated to provide the parking cash out described in Section 4.2(b) above, the value of the Daily Transportation Allowance must be at least 110% of the value of the parking cash out divided by 20. An employee accepting
the Daily Transportation Allowance shall be required to (i) execute a contract agreeing said
employee will not utilize a single occupancy vehicle for the majority (at least 51%) of their daily commute distance, and (ii) shall be required to submit a daily commute tracking form agreeing that said employee utilized an eligible non-single occupancy vehicle commute mode for at least 51% of their daily commute and did not utilize their mass transit pass for such daily commute.
The subsidies will be disbursed quarterly at a minimum. The employee must demonstrate
compliance as reasonably required by Saint John’s. Any employee with an assigned vehicle parking location is not eligible to receive the Daily Transportation Allowance. If an employee is eligible to receive both (a) the parking cash out described in TDM Plan Section 4.2(b) above and (b) the Daily Transportation Allowance described in this section, Saint John’s shall only be
required to offer such employee the Daily Transportation Allowance described in this section
and not both.
(j) Trial Daily Direct Cash Subsidy/Transportation Allowance. For employees who have an assigned vehicle parking location, Saint John’s shall offer a trial Transportation Allowance for at least a one month period each year as an incentive for such
employees to try out commute methods other than arriving to/from work in a single-occupancy
vehicle (the “Trial Transportation Allowance”). The Trial Transportation Allowance shall be the same amount and have the same criteria and requirements as the Daily Transportation Allowance in Section 4.2(i) above except that employees who have an assigned vehicle parking location are eligible to receive the Trial Transportation Allowance.
(k) Mass Transit - Free Passes. Upon request, Saint John's shall provide all
employees who commute to/from Saint John’s via mass transit for at least 51% of their daily commute with a regional public transit pass for commute purposes free of charge. Such pass may be provided through Metro’s Employer Pass Program (E-Pass) or comparable system. An employee accepting the free mass transit pass shall be required to execute a contract agreeing
said employee will not utilize a single occupancy vehicle for the majority (at least 51%) of their
daily commute distance. Any employee with an assigned vehicle parking location is not eligible to receive a mass transit pass. If an employee utilizes mass transit for their commute to/from Saint John’s, the employee shall not be entitled to the Daily Transportation Allowance described in Section 4.2(i) above for such days that the employee commutes via mass transit.
7.C.g
Packet Pg. 2248 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-2” Page 6
(l) Customer and Visitor Program.
(l) Transportation Information. Saint John’s shall create, maintain,
and distribute information on how patients, customers and visitors access Saint John’s that
highlights the diverse mobility options serving the campus without prioritizing single occupancy vehicle access. The information should be made readily available to Saint John’s users via all communication channels used by Saint John’s to connect with customers and visitors. Any user-specific mobility options for specific user groups (such as seniors, persons with disabilities, low-
income individuals, etc.) should also be included.
(2) Prior to obtaining a certificate of occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building) Saint John’s shall submit to the Community Development Director both (a) a proposed method for collecting information about patient/visitor travel behavior to/from Saint John’s and (b) a plan with measures designed to
incentivize patients and visitors to take a method other than single-occupancy vehicle to/from
Saint John’s when feasible. (3) Saint John’s shall charge its visitors and patients for parking. The amount of such parking charges shall be established and evaluated in accordance with Exhibit
“U” Phase II Parking Management Plan.
(m) Guaranteed Emergency Return Trips. Saint John's shall provide employees who do not commute to/from work via a single-occupancy vehicle with a return trip (or up to the point of commute origin) with no cost to employees when there is a personal emergency
situation, unplanned overtime, inclement weather (for walkers and bicyclists), or vehicle
mechanical problem (return trip only). The return trips are accomplished by utilizing one or more of the following modes or options: a company vehicle, taxi, mass transit, rideshare company, or a supervisor or co-worker.
(n) Personalized Commute Assistance. Saint John's shall provide personalized
assistance upon onboarding and annually as needed, including coordinating the formation of
carpools/vanpools, assisting in identifying park & ride lots, assisting in identifying bicycle and pedestrian routes, assisting in providing personalized transit routes and schedule information, and providing personalized follow-up assistance to maintain participation in the commute program.
(o) Transportation Management Organization. Saint John's (e.g., as
represented by its ETC) shall actively participate in the ongoing activities of the TMO by attending organizational meetings (at least 75% of the TMO meetings annually), providing parking and travel demand data to the TMO, and making available information to all employees and project tenants relative to the services provided by the TMO.
(p) Employee Parking. Saint John’s shall charge its employees for parking.
The amount of such parking charges shall be established and evaluated in accordance with Exhibit “U” Phase II Parking Management Plan.
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Packet Pg. 2249 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-2” Page 7
5.0 Lessees and Subleases.
5.1 Notification. Commercial tenants of the Saint John’s Phase I and Phase II
Buildings shall be subject to 2022 SMMC Chapter 9.53, or any successor thereto. Any Saint
John's leases for any portion of the Phase I or Phase II sites will notify the lessee of the Saint John's TDM Plan and that lessees are required to comply with applicable TDM requirements for Employers contained in 2022 SMMC Chapter 9.53. Any such leases shall also require the same terms to be included in any subleases for any portion of the Phase I or Phase II sites.
5.2 Ground Level Commercial Uses. Other than the notice requirements stated in
Section 5.1 of this Exhibit “R-2”, this TDM Plan shall not apply to any of Saint John’s lessees/sublessees of ground level commercial uses (e.g. restaurants).
5.3 All Other Spaces. With the exception of Section 5.2 of this Exhibit “R-2”, Saint John’s leases will require compliance with the TDM Plan, and require the lessee to designate a
contact person employed by such lessee to assist the ETC with (a) communications concerning
the TDM Plan, (b) annual employee travel surveys, (c) campaigns to promote use of commute alternatives, and (d) provide transportation information to the lessee's employees. With respect to payment of the parking cash out described in Section 4.2(b), the Daily Transportation Allowance required by Section 4.2(i), the Trial Transportation Allowance required by Section 4.2(j), and
the free mass-transit pass required by Section 4.2(k), failure of tenant to comply with these
requirements shall not constitute a Default by Saint John’s under the Development Agreement so long as such tenant’s lease requires such compliance with these requirements and Saint John’s is actively pursuing all necessary enforcement actions to bring such tenant into compliance with this lease provision.
6.0 Modifications to the TDM Plan. Subject to approval by the Community Development
Director, Saint John's may modify the TDM Plan provided the TDM Plan, as modified, can be demonstrated to be equal or superior in its effectiveness at mitigating the traffic generating effects of improvements on the Phase I and Phase II sites.
7.0 Applicability of TDM Plan. This TDM Plan governs Saint John’s transportation demand
management obligations as a “Developer” (as that term is defined in 2022 SMMC Section
9.53.020(J), or any successor thereto) with respect to both Phase I and Phase II and replaces the TDM obligations for “Developers” set forth in the TDM Ordinance, and any successor ordinance thereto. Any “Employer” (as defined in 2022 SMMC Section 9.53.020(S), or any successor thereto) located within the Project, including Saint John’s, will be required to comply with the
Employer requirements set forth in the TDM Ordinance, or any successor thereto, including
2022 SMMC Sections 9.53.050 to 9.53.100 as applicable.
7.C.g
Packet Pg. 2250 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-3” Page 1
EXHIBIT “R-3”
PHASE II PUBLICLY-ACCESSIBLE OPEN SPACE REGULATIONS
Upon completion of each Publicly-Accessible Open Space, Saint John’s shall generally make the
Publicly-Accessible Open Space accessible to the public. Saint John’s may limit public access to the Publicly-Accessible Open Space between the hours of 11:00 p.m. through 6:00 a.m. Notwithstanding the above, Saint John’s may:
(a) Utilize the Publicly-Accessible Open Space for public events and art or cultural
installations that are programmed by Saint John’s and open to the public. (b) Utilize, from time to time, the Publicly-Accessible Open Space for Saint John’s events that are closed to the public. (c) Subject to review by the Architectural Review Board, if necessary, place informational
wayfinding kiosks and signage within the Publicly-Accessible Open Space that is for the
benefit of Saint John’s patients, visitors, employees and the public. (d) Limit public access to the Publicly-Accessible Open Space during hours other than 11:00 p.m.-6:00 a.m. for property maintenance/repairs. (e) Subject to approval by the Community Development Director, limit public access from
time-to-time in any way that the City is authorized to limit use of its public sidewalks.
The Publicly-Accessible Open Space areas shall remain the private property of Saint John’s with members of the public having only a license to occupy and use the Publicly-Accessible Open Space in a manner consistent with this Third Amendment and the Phase II Master Plan. The
public use of the Publicly-Accessible Open Spaces shall be: (a) consistent with the terms and
conditions of this Third Amendment and the Phase II Master Plan; (b) solely for pedestrian access and passive use of the Publicly-Accessible Open Space by the public, including walking, strolling, and similar activity; and (c) compatible with Saint John’s development of the Phase II Development Sites and the continuous, orderly, and safe operation of Saint John’s. No use other
than passive use of the Publicly-Accessible Open Space by the public shall be permitted on or in
the Publicly-Accessible Open Space. Nothing in this Third Amendment nor the Phase II Master Plan shall give members of the public the right, without prior written consent of Saint John’s, which consent may be conditioned or withheld by Saint John’s in Saint John’s sole discretion, to engage in any other activity in or on the Publicly-Accessible Open Space, including without
limitation any of the following: (i) cooking, dispensing or preparing food; (ii) selling any item or
engaging in the solicitation of money, signatures, or other goods or services; (iii) sleeping or staying overnight; (iv) using sound amplifying equipment; or (v) engaging in any illegal, dangerous, intimidating or other activity that Saint John’s reasonably deems to be inconsistent with other uses on the Campus Property and with the continuous, orderly, and safe operation of
the health center or with the use of the Publicly-Accessible Open Space by other members of the
public for the permitted purposes, such as excessive noise or boisterous activity, bicycle or skateboard riding, skating or similar activity, being intoxicated, having offensive bodily hygiene, having shopping carts or other wheeled conveyances (except for wheelchairs and baby strollers/carriages), and Saint John’s shall retain the right to cause persons engaging in such
conduct to be removed from the Campus Property. Should any such persons refuse to leave the
Campus Property, they may be deemed by Saint John’s to be trespassing and Saint John’s may contact local law enforcement to request that appropriate law enforcement actions be taken.
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Packet Pg. 2251 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-3” Page 2
Saint John’s shall be entitled to establish and post rules and regulations for use of the Publicly-Accessible Open Space consistent with the foregoing. Nothing in this Third Amendment nor the
Phase II Master Plan or the DRP applications for any Phase II Building shall be deemed to mean
that the Publicly-Accessible Open Space areas are a public park or are subject to legal requirements applicable to a public park or other public space. Nothing in this Third Amendment nor the Phase II Master Plan is intended to limit the rights of any member of the public to use the Publicly-Accessible Open Space for any purpose which, on private land open to
public use during specified hours, is protected by the United States Constitution, the California
Constitution or any other applicable federal or California law that overrides the rights granted to Saint John’s under this Third Amendment and the Phase II Master Plan (“Exhibit Q”) with respect to limitations on use of the Publicly-Accessible Open Space.
7.C.g
Packet Pg. 2252 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-4” Page 1
EXHIBIT “R-4”
24/7 PEDESTRIAN CONNECTIONS REGULATIONS
Upon completion of each publicly-accessible 24/7 Pedestrian Connection, Saint John’s shall
generally make the 24/7 Pedestrian Connection accessible to the public 24 hours per day, 7 days per week. Notwithstanding the above, Saint John’s may:
(f) Subject to review by the Architectural Review Board, if necessary, place informational
wayfinding kiosks and signage within the 24/7 Pedestrian Connections that is for the benefit of Saint John’s patients, visitors, employees and the public. (g) Limit public access to the 24/7 Pedestrian Connections for property maintenance/repairs/construction.
(h) Subject to approval by the Community Development Director, limit public access from
time-to-time in any way that the City is authorized to limit use of its public sidewalks. The 24/7 Pedestrian Connections shall remain the private property of Saint John’s with members of the public having only a license to occupy and use the 24/7 Pedestrian Connections in a
manner consistent with this Third Amendment and the Phase II Master Plan. The public use of
the 24/7 Pedestrian Connections shall be: (a) consistent with the terms and conditions of this Third Amendment and the Phase II Master Plan; (b) solely for pedestrian access and passive use by the public, including walking, strolling, and similar activity; and (c) compatible with Saint John’s development of the Phase II Development Sites and the continuous, orderly, and safe
operation of Saint John’s. No use other than passive use of the 24/7 Pedestrian Connections by
the public shall be permitted on or in the 24/7 Pedestrian Connections. Nothing in the Third Amendment nor the Phase II Master Plan shall give members of the public the right, without prior written consent of Saint John’s, which consent may be conditioned or withheld by Saint John’s in Saint John’s sole discretion, to engage in any other activity in or on these 24/7
Pedestrian Connections, including without limitation any of the following: (i) cooking,
dispensing or preparing food; (ii) selling any item or engaging in the solicitation of money, signatures, or other goods or services; (iii) sleeping or staying overnight; (iv) using sound amplifying equipment; or (v) engaging in any illegal, dangerous, intimidating or other activity that Saint John’s reasonably deems to be inconsistent with other uses on the Campus Property
and with the continuous, orderly, and safe operation of the health center or with the use of the
24/7 Pedestrian Connections by other members of the public for the permitted purposes, such as excessive noise or boisterous activity, bicycle or skateboard riding, skating or similar activity, being intoxicated, having offensive bodily hygiene, having shopping carts or other wheeled conveyances (except for wheelchairs and baby strollers/carriages), and Saint John’s shall retain
the right to cause persons engaging in such conduct to be removed from the Campus Property.
Should any such persons refuse to leave the Campus Property, they may be deemed by Saint John’s to be trespassing and Saint John’s may contact local law enforcement to request that appropriate law enforcement actions be taken. Saint John’s shall be entitled to establish and post rules and regulations for use of the 24/7 Pedestrian Connections consistent with the foregoing.
Nothing in this Third Amendment nor the Phase II Master Plan or the DRP applications for any
Phase II Building shall be deemed to mean that the 24/7 Pedestrian Connections areas are a public park or are subject to legal requirements applicable to a public park or other public space.
7.C.g
Packet Pg. 2253 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-4” Page 2
Nothing in this Third Amendment nor the Phase II Master Plan is intended to limit the rights of any member of the public to use the 24/7 Pedestrian Connections for any purpose which, on
private land open to public use, is protected by the United States Constitution, the California
Constitution or any other applicable federal or California law that overrides the rights granted to Saint John’s under this Third Amendment and the Phase II Master Plan with respect to limitations on use of the 24/7 Pedestrian Connections.
7.C.g
Packet Pg. 2254 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-5” Page 1
EXHIBIT “R-5”
LOCAL HIRING AS TO CONSTRUCTION Local Hiring Policy For Phase II Construction. Saint John’s shall implement a local hiring policy (the “Local Hiring Policy”) for construction of Phase II, consistent with the following guidelines:
1. Purpose. The purpose of the Local Hiring Policy is to facilitate the employment by
Saint John’s and its contractors for Phase II of residents of the City of Santa Monica (the “Targeted Job Applicants”), and in particular, those residents who are “Low-Income Individuals” (defined below) by ensuring Targeted Job Applicants are aware of Phase II construction employment opportunities and have a fair opportunity to
apply and compete for such jobs.
2. Findings.
a. Approximately 73,000-74,000 individuals work in the City. The City has a resident labor force of approximately 57,300. However, only about one- third (32.2 percent) of the City's resident labor force works at jobs located in the
City, with the balance working outside of the City. Consequently, a
significant portion of the City's resident and non-resident work force is required to commute long distances to find work, causing increased traffic on state highways, increased pollution, increased use of gas and other fuels and other serious environmental impacts.
b. Due to their employment outside of the City, many residents of the City are
forced to leave for work very early in the morning and return late in the evening, often leaving children and teenagers alone and unsupervised during the hours between school and the parent’s return from work outside the area.
c. The Pico Neighborhood is Santa Monica’s most culturally diverse and
economically disadvantaged neighborhood. Serving the most vulnerable
members of the Pico Neighborhood has long been a priority for the City of Santa Monica. Economic recovery and improvement programs, such as local hire opportunities with prioritization for residents in the Pico Neighborhood, defined as the 90404 zip code, would be one important step to support these
priorities.
d. Of the approximately 45,000 households in the City, thirty percent are defined as low-income households or lower, with eleven percent of these households defined as extremely low income and eight percent very low income. Approximately 7.6% of the City's residents are unemployed.
e. By ensuring that Targeted Job Applicants are aware of and have a fair
opportunity to compete for Phase II construction jobs, this Local Hiring Policy will facilitate job opportunities to City residents which would expand
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Packet Pg. 2255 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-5” Page 2
the City's employment base and reduce the impacts on the environment caused by long commuting times to jobs outside the area.
3. Definitions.
a. “Contract” means a contract or other agreement for the providing of any combination of labor, materials, supplies, and equipment to the construction of Phase II that will result in On-Site Jobs, directly or indirectly, either pursuant to the terms of such contract or other agreement or through one or
more subcontracts.
b. “Contractor” means a prime contractor, a sub-contractor, or any other entity that enters into a Contract with Saint John’s for any portion or component of the work necessary to construct Phase II Buildings (excluding architectural, design and other “soft” components of the construction of Phase
II).
c. “Low Income Individual” means a resident of the City of Santa Monica whose household income is no greater than 80% of the Median Income.
d. “Median Income” means the median family income published from time to time by HUD for the Los Angeles-Long Beach Metropolitan Statistical
Area.
e. “On-Site Jobs” means all jobs by a Contractor under a Contract for which at least fifty percent (50%) of the work hours for such job requires the employee to be at the Phase II Development Sites for the purposes of constructing Phase II, regardless of whether such job is in the nature of an employee or an
independent contractor. On-Site Jobs shall not include Phase II construction
jobs which will be performed by the Contractor’s established work crew who have not been hired specifically to work at the Phase II Development Sites on Phase II.
4. Priority for Targeted Job Applicants. Subject to Section 7 below in this Exhibit
“R-5” the Local Hiring Policy provides that the Targeted Job Applicants shall be
considered for each On-Site Job in the following order of priority:
a. First Priority: Any resident of a household with no greater than 80% Median Income that resides within the Low and Moderate Income Areas identified in Map 2-7 of the City of Santa Monica’s Adopted 6th Cycle
2021-2029 Housing Element or any resident who resides in Santa
Monica’s 90404 zip code (Pico Neighborhood).
b. Second Priority: Any resident of a household with no greater than 80% Median Income that resides within the City; and
c. Third Priority: Any resident of a household with no greater than 80%
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Packet Pg. 2256 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-5” Page 3
Median Income that resides within a five (5) mile radius of Saint John’s Campus Property.
For purposes of this Local Hiring Policy, Saint John’s and/or its Contractors are
authorized to rely on the most recent year’s income tax records (W-2) and proof of residency (e.g. driver’s license, utility bill, voter registration) if voluntarily submitted by a prospective job applicant for purposes of assessing a Targeted Job Applicant’s place of residence and income.
5. Coverage. The Local Hiring Policy shall apply to all hiring for On-Site Jobs related
to the construction of Phase II, by Saint John’s and its Contractors.
6. Outreach. So that Targeted Job Applicants are made aware of the availability of On-Site Jobs, Saint John’s or its Contractors shall advertise available On-Site Jobs in the Santa Monica Daily Press or similar local media and electronically on a
City-sponsored website, if such a resource exists. In addition, Saint John’s shall
consult with and provide written notice to at least five first source hiring organizations, which may include but are not limited to the following:
(a) Local first source hiring programs. (b) Trade unions.
(c) Apprenticeship programs at local colleges.
(d) Santa Monica educational institutions. (e) Other non-profit organizations involved in referring eligible applicants for job opportunities.
Saint John’s shall also notify the City’s Community Development Director, or his or
her designee, of the availability of On-Site Jobs and solicit the City’s input as to first source hiring organizations or other organizations to provide notice of the On-Site Jobs. If the City’s Community Development Director, or his or her designee, does not respond to a request for input within thirty (30) days of Saint John’s request, Saint
John’s obligation to solicit the City’s input under this Exhibit “R-5”, Section 6
shall be satisfied.
7. Hiring. Saint John’s and its contractor(s) shall consider in good faith all applications submitted by Targeted Job Applicants for On-Site Jobs, in accordance with their normal practice to hire the most qualified candidate for each position and shall make
a good faith effort to hire Targeted Job Applicants when most qualified or equally
qualified as other applicants. The City acknowledges that the Contractors shall determine in their respective subjective business judgment whether any particular Targeted Job Applicant is qualified to perform the On-Site Job for which such Targeted Job Applicant has applied. Contactors are not precluded from advertising
regionally or nationally for employees in addition to its local outreach efforts.
8. Term. The Local Hiring Policy shall apply to the construction of each Phase II Building until the final certificate of occupancy for each Phase II Building has been issued by the City.
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Packet Pg. 2257 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-6” Page 1
EXHIBIT “R-6”
LOCAL HIRING AS TO PERMANENT EMPLOYEES
FOR NEIGHBORHOOD COMMERCIAL USES
Local Hiring Policy For Phase II Neighborhood Commercial Permanent Employment. Saint John’s (if an Operator) or Neighborhood Commercial Operator shall implement a local hiring policy (the “Local Hiring Policy”), consistent with the following guidelines:
1. Purpose. The purpose of the Local Hiring Policy is to facilitate the employment
by the Neighborhood Commercial tenants of the Phase II Development Sites of
residents of the City of Santa Monica (the “Targeted Job Applicants”), and in particular, those residents who are “Low-Income Individuals” (defined below) by ensuring Targeted Job Applicants are aware of Phase II Neighborhood Commercial employment opportunities and have a fair opportunity to apply and
compete for such jobs. The goal of this policy is local hiring.
2. Findings.
a. Approximately 73,000-74,000 individuals work in the City. The City has a resident labor force of approximately 57,300. However, only about one- third (32.2 percent) of the City's resident labor force works at jobs located in
the City, with the balance working outside of the City. Consequently, a
significant portion of the City's resident and non-resident work force is required to commute long distances to find work, causing increased traffic on state highways, increased pollution, increased use of gas and other fuels and other serious environmental impacts.
b. Due to their employment outside of the City, many residents of the City are
forced to leave for work very early in the morning and return late in the evening, often leaving children and teenagers alone and unsupervised during the hours between school and the parent’s return from work outside the area.
c. The Pico Neighborhood is Santa Monica’s most culturally diverse and
economically disadvantaged neighborhood. Serving the most vulnerable members of the Pico Neighborhood has long been a priority for the City of Santa Monica. Economic recovery and improvement programs, such as local hire opportunities with prioritization for residents in the Pico
Neighborhood, defined as the 90404 zip code, would be one important step
to support these priorities.
d. Of the approximately 45,000 households in the City, thirty percent are defined as low-income households or lower, with eleven percent of these households defined as extremely low income and eight percent very low
income. Approximately 7.6% of the City's residents are unemployed.
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Packet Pg. 2258 Attachment: Exhibits P to U 2022.04.26 (5083 : Second Reading - St Johns DA)
Exhibit “R-6” Page 2
e. By ensuring that Targeted Job Applicants are aware of and have a fair opportunity to compete for Phase II Neighborhood Commercial jobs, this
Local Hiring Policy will facilitate job opportunities to City residents which
would expand the City's employment base and reduce the impacts on the environment caused by long commuting times to jobs outside the area.
3. Definitions.
a. “Low Income Individual” means a resident of the City of Santa Monica
whose household income is no greater than 80% of the Median Income.
b. “Median Income” means the median family income published from time to time by HUD for the Los Angeles-Long Beach Metropolitan Statistical Area.
c. “On-Site Neighborhood Commercial Jobs” means all jobs on the
Phase II Development Sites within the Neighborhood Commercial uses
of greater than 1,500 gross square feet, regardless of whether such job is in the nature of an employee or an independent contractor.
d. “Neighborhood Commercial Operator” means the operators of Neighborhood Commercial uses on the Phase II Development Sites.
4. Priority for Targeted Job Applicants. Subject to Section 7 below in this Exhibit “R-6,” the Local Hiring Policy provides that the Targeted Job Applicants shall be considered for each On-Site Neighborhood Commercial Job in the following order of priority:
a. First Priority: Any resident of a household with no greater than 80%
Median Income that resides within the low and Moderate Income Areas
identified in Map 2-7 of the City of Santa Monica’s Adopted 6th Cycle 2021-2029 Housing Element or any resident who resides in Santa Monica’s 90404 zip code (Pico Neighborhood);
b. Second Priority: Any resident of a household with no greater than 80%
Median Income that resides within the City; and
c. Third Priority: Any resident of a household with no greater than 80% Median Income that resides within a five (5) mile radius of the project site.
For purposes of this Local Hiring Policy, the Neighborhood Commercial Operator is authorized to rely on the most recent year’s income tax records
(W-2) and proof of residency (e.g. driver’s license, utility bill, voter
registration) if voluntarily submitted by a prospective job applicant for purposes of assessing a Targeted Job Applicant’s place of residence and income.
5. Coverage. The Local Hiring Policy shall apply to all hiring for On-Site
Neighborhood Commercial Jobs. Notwithstanding the foregoing, the Local
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Hiring Policy shall not apply to temporary employees utilized while a permanent employee is temporarily absent or while a replacement is being actively sought for a recently-departed permanent employee. Furthermore, the Local Hiring Policy shall not preclude the re-hiring of a prior employee or
the transfer of an existing employee from another location.
6. Recruitment. a. Local Hiring Goal – Saint John’s has established a local hiring goal of
30% of the total full and part-time jobs for Phase II Neighborhood Commercial
uses being held by Santa Monica residents. There shall be no penalties to
Saint John’s, nor shall Saint John’s be deemed to be in default under the
Development Agreement, if such goal is not achieved. Saint John’s shall report its actual local hiring results to the City as part of its annual reports as mandated by Section 10.2 of the Third Amendment. The annual report
shall include the following information:
(i) First source hiring organizations that were contacted; (ii) How many referrals from first source hiring organizations were
interviewed;
(iii) How many Targeted Job Applicants were hired; (iv) Any community activities related to recruitment and local hiring that
took place in the past calendar year, and;
(v) Recruitment initiatives planned for the following calendar year.
b. Advanced Local Recruitment - Initial Hiring for New Business. So that
Targeted Job Applicants are made aware of the availability of On-Site
Neighborhood Commercial Jobs, at least 30 days before recruitment
(“Advanced Recruitment Period”) is opened up to general circulation for the initial hiring by a new business, the Neighborhood Commercial Operator shall advertise available On-Site Neighborhood Commercial Jobs in the Santa
Monica Daily Press, or Santa Monica Police Activity League or similar
organization, or similar local media and electronically on a City- sponsored
website, if such a resource exists. In addition, the Neighborhood Commercial Operator shall consult with and provide written notice to at
least five first source hiring organizations, which may include but are not
limited to the following:
(i) Local first source hiring programs (ii) Trade unions
(iii) Apprenticeship programs at local colleges
(iv) Santa Monica educational institutions (v) Other non-profit organizations involved in referring
eligible applicants for job opportunities
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The Neighborhood Commercial Operator shall also notify the City’s Community Development Director, or his or her designee, of the
availability of On-Site Neighborhood Commercial Jobs and solicit the City’s
input as to first source hiring organizations or other organizations to provide notice of the On-Site Neighborhood Commercial Jobs. If the City’s Community Development Director, or his or her designee, does not respond to a request for input within thirty (30) days of Neighborhood Commercial
Operator’s request, Neighborhood Commercial Operator’s obligation to
solicit City’s input under this Exhibit “R-6”, Section 6(b) shall be satisfied.
The Neighborhood Commercial Operator shall hold the positions open for no more than 30 days in order to allow for referrals from the first source hiring organizations. The Neighborhood Commercial Operator shall review
information provided by the selected organizations with respect to all
applicants referred by such organizations and interview those individuals, who, following a review of such information, are determined by the Neighborhood Commercial Operator to meet the Neighborhood Commercial Operator’s written minimum qualifications for the position. The
Neighborhood Commercial Operator shall maintain a written record
explaining the reasons for not selecting any individual referred to Neighborhood Commercial Operator by the selected organizations who was interviewed by Neighborhood Commercial Operator for the position.
c. Advanced Local Recruitment - Subsequent Hiring. For subsequent
employment opportunities, the Advanced Recruitment Period for Targeted
Job Applicants can be reduced to at least 7 days before recruitment is opened up to general circulation. Alternatively, Neighborhood Commercial Operator may also use an established list of potential Targeted Job Applicants of not more than one year old.
d. Obligations After Completion of Advanced Recruitment Period. Once
these advanced local recruitment obligations have been met, the Neighborhood Commercial Operator is not precluded from advertising
regionally or nationally for employees.
7. Hiring. The Neighborhood Commercial Operator shall consider in good faith all applications submitted by Targeted Job Applicants for On-Site Neighborhood
Commercial Jobs in accordance with their normal practice to hire the most
qualified candidate for each position and shall make good faith efforts to hire
Targeted Job Applicants when such Applicants are most qualified or equally
qualified as other applicants. The City acknowledges that the Neighborhood Commercial Operator shall determine in their respective subjective business
judgment whether any particular Targeted Job Applicant is qualified to perform
the On-Site Neighborhood Commercial Job for which such Targeted Job Applicant
has applied.
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8. Proactive Outreach. Saint John’s shall designate a “First-Source Hiring Coordinator” (FHC) that shall manage all aspects of the Local Hiring Policy. The FHC shall be responsible for actively seeking partnerships with local first-
source hiring organizations prior to employment opportunities being available
within the Neighborhood Commercial uses. The FHC shall also be responsible for encouraging and making available information on first-source hiring to respective Neighborhood Commercial tenants of Phase II. The FHC shall contact new Neighborhood Commercial Operators on the Phase II Development Sites to
inform them of the available resources on first-source hiring. In addition to
implementation of the Local Hiring Policy, the FHC can have other work duties unrelated to the Local Hiring Policy.
9. Term. The Local Hiring Policy shall apply for the Term of the Development Agreement.
10. Condition of Lease. Saint John’s shall write the requirements of this program into
any leases executed with Neighborhood Commercial Operators. The FHC shall reach out to Neighborhood Commercial Operators not less than once each calendar quarter to remind them of the programs and policies. Neighborhood Commercial Operators shall have ultimate responsibility for adherence to the program guidelines. Failure
of a Neighborhood Commercial Operator to comply with the requirements of this
program shall not constitute a Default by Saint John’s under the Development Agreement so long as such Neighborhood Commercial Operator’s lease requires such compliance and Saint John’s is actively pursuing all necessary enforcement actions to bring such Neighborhood Commercial Operator into compliance with this
lease provision.
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Exhibit “S” Page 1
EXHIBIT “S”
PHASE II MITIGATION MEASURES AND PROJECT DESIGN FEATURES
PDF-AQ-1: Demolition, Grading and Construction Activities.
1. Compliance with provisions of the SCAQMD District Rule 403. The Project
shall comply with all applicable standards of the Southern California Air
Quality Management District, including the following provisions of District Rule 403:
a. All unpaved demolition and construction areas shall be wetted at least three times daily during excavation and construction, and temporary dust covers
shall be used to reduce dust emissions and meet SCAQMD District Rule
403. Wetting a minimum of three times daily will reduce fugitive dust by 61 percent.
b. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control
of dust caused by wind.
c. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust.
d. All dirt/soil loads shall be secured by trimming, watering or other
appropriate means to prevent spillage and dust.
e. All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust.
f. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.
g. Trucks having no current hauling activity shall not idle and be turned off.
h. Ground cover in disturbed areas shall be replaced as quickly as possible.
i. Cranes would be electric-powered.
2. Anti-Idling Regulation: In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel fueled commercial
vehicles (weighing over 10,000 pounds) during construction shall be limited to
five minutes at any location.
3. Fuel Requirements: In accordance with Section 93115 in Title 17 of the California Code of Regulations, operation of any stationary, diesel-fueled,
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compression-ignition engines shall meet specified fuel and fuel additive requirements and emission standards.
4. Architectural Coatings: During construction of Phase II buildings, construction
contractors shall comply with SCAQMD Rule 1113 and utilize architectural coatings that meet the VOC content requirements.
PDF-AQ-2: Green Building Features: At a minimum, Phase II buildings will be designed and operated to meet the applicable requirements of the California Green Building
Standards Code (CALGreen) and the City of Santa Monica Green Building Code
at the time of building permit issuance (provided that any Phase II OSHPD-1 building(s) would be permitted by OSHPD and subject to applicable OSHPD sustainability requirements at the time of OSHPD permitting). Green building features will include the following:
1. Waste
a. Construction contractors for Phase II development will implement a construction waste management plan (WMP) to divert a minimum of 70 percent of all mixed construction and demolition (C&D) debris to City certified construction and demolition waste processors, consistent with the
City of Santa Monica Municipal Code Article 8, Chapter 8.108.
b. The Project will include easily accessible recycling areas dedicated to the collection and storage of non-hazardous materials such as paper, corrugated cardboard, glass, plastics, metals, and landscaping debris (trimmings), consistent with the City of Santa Monica Municipal Code, Section 9.21.130.
2. Energy
a. Phase II buildings will comply at minimum with the California 2019 Title 24 Building Energy Efficiency Standards or the most recent applicable standards at the time of building permit issuance. Additionally, the Project will comply with the City of Santa Monica Green Building Code by
incorporating features such as solar water heating, green roofs, high-
performance building envelopes, energy-efficient HVAC and lighting systems, thereby reducing energy use, air pollutant emissions, and GHG emissions.
b. Phase II buildings will include the installation of solar electric photovoltaic
(PV) systems, as required by the City of Santa Monica Green Building
Standards Code (provided that any Phase II OSHPD-1 building(s) would be permitted by OSHPD and subject to applicable OSHPD sustainability requirements at the time of OSHPD permitting). At minimum, the PV systems will have a total wattage of 2.0 times the square footage of the
building footprint (2.0 watts per square foot).
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c. The design of Phase II buildings will incorporate surface materials with a high solar-reflectance-index average, coupled with roof assemblies having
insulation factors that meet the 2019 California Title 24 Building Energy
Efficiency Standards or the most recent applicable standards at the time of building permit issuance, to reduce unwanted heat absorption and minimize energy consumption. The Project would be designed to reduce energy consumption by 10 percent as required by the City’s Energy Reach Code.
3. Transportation
a. Providence Saint John’s will implement a Transportation Demand Management (TDM) Plan with measures to decrease vehicle miles traveled. The specific TDM strategies to be implemented by the developer shall be finalized as part of the Development Agreement process. It is anticipated
that the following TDM strategies will be implemented and/or maintained:
a TDM Coordinator; Transportation Management Association (TMO); transit pass subsidies provided to employees by the Project Applicant; ridesharing (carpools and vanpools); parking pricing; Guaranteed Ride Home (GRH); bicycle facilities; carshare service; bicycle sharing areas;
transportation information center and TDM website information; pedestrian
wayfinding signage; and commuter club.
b. To encourage carpooling and the use of electric vehicles by Providence Saint John’s employees and visitors, designated parking for carpools and vanpools will be provided throughout the North and South Campuses in
accordance with SMMC Section 9.28.150.
c. Electric Vehicle (EV) Charging Stations will be provided throughout the North and South Campuses. The total number of electric vehicle charging stations would be determined as part of the Development Agreement to be finalized; however, all Phase II Project facilities with more than 50 parking
spaces would include at least two charging stations plus one for each
additional 50 parking spaces consistent with SMMC Section 9.28.160(B)(2).
d. Both long-term and short-term bicycle parking will be provided throughout the North and South Campuses. The number of parking spaces shall be
provided in accordance with SMMC Table 9.28.140, which requires one
short-term bicycle parking space for every 4,000 square feet of floor area (depending on the use). Upon full Phase II Project implementation, PSJHC shall have more than 60 new short-term bicycle parking spaces and 120 new long-term bicycle parking spaces added to its North Campus and more than
100 new short-term spaces and more than 200 new long-term spaces added
to its South Campus.
Showers and clothes lockers for employees will also be provided throughout the North and South Campuses. In accordance with SMMC Section 9.28.170(B)(1), a minimum of two showers would be provided in Phase II
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Buildings 2C, 2D/E, 2I, and S1 while a minimum of four showers would be provided in Building S4. Consistent with SMMC Section 9.28.170(B)(2),
lockers for clothing and other personal effects would be provided at a ratio
of 75% of the long-term employee bicycle parking spaces required. Upon full Phase II Project implementation, PSJHC would have more than 90 new clothes lockers on its North Campus and more than 100 new clothes lockers on its South Campus.
4. Water
a. The Project would be designed to reduce indoor and outdoor potable water consumption as required by California 2019 Title 24 standards (provided that any Phase II OSHPD-1 building(s) would be permitted by OSHPD and subject to applicable OSHPD sustainability requirements at the time of
OSHPD permitting).
PDF-AQ-3: Control of VOCs. Phase II buildings will utilize low-emitting materials in accordance with PDF-AQ-1.
PDF-AQ-4: Emergency Generator Maintenance & Testing: The Project shall only conduct maintenance or testing on one generator per day and for only one hour.
PDF-AQ-5: Emergency Generators. All new standby generators proposed shall be selected
from the South Coast Air-Quality Management District’s certified generators list and meet the EPA Tier 4 standard for diesel emissions. For after-treatment of engine exhaust air, a diesel particulate filter shall be provided to meet the emission level requirements of the South Coast Air Quality Management District. The
Project would have six generators and would need to be tested monthly to ensure
reliability in the case of a power outage.
PDF-NOISE-1 (Construction Noise). The Applicant’s construction contractor shall require implementation of the following construction best management practices (BMPs) by all construction contractors and subcontractors working in and around the
Project Site to reduce construction noise levels:
• Project contractor(s) will equip all construction equipment, fixed and mobile, mobile, with properly operating and maintained noise mufflers, consistent with manufacturers’ standards;
• On-site construction equipment staging areas will be located as far as feasible
from noise and vibration sensitive uses.
• In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to five minutes at any location.
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• As required by SMMC 9.21.140 B Screening, effective noise barriers will be designed and erected as needed to shield on-site uses from excessive
construction-related noise.
PDF-NOISE-2: Exterior Mechanical Equipment Noise. Exterior mechanical and electrical equipment such as HVAC equipment would be screened in accordance with Section 9.21.140 of the SMMC. In accordance with Section 4.12.130 of the SMMC, all outdoor mechanical equipment would be required to comply with noise limitation
requirements provided in Section 4.12.060 of the SMMC.
PDF-TR-1: (Construction Traffic Management Plan): The Applicant shall prepare, implement, and maintain a Construction Traffic Management Plan (Plan) to address construction traffic, parking, access and safety impacts during the construction period. The Plan shall be submitted to the City for review and approval prior to the
issuance of grading permits, and be designed to accomplish the following:
• Reduce construction traffic impacts on the surrounding street network;
• Minimize construction parking impacts;
• Ensure traffic safety and emergency around the Project Site during the construction period;
• Prevent substantial construction truck traffic through residential
neighborhoods; and
• Provide for coordination of Project construction activities with those of nearby construction projects.
The Plan shall include the following at a minimum:
Ongoing Requirements Throughout the Duration of Construction:
• Implementation of a detailed work zone plan for temporary lane, sidewalk, and bicycle lane closures (e.g., flagmen, directional signage, etc.). The Plan shall include specific information regarding the Project’s construction activities that may disrupt normal pedestrian and traffic flow, and the measures to address
these disruptions. Further, the Plan shall address construction parking and
impacts to existing parking in adjacent off-site areas. The Plan shall be reviewed and approved by the Traffic Engineering Division prior to commencement of construction and implemented in accordance with this approval.
• Any work within the public right-of-way (ROW) shall be performed between
9:00 AM and 4:00 PM. This work includes dirt and demolition material hauling
and construction material delivery. Work within the public ROW outside of these hours shall only be allowed with under an after-hours construction permit.
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• Streets and equipment shall be cleaned in accordance with established Public Works Department requirements.
• Trucks shall only travel on a City-approved construction route. Truck
queuing/staging shall not be allowed on Santa Monica streets. Limited queuing may occur on the construction site itself.
• Materials and equipment shall be minimally visible to the public; the preferred location for materials is to be onsite, with a minimum amount of materials
within a work area in the public ROW, subject to a current Use of Public
Property Permit.
• Any requests for work before or after normal construction hours within the public ROW shall be subject to review and approval through the After Hours Permit process administered by the Building and Safety Division.
• Provision of off-street parking for construction workers, which may include the
use of a remote location with shuttle transport to the site, if determined necessary by the City of Santa Monica.
Project Coordination Elements That Will Be Implemented Prior to Commencement of Construction:
• The Applicant shall advise the traveling public of impending construction
activities (e.g., information signs, portable message signs, media listing/notification, and implementation of an approved Plan).
• The Applicant shall obtain a Use of Public Property Permit, Excavation Permit, Sewer Permit, or Oversize Load Permit, as well as any Caltrans permits
required, for any construction work requiring encroachment into public rights-
of-way, detours, or any other work within the public ROW.
• The Applicant shall provide timely notification of construction schedules to all affected agencies (e.g., Metro. Big Blue Bus, Police Department, Fire Department, Public Works Department, and Planning and Community
Development Department) and to all owners and residential and commercial
tenants of property within a radius of 500 feet.
• The Applicant shall coordinate construction work with affected agencies in advance of start of work. Approvals may take up to two weeks per each submittal. Coordination with Metro regarding construction activities that may
impact Metro bus lines or result in closures lasting over six months shall be
initiated at least 30 days in advance of construction activities.
• The Applicant shall obtain Transportation Engineering Division approval of any haul routes for earth, concrete, or construction materials and equipment hauling.
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PDF-TR-2 (TDM): The Applicant shall implement Transportation Demand Management (TDM) measures so as to not exceed the trip generation estimates calculated for the Future
Years (2031 and 2042) in Tables 4.17-11 and 4.7-12 of the EIR.
The specific TDM strategies to be implemented by the developer shall be finalized as part of the Development Agreement process. It is anticipated that the following TDM strategies will be implemented and/or maintained: a TDM Coordinator; Transportation Management Association (TMO); transit pass subsidies provided to
employees by the Project Applicant; ridesharing (carpools and vanpools); parking
pricing; Guaranteed Ride Home (GRH); bicycle facilities; carshare service; bicycle sharing areas; transportation information center and TDM website information; pedestrian wayfinding signage; and commuter club.
To ensure that the trip generation estimates calculated for the Interim Year (2031)
and Future Year (2042) in Table 4.17-11 are not exceeded, a period of annual
monitoring and reporting shall be undertaken for the Project and incorporated into the Development Agreement. The Applicant shall summarize the results of the trip monitoring program, determine whether trip reduction goals and/or Average Vehicle Ridership (AVR) targets are being achieved, and describe the TDM efforts
in place to reduce vehicular trip making, in an annual report delivered to the City.
The City, at its discretion, shall determine the type of enforcement and may require implementation of additional TDM strategies and possible monetary (or other) penalties if annual monitoring determines that the trip generation estimates are being exceeded and/or that AVR targets are not being met.
MM-AIR-1: Construction Equipment. Construction equipment operating at each Phase II
development site shall be subject to the following requirements, which will be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment:
• The Project shall require all off-road diesel equipment greater than 50
horsepower (hp) to meet USEPA Tier 4 Final off-road emission standards or
equivalent to reduce diesel particulate matter and NOX emissions during construction activities. If equipment cleaner than Tier 4 is widely and commercially available at the time of building permit issuance, the Project applicant shall require the use of such equipment for construction.
• Dumpers/tenders, forklifts, pumps, sweeper/scrubbers and plate compactors
shall be powered by non-diesel fuels, such as gasoline, compressed natural gas or electricity.
MM-HIST-1: Recordation of the John Wayne Cancer Institute (JWCI) and Child & Family Development Center (CFDC). Prior to any demolition or ground
disturbing activity on the 2I and S4 properties, the Applicant shall retain a
Qualified Preservation Professional (defined as an architectural historian, historic architect, or historic preservation professional who satisfies the Secretary of the Interior’s Professional Qualification Standards for History, Architectural History,
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or Architecture, pursuant to 36 CFR 61) to prepare a Historic American Buildings Survey (HABS) Short Format Report I. The HABS shall record the history of each
property (the JWCI and CFDC), as well as important events or other significant
contributions to the patterns and trends of history with which each property is associated, as appropriate. Each property’s physical condition, both historic and current, shall be documented through site plans; historic maps and photographs; available original and/or current as-built drawings; large format photographs; and
written data and text. Each building’s exteriors, representative interior spaces,
character-defining features, as well as its setting and contextual views, shall be documented. Field photographs and notes shall also be included. All documentation components shall be completed in accordance with the Secretary of the Interior’s Standards and Guidelines for Architectural and Engineering
Documentation (HABS standards) to the satisfaction of the City of Santa
Monica’s Historic Preservation Officer and the HABS administrator for the Library of Congress HABS collection. An electronic copy (pdf) of the HABS documentation shall be submitted to the City for review. Once approved, an electronic copy (pdf) shall be transmitted to the Library of Congress HABS
administrator for review. Upon approval, the original archival HABS
documentation shall be submitted to the Library of Congress for inclusion in the HABS collection, and archival copies shall be sent to the Santa Monica Public Library. The Applicant may complete the HABS documentation for both the JWCI and CFDC together or separately so long as the documentation for the
CFDC is completed prior to demolition or ground disturbing activity on the 2I Site
and the documentation for the JWCI is completed prior to any demolition or ground disturbing activity on the S4 Site.
MM-HIST-2: Interpretive Exhibit(s). The Applicant shall retain a Qualified Preservation Professional (defined as an architectural historian, historic architect, or historic
preservation professional who satisfies the Secretary of the Interior’s Professional
Qualification Standards for History, Architectural History, or Architecture, pursuant to 36 CFR 61) to develop and implement a permanent publicly accessible interpretive exhibit(s) (Exhibit), in consultation with the Applicant, that captures and incorporates the important history, associations, and significance of the JWCI
and CFDC (as applicable), within the larger context of medical history, so that the
significance of these resources is preserved and retained for the education and benefit of current and future generations. The Exhibit’s requirements shall be outlined in a technical memorandum, including the requirements for maintenance and operation of the Exhibit’s elements. The interpretive Exhibit shall be aimed at
actively illustrating the following:
• The growth and development of the JWCI and/or CFDC within the larger context of local, state and national medical history.
• The Exhibit should also document the construction history and architectural significance pertaining to the respected architects, Weldon J. Fulton (JWCI)
and John Maloney (CFDC), for each property.
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• The historical associations and significance of Dr. Evis Coda (CFDC).
The Exhibit shall include each of the following:
• A permanent on-site exhibit, maintained by the Applicant to be installed at an
on-site location or locations within the Project selected by the Applicant with the approval of the qualified preservation consultant and City of Santa Monica Historic Preservation Officer.
• A professionally conducted oral history program documenting the personal
experiences of JWCI patients and CFDC families and staff members,
respectively, which will be utilized within the Exhibit and later archived at the Santa Monica History Museum.
The Applicant shall commission a Qualified Preservation Professional to prepare a technical memorandum detailing the Exhibits’ requirements and implementation
schedule and this memorandum shall be reviewed by interested parties, such as the
Santa Monica History Museum and the Santa Monica Conservancy, and shall be prepared to the satisfaction of the City of Santa Monica. Once work on the 2I and S4 sites, as applicable, has commenced, the Applicant shall submit biannual reports prepared by a Qualified Preservation Professional documenting the
progress of the Exhibit’s implementation, and the Applicant shall submit
documentation illustrating full implementation of the Exhibit to the City within 3 years of completion of construction of the 20th Street Medical Building (2I) and Education & Conference Center and East Ambulatory & Research Building (S4), respectively.
MM-HIST-3: Construction Monitoring. Due to the potential for damage from excavation and
construction activities, as well as vibration, to 2208/2210 Santa Monica Boulevard, and in association with implementation of Mitigation Measure MM NOISE-1, the Qualified Preservation Professional shall monitor construction activities associated with the Project at regular intervals during shoring and
excavation of Site S4 to address any unanticipated damage to 2208/2210 Santa
Monica Boulevard that may require preservation treatment, and minimize potential damage to historic materials on 2208/2210 Santa Monica Boulevard. The Qualified Preservation Professional shall document the construction monitoring process in digital photography, as well as monitoring logs, and
prepare a final monitoring report to be submitted to the City’s Historic
Preservation Officer.
MM-ARCH-1: Archaeological Monitoring of Ground Disturbing Activities. Prior to the issuance of a demolition permit for the S1, S2, S3, S4 and S5 sites, the Applicant shall retain an archaeologist who meets the Secretary of the Interior’s Professional
Qualifications Standards (Qualified Archaeologist) and a Native American monitor
from a tribe that is culturally and geographically affiliated with the Project site (according to the Native American Heritage Commission contact list for this project) to provide construction monitoring services for the Project. The Qualified
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Archaeologist, or an archaeological monitor working under their direct supervision, and the Native American monitor shall monitor all ground disturbance, such as
clearing/grubbing, grading, trenching, or any other construction excavation activity,
associated with Sites S1, S2, S3, S4, and S5 to a maximum depth of 6 feet (depth at which archaeological sensitivity decreases). The archaeological monitor shall be familiar with the types of resources (prehistoric and historic) that could be encountered. The frequency of archaeological and Native American monitoring shall
be determined by the Qualified Archaeologist and shall be based on the rate of
excavation and grading activities, the materials being excavated (younger sediments vs. older sediments), and the depth of excavation, and if found, the abundance and type of archaeological resources encountered. Full-time archaeological and Native American monitoring may be reduced to part-time inspections, or ceased entirely,
at any depth above 6 feet if determined adequate by the Qualified Archaeologist.
Prior to commencement of excavation activities, an Archaeological Sensitivity Training shall be given for construction personnel. The training session shall be carried out by the Qualified Archaeologist and Native American monitor, and will focus on how to identify archaeological resources that may be encountered during
earthmoving activities and the procedures to be followed in such an event.
MM-ARCH-2: Evaluation/Treatment of any Archaeological Finds. In the event that historic (e.g., bottles, foundations, refuse dumps/privies, etc.) or prehistoric (e.g., hearths, burials, stone tools, shell and faunal bone remains, etc.) archaeological resources are unearthed, ground-disturbing activities shall be halted or diverted away from
the vicinity of the find so that the find can be evaluated. An appropriate buffer
area shall be established by the Qualified Archaeologist around the find where construction activities shall not be allowed to continue. Work shall be allowed to continue outside of the buffer area. All archaeological resources unearthed by Project construction activities shall be evaluated by the Qualified Archaeologist.
If the resources are prehistoric or Native American in origin, the Applicant shall
coordinate with the City, Qualified Archaeologist, and Native American representatives regarding the treatment and curation of any prehistoric archaeological resources. Additionally, if a discovery is outside of Sites S1, S2, S3, S4, or S5, the Qualified Archaeologist shall determine the level of
archaeological monitoring that is warranted during future ground disturbance in
other portions of the Project Site. If a resource is determined by the Qualified Archaeologist to constitute a “historical resource” pursuant to CEQA Guidelines Section 15064.5(a) or a “unique archaeological resource” pursuant to PRC Section 21083.2(g), the Qualified Archaeologist shall coordinate with the
Applicant and the City (and Native American representatives for prehistoric
resources) to develop a formal treatment plan that would serve to reduce impacts to the resource. The treatment plan established for the resource shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and PRC Sections 21083.2(b) for unique archaeological resources. Preservation in
place (i.e., avoidance) is the preferred manner of treatment. If preservation in
place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any archaeological material collected shall be curated at
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a repository that meets the standards outlined in 36 Code of Federal Regulations (CFR) 79.9., if such an institution agrees to accept the material. If no institution
accepts the archaeological material, they shall be donated to a local school or
historical society in the area for educational purposes, or to an affiliated tribe for prehistoric materials, to be determined by the Qualified Archaeologist in consultation with the City, and with Native American representatives for materials that are prehistoric in nature. Disposition of human remains and
associated funerary objects shall be determined through consultation with the
Most Likely Descendant (MLD) and landowner (see MM-ARCH-4).
MM-ARCH-3: Final Archaeological Report). Prior to issuance of Certificate of Occupancy for the Phase II buildings on Sites S1, S2, S3, S4, and S5, as applicable, the Qualified Archaeologist shall prepare a final report and appropriate California Department
of Parks and Recreation Site Forms at the conclusion of archaeological
monitoring. The report shall include a description of resources unearthed, if any, treatment of the resources, results of the artifact processing, analysis, and research, and evaluation of the resources with respect to the California Register of Historical Resources and CEQA. The report and the Site Forms shall be submitted
by the Project applicant to the City, the South Central Coastal Information Center,
and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the development and required mitigation measures.
MM-ARCH-4: Human Remains. If human remains are encountered unexpectedly during implementation of the Project, State Health and Safety Code Section 7050.5
requires that no further disturbance shall occur at the affected
excavation/construction site until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the NAHC. The NAHC shall then identify the person(s) thought to be the
Most Likely Descendent (MLD). The MLD may, with the permission of the
landowner, or his or her authorized representative, inspect the site of the discovery of the Native American remains and may recommend to the owner or the person responsible for the excavation work means for treating or disposing, with appropriate dignity, the human remains and any associated grave goods. The MLD
shall complete their inspection and make their recommendation within 48 hours
of being granted access by the landowner to inspect the discovery. The recommendation may include the scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Upon the discovery of the Native American remains, the landowner shall ensure that the
immediate vicinity, according to generally accepted cultural or archaeological
standards or practices, where the Native American human remains are located, is not damaged or disturbed by further development activity until the landowner has discussed and conferred, as prescribed in this mitigation measure, with the MLD regarding their recommendations, if applicable, taking into account the possibility
of multiple human remains. The landowner shall discuss and confer with the
descendants all reasonable options regarding the descendants' preferences for treatment.
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Whenever the NAHC is unable to identify a MLD, or the MLD identified fails to
make a recommendation, or the landowner or his or her authorized representative
rejects the recommendation of the descendants and the mediation provided for in Subdivision (k) of Section 5097.94, if invoked, fails to provide measures acceptable to the landowner, the landowner or his or her authorized representative shall inter the human remains and items associated with Native American human
remains with appropriate dignity on the property in a location not subject to
further and future subsurface disturbance.
MM-GEO-1: Paleontological Resources Investigation. Prior to start of any ground-disturbing activities (i.e., demolition, pavement removal, pot-holing or auguring, boring, drilling, grubbing, vegetation removal, brush clearance, weed abatement, grading,
excavation, trenching, or any other activity that has potential to disturb soil) for
each construction site, the Applicant shall retain a Qualified Paleontologist meeting the Society of Vertebrate Paleontology standards (SVP, 2010). The Qualified Paleontologist shall conduct construction worker paleontological resources sensitivity training for appropriate construction personnel. The training
session shall focus on the recognition of the types of paleontological resources
that could be encountered within the Project area and the procedures to be followed if they are found. The Applicant shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance.
MM-GEO-2: Paleontological Resource Monitoring of Ground Disturbing Activities. Full-
time paleontological resources monitoring shall be performed by a qualified paleontological monitor under the direction of the Qualified Paleontologist (SVP, 2010) for ground disturbance in undisturbed soils below a depth of 6 feet. Full-time monitoring may be reduced to part-time inspections, or ceased entirely, if
determined adequate by the Qualified Paleontologist. Monitors shall have the
authority to temporarily halt or divert work away from exposed fossils, in a radius of at least 50 feet, in order to recover the fossil specimens. Any significant fossils collected during Project-related excavations shall be prepared to the point of identification and curated into an accredited repository with retrievable storage.
Monitors shall prepare daily logs detailing the types of activities and soils
observed, and any discoveries. The Qualified Paleontologist shall prepare a final monitoring and mitigation report to be submitted to the City.
MM-GEO-3: Evaluation/Treatment of Any Paleontological Finds. If construction or other Project personnel discover any potential fossils during construction, regardless of
the depth of work or location, work at the discovery location shall cease in a 50-
foot radius of the discovery until the Qualified Paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. If the find is deemed significant, it shall be salvaged following the standards of the SVP (2010) and curated with a certified repository.
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MM-HAZ-1: Additional Assessment/Remediation - Site S3 and Site 2D/E. Prior to the issuance of a grading permit for each of Site S3 and Site 2D/E, additional
assessment in the form of soil and soil vapor sampling shall be conducted to
determine whether there is any soil or groundwater contamination associated with the former service station uses at these sites, once the existing on-site buildings/structures are demolished. If the additional assessment reveals concentrations of volatile organic compounds (VOCs) and/or other hazardous
substances above applicable California Human Health Screening Levels
(CHHSL), soil remediation and health and safety measures required by the applicable regulatory agencies [e.g., California Department of Toxic Substances (DTSC), Los Angeles Regional Water Quality Control Board (LARWQCB), etc.] shall be implemented by the Project Applicant during construction, which will be
included in a Soils Management Plan and a Health and Safety Plan, as applicable
(refer to Mitigation Measures HAZ-2 and HAZ-3).
The additional assessment shall also include a survey to determine the presence of any underground storage tanks (UST) associated with the former on-site gas stations. If a UST is discovered, the Applicant shall notify the SMFD prior to tank
removal and prepare a work plan for UST removal. The work plan shall be
approved by the SMFD and shall identify methods/procedures to remove or neutralize any flammable materials and vapors in the UST prior to transport, and establish to the satisfaction of the SMFD that no release of hazardous materials has occurred or that the release of hazardous materials is otherwise addressed in
the SMP. The UST shall be properly disposed of by a licensed contractor in
accordance with applicable regulations.
MM-HAZ-2: Soil Management Plan [SMP]. Should the assessments required under MM HAZ-1 above for Site S3 and Site 2D/2E reveal chemicals of concern above applicable CHHLs and for excavation activities associated with Site 2C and Site
2D/E, the Project Applicant shall retain a qualified environmental consultant to
prepare a SMP, which will be submitted to DTSC, RWQCB, and/or City of Santa Monica Fire Department for review and approval prior to the commencement of excavation and grading activities. The recommendations of the applicable oversight agency shall be incorporated in the SMP. The SMP shall be
implemented during excavation and grading activities on the identified Site to
ensure that any contaminated soils are properly identified, excavated, and disposed of off-site, as follows:
• The SMP shall be prepared and executed in accordance with South Coast Air Quality Management District (SCAQMD) Rule 1166, Volatile Organic
Compound Emissions from Decontamination of Soil. The SMP shall require
the timely testing and sampling of soils so that contaminated soils can be separated from inert soils for proper disposal. The SMP shall specify the testing parameters and sampling frequency. During excavation, Rule 1166 requires that soils identified as contaminated shall be sprayed with water or
another approved vapor suppressant, or covered with sheeting during periods
of inactivity of greater than an hour, to prevent contaminated soils from
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becoming airborne. Under Rule 1166, contaminated soils shall be transported from the Project Site by a licensed transporter and disposed of at a licensed
storage/treatment facility to prevent contaminated soils from becoming
airborne or otherwise released into the environment.
• During the excavation phase, the Applicant shall remove and properly dispose of contaminated materials in accordance with the provisions of the SMP. If soil is stockpiled prior to disposal, it will be managed in accordance with the
Project's Storm Water Pollution Prevention Plan, prior to its transfer for
treatment and/or disposal. All impacted soils would be properly treated and disposed of in accordance with SCAQMD Rule 1166, Volatile Organic Compound Emissions from Decontamination of Soil, as well as applicable requirements of DTSC and LARWQCB.
• A qualified environmental consultant shall be present on the Site during
grading and excavation activities in the known or suspected locations of contaminated soils or the UST, and shall be on call at other times as necessary, to monitor compliance with the SMP and to actively monitor the soils and excavations for evidence of contamination.
MM-HAZ-3: Health and Safety Plan [HASP]. Should the assessments required under MM
HAZ-1 above reveal chemicals of concern above applicable clean-up goals, the Applicant shall commission a HASP to be prepared in compliance with Occupational Safety and Health Administration (OSHA) Safety and Health Standards (29 Code of Federal Regulations 1910.120) and Cal-OSHA
requirements (CCR Title 8, General Industry Safety Orders and California Labor
Code, Division 5, Part 1, Sections 6300-6719) and submitted for review by the Department of Building and Safety. The HASP would address, as appropriate, safety requirements that would serve to avoid significant impacts or risks to workers or the public in the event that elevated levels of subsurface gases are
encountered during grading and excavation. The HASP would also address
potential vapor encroachment from the soil contamination into the subterranean levels of the building. As necessary, gas monitoring devices would be in place to alert workers in the event elevated gas or other vapor concentrations occur when basement slab demolition or soil excavation is being performed. Contingency
procedures would be in place in the event elevated gas concentrations are detected,
such as the mandatory use of personal protective equipment, evacuation of the area, and/or increasing ventilation within the immediate work area. Workers would be trained to identify exposure symptoms and implement alarm response. Construction fencing would be installed around development areas to restrict
public access from surrounding properties and other phases of the Project Site,
further reduce the potential for contaminated soils to become airborne, and provide additional distance between the public and excavation activities to allow for gas and vapor dilution. Vapor suppression measures also would be identified consistent with the SMP, as necessary, to avoid health hazards to adjacent
properties. The HASP would have emergency contact numbers, maps to the
nearest hospital, gas monitoring action levels, gas response actions, allowable
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worker exposure times, and mandatory personal protective equipment requirements. The HASP would be signed by all workers involved in the
demolition and excavation of on-site soils to demonstrate their understanding of
the risks of excavation.
MM-HAZ-4: Asbestos Containing Materials. Pursuant to SCAQMD requirements, testing for presence of ACM shall be conducted in the CFDC, JWCI, and SJF Buildings prior to demolition of these structures. Any ACM found in these buildings, and the
previously confirmed ACM in the vacant on- site apartments and associated
parking structure, shall be removed by a licensed and certified asbestos abatement contractor prior to demolition of these buildings pursuant to SCAQMD Rule 1403 and Cal-OSHA Asbestos Regulations.
MM-HAZ-5: Lead Based Paints. Testing for the presence of LBP shall be conducted in the
CFDC, JWCI, and SJF Buildings prior to demolition of these structures. Any LBP
found in these buildings, and the previously confirmed LBP in the vacant on- site apartments and associated parking structure, shall be removed by lead-certified personnel following the Cal-OSHA lead standards contained in CCR Title 8, Section 1532.1 and lead-safe work practices prior to demolition of these buildings.
An environmental contractor with California Department of Public Health
certified workers shall be retained to carry out the work in compliance with the regulations that govern LBP.
MM-NOISE-1: Construction Vibration. To reduce the potential for construction-related vibration effects to building structures, prior to the issuance of a building permit
for a Site, PSJHC shall perform an inventory of the structural condition of
buildings within 50 feet of Project construction on that Site. Based on the surveyed building’s structure and condition, an acoustic specialist will determine the appropriate structural damage potential criteria based on the Caltrans Transportation and Construction Vibration Guidance Manual (Caltrans 2013), as
provided in Table 4.13-3, and for each piece of construction equipment, establish
a standoff distance from the applicable building. The construction contractor(s) shall restrict the use of equipment within the minimum applicable standoff distances to not exceed the building’s applicable structural damage criteria. If construction is required within these minimum applicable distances, alternative
equipment and methods, such as small bulldozers (less than 300 horsepower),
smaller or alternative construction equipment, or alternative methods shall be used to reduce potential vibration levels to less than the building’s applicable structural damage criteria.
MM-NOISE-2: Construction Vibration. To reduce the potential for construction-related
vibration effects to any vibration sensitive medical uses, prior to the issuance of a
building permit for Sites 2C, 2I, 2D/E, S1, S3 and S4, PSJHC shall perform an inventory of vibration-sensitive medical equipment and rooms/suites in the hospital and in the following nearby Medical Office Buildings along Santa Monica Boulevard and Broadway:
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• For Site 2C: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard,
and 2020 Santa Monica Boulevard.
• For Site 2I: 1919 Santa Monica Boulevard, 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, and 2020 Santa Monica Boulevard.
• For Site 2D/E: 2208, 2216, 2232 Santa Monica Boulevard.
• For Sites S1 & S3: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, 2020 Santa Monica Boulevard, and 2020 Broadway.
• For Sites S4 & S5: 2021 Santa Monica Boulevard, 2020 Santa Monica Boulevard, and 2208, 2216, 2232 Santa Monica Boulevard.
PSJHC shall notify both the building owner/property manager and the building’s medical office tenants in writing of PSJHC’s need to inventory the building/tenant suite for vibration-sensitive medical equipment and rooms/suites with vibration-sensitive medical operations and to conduct the simulation(s).
For the buildings identified to contain vibration sensitive medical uses and where
determined to be potentially exposed to adverse vibration effects associated with construction activities by a qualified acoustical specialist, a construction simulation survey shall be undertaken on the applicable Project Site, replicating representative construction activities, such as the use of an excavator or the dropping of a heavy weight. The simulations shall be undertaken in an appropriate
number of locations, as determined by an acoustical specialist to allow evaluation of the proposed construction activities. Use of the vibration-sensitive equipment will be monitored by the applicable medical team during this exercise.
The applicable medical team will confer with the construction team, including an acoustical specialist, after the simulation. If the simulation results indicate that
either (a) construction vibration would exceed manufacturer’s specifications for vibration-sensitive medical equipment or (b) hospital operating rooms or critical working areas would exceed the “Weighting factors for satisfactory magnitudes of building vibration with respect to human response” in ANSI/ASA S2.71-1983 (reaffirmed in 2012), Table A.1, then a detailed mitigation plan shall be prepared
unless both the applicable medical team and the construction team agree that the construction vibration is not impacting medical equipment/procedures in a particular medical suite despite the manufacturer’s specifications or weighting factors. If a mitigation plan is required, the construction team, including an acoustical specialist, shall prepare such plan relevant to such equipment or
operations that is practicable for both the construction team and the applicable medical team. This will involve a combination of the judicious selection of construction equipment and techniques to minimize vibration at source, the sympathetic scheduling of the hours of construction and medical equipment usage/operations, the use of vibration isolation tables for particularly sensitive
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medical equipment/operations and the possible temporary relocation of affected medical equipment/operations.
PSJHC shall use good faith efforts to secure the voluntary cooperation of the
building owner/property manager and the building’s medical office tenants in allowing PSJHC to perform the inventory, schedule the simulation(s), monitor the vibration- sensitive medical equipment or operations during the simulation(s), and provide input on practicable measures to include in the mitigation plan.
MM-TR-1: Intersection 70. Prior to issuance of a building permit for the S4 building (Phase A4
or B4), the Project Applicant shall seek approval from the City of Los Angeles to reconfigure the existing northbound and southbound approaches of Intersection 70 (Centinela Avenue & Santa Monica Boulevard) to provide one left- turn lane and one shared through/right-turn lane at each approach (unless such reconfiguration has
already occurred). The reconfiguration would involve the removal of three or four on-
street parking spaces at both the northbound and southbound approaches, including a commercial loading zone on the northbound approach, and restriping of the northbound and southbound approaches. The Project Applicant shall not be required to pursue right of way acquisition. The Project Applicant shall seek approval from the
City of Los Angeles in good faith for at least 90 days and shall not be required to
implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete implementation of this improvement prior to Certificate of Occupancy for the S4 building (Phase A4 or B4).
MM-TR-2: Intersection 77. Prior to issuance of a building permit for the 2D/2E building
(Phase A5 or B5), the Project Applicant shall seek approval from the Big Blue Bus and Metro to relocate the eastbound Big Blue Bus bus stop from the near side of Intersection 77 (Bundy Drive and Santa Monica Boulevard) and consolidate it with the existing Metro bus stop on the far side of the intersection (unless such
reconfiguration has already occurred). The Project Applicant shall seek approval
from Big Blue Bus and Metro in good faith for at least 90 days and shall not be required to further pursue consolidation of the bus stops if the parties cannot reach agreement within the 90-day time period. Prior to issuance of a building permit for the 2D/2E building (Phase A5 or B5), the Project Applicant shall also seek
approval from the City of Los Angeles to reconfigure the eastbound approach of
Intersection 77 (Bundy Drive & Santa Monica Boulevard) to add a separate right turn lane, resulting in one left- turn lane, two through lanes and one right-turn only lane (unless such reconfiguration has already occurred). The Project Applicant shall not be required to pursue right of way acquisition. The Project Applicant shall seek
approval from the City of Los Angeles in good faith for at least 90 days and shall
not be required to implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the 2D/2E building
(Phase A5 or B5).
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MM-TR-3: Intersection 79. Prior to issuance of a building permit for the earlier of the S1 or S3 buildings in Phase B2 or the 2I building in Phase A2, if the Martin Expo Town
Center Project has not restriped (or is not committed to restripe) the northbound
approach at Intersection 79 (Bundy Drive & Olympic Boulevard) to provide dual left-turn lanes (or if this intersection has not otherwise been restriped), the Project Applicant shall seek approval from the City of Los Angeles to undertake this restriping. The Project Applicant shall seek approval from the City of Los Angeles
in good faith for at least 90 days and shall not be required to implement this
reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the earlier of the S1 or S3 buildings in Phase B2 or the
2I building in Phase A2.
MM-TR-4: Intersection 81. Prior to issuance of a building permit for the earlier of S1, S2 and S3 buildings in Phase A1 or the earlier S2 and 2C buildings in Phase B1, the Project Applicant shall seek approval from the City of Los Angeles and Caltrans to restripe the southbound approach at Intersection 81 (Bundy Drive & I-10
Eastbound On-Ramp) to add a second left- turn lane (unless such restriping has
already occurred). This would entail removing on-street parking from the southbound approach on Bundy Drive. The Project Applicant shall seek approval from Caltrans and the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this restriping if the City of Los Angeles and
Caltrans, as applicable, do not provide approval within this time period. If the City
of Los Angeles and Caltrans approve implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the earlier of S1, S2 and S3 buildings in Phase A1 or the S2 and 2C buildings in Phase B1.
MM-WW-1: Sewer Capacity. Without limiting the generality of the foregoing, within 30 days
of filing a Planning Application for any Phase II development, Saint John’s shall meet and confer with the City Engineer to discuss the timing and content for preparation of an updated sewer study to be reviewed and approved by the City Engineer, unless determined in the City Engineer’s sole and absolute professional
judgment to be unnecessary. Such study would determine if future flows
associated with the Phase II development proposed in the Planning Application (during dry and wet weather conditions) would cause the City’s 12-inch and 21-inch sewer lines on Broadway and any other downstream sewer lines to exceed the hydraulic planning criteria on page 47 in the City’s 2017 Sanitary Sewer
System Master Plan or its successor thereto. The primary criteria used to establish
adequately-sized sewer capacity is if the Peak Wet Weather Flow depth to diameter ratio is less than 0.75 and the minimum velocity is 2 ft/s.
If the sewer study (as approved by the City) determines that there will be exceedances of the hydraulic planning criteria due to the Phase II development
proposed in the Planning Application, Saint John’s shall perform sewer upgrades
prior to issuance of a certificate of occupancy for such Phase II Building(s), to the
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satisfaction of the City Engineer, including, without limitation:
(a) Installing a new adequately-sized sewer line(s) along Broadway and 20th
Street to convey sewer flows generated from the applicable Phase II
Development Site; or
(b) Upsizing the existing 12-inch sewer on Broadway to 18- inch from 21st Street to 20th Street and re-activating and placing in service the existing 12-inch VCP line (currently abandoned) along 20th Street from Broadway to
Colorado Avenue to divert sewer flows from the Broadway 21-inch VCP
sewer line to the Colorado 21-inch Vylon sewer line. The currently abandoned 12-inch VCP line, may need to be replaced pending future engineering design and offsite plans by Saint John’s.
Saint John’s may recommend the most cost-efficient City- approved sewer
upgrade alternative that addresses the downstream deficiencies. All reports and
plans shall also be approved by the Water Resources Engineer prior to issuance of building permit for the applicable Phase II Building. Any required upgrades shall be completed prior to Certificate of Occupancy for the applicable Phase II Development.
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Exhibit “T” Page 1
EXHIBIT “T”
FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
Recording Requested By and When Recorded Mail To: Harding, Larmore, Kutcher & Kozal, LLP
1250 Sixth Street, Suite 200
Santa Monica, CA 90401 Attn: Paula J. Larmore ________________________________________________________________________ Space Above This Line For Recorders Use
No Recording Fee Required
Government Code Section 27383 Government Code Section 6103
ASSIGNMENT AND ASSUMPTION AGREEMENT
This ASSIGNMENT AND ASSUMPTION AGREEMENT (“Agreement”) is made and entered into by and between PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA, a California non-profit religious corporation (“Providence”) as sole corporate member of
PROVIDENCE SAINT JOHN’S HEALTH CENTER, a California non-profit religious
corporation (“Assignor”), and ________________________, a __________________ (“Assignee”). R E C I T A L S
A. The City of Santa Monica (“City”) and Assignor entered into that certain Development Agreement dated June 9, 1998 and recorded in the Official Records of the County of Los Angeles, State of California on July 29, 1998 as Instrument No. 98-1311808 as amended by that certain First Amendment to Development Agreement dated October 4, 2011 and recorded
in the Official Records of the County of Los Angeles, State of California on October 13, 2011 as
Instrument No. 20111388841, that certain Second Amendment to Development Agreement dated August 28, 2017 and recorded in the Official Records of the County of Los Angeles, State of California on October 2, 2017 as Instrument No. 20171125181, and that certain Third Amendment to Development Agreement dated ___________ and recorded in the Official
Records of Los Angeles County, California as Instrument No. _____________ (collectively
“Development Agreement”) with respect to the real property located in the City of Santa Monica, State of California more particularly described in Exhibit “A” attached hereto (the “Project Site”).
B. Assignor has obtained from the City certain development approvals and permits
with respect to the development of the Project Site, including without limitation, approval of the
Development Agreement for the Project Site (collectively, the “Project Approvals”).
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C. Assignor intends to sell, and Assignee intends to purchase, the Project Site.
D. In connection with such purchase and sale, Assignor desires to transfer all of the
Assignor’s right, title, and interest in and to the Development Agreement and the Project
Approvals with respect to the Project Site. Assignee desires to accept such assignment from Assignor and assume the obligations of Assignor under the Development Agreement and the Project Approvals with respect to the Project Site.
THEREFORE, the parties agree as follows:
1. Assignment. Assignor hereby assigns and transfers to Assignee all of Assignor’s
right, title, and interest in and to the Development Agreement and the Project Approvals with respect to the Project Site. Assignee hereby accepts such assignment from Assignor.
2. Assumption. Assignee expressly assumes and agrees to keep, perform, and fulfill all the terms, conditions, covenants, and obligations required to be kept, performed, and fulfilled
by Assignor under the Development Agreement and the Project Approvals with respect to the
Project Site.
3. Effective Date. The execution by City of the attached receipt for this Agreement shall be considered as conclusive proof of (a) delivery of this Agreement, (b) the assignment and assumption contained herein, and (c) the release of Assignor in accordance with Section 13.2 of
the Third Amendment. This Agreement shall be effective upon its recordation in the Official
Records of Los Angeles County, California, provided that Assignee has closed the purchase and sale transaction and acquired legal title to the Project Site.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the dates set forth next to their signatures below.
“ASSIGNOR”
_________________________________
a California non-profit religious corporation
“ASSIGNEE” _________________________________
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RECEIPT BY CITY
The attached ASSIGNMENT AND ASSUMPTION AGREEMENT is received by the City of Santa Monica on this ___ day of ________________, ________.
CITY OF SANTA MONICA
___________________________________
By: _______________________________ Community Development Director
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Exhibit “U” Page 1
EXHIBIT “U”
PHASE II PARKING MANAGEMENT PLAN 1. Purpose The purpose of the Phase II Parking Management Plan (“Phase II PMP” or “PMP”) is to ensure that Saint John’s will provide sufficient parking to meet the Phase I and Phase II sites’ peak
parking demand for its various user groups (including doctors, employees, patients, visitors and
others) while Phase II is implemented through a combination of parking facilities owned by Saint John’s and parking facilities leased by Saint John’s. 2. Objectives
a. Aid in the management of Saint John’s parking to effectively and efficiently utilize
available parking supply to meet Phase I and Phase II-related peak parking demand from employees, patients, physicians, students and visitors, as well as minimize the impacts of campus activities on nearby residential and commercial neighbors.
b. Provide recommendations for parking quantity and operational adjustments, including
parking pricing, to make efficient use of existing parking resources and minimize the need for construction of excess parking in later stages of the Phase II buildout. c. Provide data and information to support Saint John’s successful implementation of its
Transportation Demand Management Plan and achievement of its peak-period Average
Vehicle Ridership targets. 3. Parking Pricing Saint John’s shall charge its employees, visitors and patients for parking in accordance with the
following:
a. For Saint John’s visitors and patients, the parking rate schedule shall be market-based and reviewed at least annually to ensure Saint John’s parking charges are not an incentive for patients and visitors to drive single-occupancy vehicles to the Campus when other
commute modes are available. The parking rate schedule shall utilize commercially
reasonable increments of time (e.g., 15-20 minutes in 2022), not to exceed twenty (20) minutes, and take into account parking rates in effect from time to time at other commercial parking facilities in the immediate vicinity of Saint John’s to ensure that visitors to, or employees in, other businesses do not have an economic incentive to use
Saint John’s parking facilities. The rate schedule must result in charges below the
maximum daily rate for its visitors and patients parking for ninety (90) minutes or less. The ninety (90) minute rate shall not exceed eighty-five percent (85%) of the maximum daily rate.
b. For Saint John’s employees, parking pricing shall be reviewed at least annually
considering both (a) Saint John’s and City’s desire to discourage Saint John’s employees from driving single-occupancy vehicles to the Campus when other commute modes are available and (b) Saint John’s and City’s desire to ensure Saint John’s employees that
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drive single-occupancy vehicles to the Campus are not incentivized to find on-street parking in Santa Monica.
4. Employee Notice of Residential Street Parking Prohibition All new employees shall be notified in writing during new employee orientation that parking on the residential streets in the vicinity of Saint John’s is prohibited. In addition, Saint John’s shall, at least annually, notify all employees in writing that parking on the residential streets in the
vicinity of Saint John’s is prohibited. 5. Annual PMP Report On or before February 28 of each year, Saint John’s shall file a PMP report with the City’s Community Development Director or his/her designee. The PMP report shall contain the
following information current as of the date of the parking counts specified in subsection (f)
below: a. Saint John’s overall parking supply, including a list and map identifying the location of each parking facility and its distance from Saint John’s main campus, the number of
spaces therein, those spaces available through use of attendant and valet operations, and
the system of management for each parking facility; b. Copies of all new parking leases or modifications to existing parking leases entered into since the most recent PMP report; c. Technical analysis of existing and future parking demand based upon updated population
counts in each of Saint John’s user groups;
d. Survey of market rate parking prices in the vicinity of Saint John’s; e. Then-current visitor/patient and employee parking prices; f. Tables setting forth parking demand and parking supply data for each user group based on parking counts taken within 3 weeks of the annual AVR survey week;
g. A discussion of overall parking conditions, how TDM implementation has affected
parking demand, any deficiencies, and measures Saint John’s intends to implement to address any deficiencies; h. Any changes Saint John’s proposes to its PMP plan; i. A copy of Saint John’s most recent PMP; and
j. Assessment of potential parking management techniques (e.g. pricing), prioritization,
TDM measures and any other recommendations in support of PMP objectives if identified through the process of annual PMP preparation. Saint John’s annual PMP report shall be reviewed in accordance with Section 8 of this Exhibit
“U”.
6. Mid-Year PMP Updates a. In the event (a) Saint John’s parking supply is planned to decrease beyond any decrease already anticipated in the annual PMP, (b) the planned decrease will occur prior to filing
of the next annual PMP and (c) the parking supply is projected to continue to meet peak
parking demand, Saint John’s shall be required to update its then-current PMP with the changes and submit it to the Community Development Director. The PMP update shall specify at a minimum the following information:
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i. Number and location of any parking capacity reduced/decreased or anticipated to
be reduced/decreased.
ii. PMP revisions to: a) Restore such parking capacity on-site or off-site so that sufficient capacity is provided and maintained to meet peak parking demand, including the
timeline for provision of replacement parking capacity; or
b) Demonstrate that alternative parking spaces are not needed to meet Saint John’s peak parking demand. iii. If applicable, proposed implementation plan and schedule for new or enhanced
TDM measures to offset Saint John’s affected user group(s) parking demand.
Quantification of the parking demand reduction associated with the implementation of new or enhanced TDM measures shall be provided. b. The Community Development Director shall have thirty (30) days to review the PMP
update and notify Saint John’s in writing if he/she has any questions or concerns
regarding the PMP update. If the Community Development Director does not notify Saint John’s of any questions or concerns regarding the PMP update in writing, the PMP update shall be deemed approved. In the event the Community Development Director does not believe Saint John’s parking supply will be sufficient to meet Saint John’s
parking demand if the PMP update is implemented, the applicable provisions of Sections
9-11 of this Exhibit “U” shall apply. 7. Notice of Potential Deficit of Parking and Proposed PMP Modifications A PMP modification shall be required in the event Saint John’s aggregate parking supply has
been reduced, or will be reduced, below Saint John’s parking demand for any reason (“material reduction”). In this event: a. Before any material reduction occurs, Saint John’s shall notify the Community Development Director in writing of the timing of the potential material reduction and
Saint John’s plan for ensuring Saint John’s will have sufficient parking supply to meet
parking demand before the material reduction occurs. This notice of potential material reduction in Saint John’s parking supply shall be filed a minimum of ninety (90) days prior to the removal or demolition of parking spaces done in conjunction with Phase II site preparation/development or within thirty (30) days of receiving a notice or otherwise
learning that a reduction in its leased parking supply has occurred or will occur.
b. At least thirty (30) days prior to any such material reduction occurring, Saint John’s shall file a written PMP modification that demonstrates that the revised PMP will be equal or superior in its effectiveness at satisfying Saint John’s parking needs in
comparison to the PMP in effect prior to the material reduction. The PMP Modification
request shall specify at a minimum the information required for PMP updates pursuant to Section 6 above.
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8. Review of Annual PMP and PMP Modifications The Community Development Director will promptly review Saint John’s annual PMP report
and any modifications proposed to its PMP under Sections 6(a) or 7(b) of this Exhibit “U”
above. In the event the Community Development Director has objections to the PMP report or proposed PMP modifications, then the Community Development Director will notify Saint John’s in writing of such objections no later than ninety (90) days after receiving the PMP report; provided, however, that if the PMP modification(s) being proposed relates to a relocation of
parking to a lot or garage owned or operated by a person or entity other than Saint John’s or any
affiliate of Saint John’s, the Community Development Director shall notify Saint John’s in writing of any objection to the new location no later than sixty (60) days after receiving the PMP report. In acting on a PMP modification request, the Community Development Director shall not require Saint John’s to provide any more parking than is reasonably necessary to meet its peak
parking demand for Phase I and Phase II development/sites taking into consideration Saint
John’s TDM Plan and all other relevant factors. If the Community Development Director fails to give Saint John’s timely written notice of his or her objections to the PMP report in accordance with this Section 8, Saint John’s may submit a
second request for the Community Development Director’s review of the PMP report which
conspicuously states: “THE COMMUNITY DEVELOPMENT DIRECTOR’S FAILURE TO NOTIFY SAINT JOHN’S IN WRITING OF ANY OBJECTIONS TO THE PMP REPORT WITHIN SIXTY (60) DAYS SHALL BE DEEMED TO CONSTITUTE APPROVAL OF THE PMP REPORT AND ALL MODIFICATIONS SPECIFIED THEREIN" (a “Second PMP
Notice”). If the Community Development Director fails to give Saint John’s timely written
notice of his or her objections to the PMP report within sixty (60) days of receipt of a Second PMP Notice, the Community Development Director shall be deemed to have approved such PMP report and the modifications set forth therein.
9. PMP Revisions in Response to City Comments
If the PMP report has not been either approved by the Community Development Director or deemed approved under Section 8 of this Exhibit “U” and the Community Development Director submits written notice to Saint John’s of the City’s objections, then Saint John’s will respond in writing to the City’s notice within sixty (60) days of receiving such notice. Such
response shall address the Community Development Director’s concerns including, without
limitation, making revisions to its PMP. 10. City Response to Revised PMP If upon reviewing Saint John’s written response submitted in accordance with Section 9 of this
Exhibit “U”, the Community Development Director reasonably determines that the parking
supply which will be available to Saint John’s following implementation of the measures specified in the PMP report, as it may be amended in Saint John’s response under Section 9 of this Exhibit “U”, will be insufficient to satisfy Saint John’s parking demand, then within sixty (60) days of receipt of Saint John’s written response, Community Development Director shall
provide Saint John’s with written notice that a parking deficit exists. If the Community
Development Director fails to provide such notice to Saint John’s within such sixty (60) day period, Saint John’s shall be entitled to submit a Second PMP Notice and, if the Community Development Director fails to give Saint John’s timely written notice of his or her objections to
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the PMP report within fifteen (15) days of receipt of a Second PMP Notice, the Community Development Director shall be deemed to have approved such PMP report, as it may have been
amended in Saint John’s response, and the modifications set forth therein. If the Community
Development Director provides such written notice in a timely manner, then the Community Development Director and Saint John’s will promptly meet and confer for a period not to exceed thirty (30) days commencing on the date Saint John’s receives the Community Development Director’s notice in an effort to develop a revised PMP that is acceptable to both the Community
Development Director and Saint John’s.
11. City Response to Final Revised PMP Upon the conclusion of the meet and confer process described in Section 10 of this Exhibit “U”, Saint John’s shall submit to the Community Development Director a final revised PMP. If the
Community Development Director reasonably determines that such revised PMP will not
provide sufficient parking, assuming a utilization rate of at least 90% for the parking supply, the Community Development Director shall so notify Saint John’s in writing specifying the reasons for such determination within thirty (30) days of Saint John’s submission of such revised PMP. Should the Community Development Director fail to provide such written notice within such
time, the Community Development Director shall be deemed to have approved the revised PMP.
If the Community Development Director does provide timely written notice and Saint John’s fails to further revise the PMP in a manner reasonably acceptable to the Community Development Director within thirty (30) days of receipt of such notice, such failure shall constitute a Default under the Development Agreement.
12. Scope of PMP Modifications Subject to the review process set forth in Sections 8-11 of this Exhibit “U”, Saint John’s and the City agree that a PMP may be modified with respect to the location, design, number of parking spaces, cost of parking, management and operations, access and other features addressed
in the current PMP. The PMP may include, without limitation, construction of additional on-site
or off-site parking, the leasing of off-site parking, TDM, or other options reasonably acceptable to the City, provided that adequate parking meeting its peak parking demand is maintained by Saint John’s.
13. Phase II Implementation
In accordance with the Phase II Master Plan Standards in Exhibit “Q”, the parking requirements for specified Phase II Buildings will be based upon updated parking demand studies that take into consideration updated empirical data (parking counts) and parking demand projections. The then current annual PMP report may be utilized in preparation of such parking demand studies
subject to the timing provisions included in the Phase II Master Plan Standards in Exhibit “Q”.
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