R10874f: \atty \muni\ laws\ barry\LUCEAmendmentAndLandUseMap Resolution 5 -5 -15 (Final)
RESOLUTION NO. 1 O (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING THE LAND USE AND CIRCULATION ELEMENT OF
THE GENERAL PLAN OF THE CITY OF SANTA MONICA
WHEREAS, on July 6, 2010, the City adopted a new Land Use and Circulation
Element of the General Plan ( "LUCE "); and
WHEREAS, the LUCE differs from prior Land Use and Circulation elements, in part,
by establishing a direct link between land use and transportation policies and programs
and the establishment of new development policies and standards which ensure that
quality development contributes to the character of the City; and
WHEREAS, the LUCE establishes a base height for each land use as a baseline
and proposed development which seeks additional height above the base is subject to
discretionary review and must meet additional requirements consistent with the
community's broader social, environmental, and circulation goals —an approach defined in
three tiers; and
WHEREAS, a central focus of the LUCE is to protect and conserve existing
neighborhoods which make up the majority of the City's land area with neighborhood-
specific and city -wide goals and policies designed to preserve the scale, character, and
quality of life in the neighborhoods; and
E
WHEREAS, since the adoption of the LUCE, the City has been engaged in an
extensive process of preparing an update to its Zoning Ordinance ( "Zoning Ordinance
Update ") to be consistent with the LUCE and meet other objectives; and
WHEREAS, in public hearings, residents have testified that new development
should be regulated strategically to improve the balance between the impacts of this
development and the community's desire to preserve the quality of life and the
environment; and
WHEREAS, this input has demonstrated significant interest in preserving the scale
and character of existing neighborhoods and in reducing development standards in some
parts of the City to ensure that the height and scale of new buildings is consistent with the
existing context; and
WHEREAS, the LUCE establishes 17 distinct land use designations; and
WHEREAS, two of the principle designations on the City's boulevards are Mixed
Use Boulevard Low ( "MUBL ") and Mixed Use Boulevard ( "MUB "); and
WHEREAS, the MUBL designation is intended for sections of the City's boulevards
adjacent to low- density residential neighborhoods where it is important that the new
development respects and relates to the scale of existing neighborhoods; and
WHEREAS, the LUCE establishes a Tier 3 for this district that would authorize a
height up to 47 feet and 2.0 FAR; and
WHEREAS, in certain areas of the City with the MUBL designation, development of
this magnitude would not be consistent with and would not complement the scale of the
existing, adjacent low- density neighborhoods; and
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WHEREAS, the MUB designation is intended for sections of the City's boulevards
which would transition from general commercial into higher- intensity mixed use areas; and
WHEREAS, the LUCE establishes a Tier 3 for this district that would authorize a
height up to 55 feet with a 2.75 FAR (or for 100 % residential projects above the ground
floor, 60 feet with a corresponding decrease in the FAR); and
WHEREAS, in certain areas of the City with the MUB designation, development of
this magnitude would not be consistent with and does not complement the scale of the
existing, adjacent low- density neighborhoods; and
WHEREAS, in light of these circumstances, it is appropriate to eliminate the Tier 3
from the MUB and MUBL designations in certain areas of the City as specified in this
Resolution; and
WHEREAS, elimination of Tier 3 in these select areas of the City would likely not
reduce the long -term housing potential next to transit envisioned by the LUCE since Tier 2
would still provide for one story of commercial with multiple floors of housing above the
ground floor and economic analyses completed as part of the adoption of the new Parks
Fee and Affordable Housing Commercial Linkage Fee demonstrated that Tier 2 mixed -use
housing projects were still a feasible option on the boulevards; and
and
WHEREAS, the LUCE also established designated Activity Center Overlay Districts;
WHEREAS, the Activity Center Overlay Districts were identified in the LUCE as
strategic opportunities for property owners and /or the City to foster dynamic spaces by
enabling the creation of mixed -use development at transportation crossroads on parcels of
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sufficient size to support creative design and to provide active and passive open space,
affordable and market -rate housing, and shared parking facilities; and
WHEREAS, the LUCE proposes two Wilshire Boulevard Activity Center Overlay
Districts, with one being located at Centinela/Wilshire and the other at 14th Street/Wilshire;
"I,
WHEREAS, Wilshire Boulevard will lack the same variety of transit options that will
be available in other parts of the City and consequently these two activity centers could
become chokepoints for crosstown traffic; and
WHEREAS, both of these proposed activity centers may allow development at a
level that is significantly out -of -scale with the surrounding low- density residential
neighborhood and /or may not be neighborhood - serving; and
WHEREAS, in light of these circumstances, and concerns about preserving the
quality of life, it is appropriate to eliminate these proposed activity centers; and
WHEREAS, establishing an activity center at these locations would have required
significant coordination and cooperation among multiple property owners, something that
has proven to be a significant challenge in other past planning efforts; and
WHEREAS, as a result, while the LUCE allowed for the possibility of establishing an
activity center overlay, the loss of any housing or development potential would likely be
made up by shifts towards transit hubs like the Downtown /Civic Center and Bergamot; and
WHEREAS, community input has also demonstrated significant interest in
preserving the scale and character of existing neighborhoods and in reducing development
standards in some parts of the City to ensure that the height and scale of new buildings is
consistent with the existing context; and
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WHEREAS, the City has long protected the environment and quality of life in its
permitting process, in part, through the Development Review permit process; and
WHEREAS, a Development Review permit is intended to allow the construction of
certain projects for which the design and siting could result in an adverse impact on the
surrounding area such as development that is proposed to be built to a greater intensity
and building height than generally permitted in the area; and
WHEREAS, a Development Review permit allows for the review of the location,
size, massing, and placement of a proposed structure on the site, particularly as the project
relates to the existing context of the area in which it is located; and
WHEREAS, the development review process is designed to ensure that the
development is compatible with and relates harmoniously to the surrounding neighborhood
and that health and safety services, automobile and pedestrian rights -of -way, and public
infrastructure is sufficient to accommodate new development; and
WHEREAS, a project that requires a Development Review permit is subject to public
review by the Planning Commission, with appeal to the City Council, whereas a project
below the development review threshold is administratively approved; and
WHEREAS, while the LUCE envisioned that Tier 1 development projects generally
would be processed administratively, it is appropriate to clarify in the LUCE that not all Tier
1 development projects are intended to be processed in this manner and that the Zoning
Ordinance may establish development review thresholds for Tier 1 development projects
which, when exceeded, would subject these projects to a Development Review permit; and
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WHEREAS, the LUCE requires a development agreement for Tier 2 residential
projects in residential land use districts, and in specified circumstances, for Tier 2
residential and mixed -use projects in commercial land use districts; and
WHEREAS, this formulation of the LUCE is intended to protect local land use
control and ensure that the reviewing body retains discretionary control over a project to
the maximum extent feasible; and
WHEREAS, the proposed development standards and community benefit provisions
in the Zoning Ordinance Update establish adequate parameters for the review of new
housing and mixed -use projects by development review permit instead of requiring a
development agreement; and
WHEREAS, throughout Chapter 2.1 of the LUCE, graphics entitled "Building Height
Standards" are utilized to illustrate building height concepts for each land use designation;
,Me
WHEREAS, these concepts include, but are not limited to, maximum building
heights, minimum ground floor heights, minimum floor -to -floor heights, and building
stepbacks; and
WHEREAS, these graphics complement the text of the standards found in Chapter
2.1, but in some instances provide numerical standards that are not identified in the text or
are more rigid than the text standards; and
WHEREAS, questions have been raised as to whether these numerical values
illustrated in the graphics are intended to be requirements or guidelines; and
WHEREAS, it is more appropriate for these standards to be established in the City's
Zoning Ordinance rather than to be mandated by the LUCE; and
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WHEREAS, the LUCE is ambiguous on the precise nature of the discretionary
review that must be accorded Tier 2 projects; and
WHEREAS, certain sections of the LUCE provide that Tier 2 discretionary review
shall be undertaken pursuant to a Conditional Use Permit subject to specified findings; and
WHEREAS, other sections of the LUCE provide that review of Tier 2 projects shall
be undertaken pursuant to a discretionary review process, but do not establish the precise
permit type; and
WHEREAS, a development review permit would be a more appropriate review
permit type than a conditional use permit; and
WHEREAS, through a development review permit, the City assesses the
appropriateness of the proposed building's massing, scale, size, form, setbacks,
pedestrian orientation, and neighborhood context; and
WHEREAS, the findings that the LUCE requires for Tier 2 projects are consistent
with the findings that must be made to approve a development review permit; and
WHEREAS, the Zoning Ordinance Update will establish, independent of the tier
structure, those uses which are permitted as a matter of right, and those uses which should
be subject to a conditional use permit; and
WHEREAS, the LUCE identified five priority categories of community benefits; and
WHEREAS, one of the categories of community benefits is historic preservation
which could include adaptive reuse, sensitive restoration and treatment, and compatible
new construction; and
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WHEREAS, the LUCE provides that there is a need to offer more tangible economic
incentives for property owners to help retain structures that embody the City's diverse
architectural and cultural history; and
WHEREAS, Policy HP1.5 provides that the City should "Support rehabilitation and
restoration of historic resources through flexible zoning policies and modifications to
development standards, as appropriate, subject to discretionary review, required findings,
and neighborhood compatibility...;" and
WHEREAS, the LUCE also provides that the City should "develop measures in the
Santa Monica Zoning Ordinance to address appropriate additions to and adaptive reuse of
historic buildings;" and
WHEREAS, certain portions of the City's R2 District were historically zoned R3; and
WHEREAS, as a consequence, the historical built development patterns of these
portions of the R2 District are different, with taller and more dense existing development;
Wo
WHEREAS, the LUCE authorizes a base maximum height not to exceed 30 feet in
the R2 District and does not establish a higher tier even in those portions of the R2 that
has more intensive built development pattern; and
WHEREAS, to encourage the retention of historic resources in this district by
supporting additions to and adaptive reuse of these resources, it is appropriate to allow
developments with City- designated landmarks and structures of merit in select portions of
the R2 District to receive a 6 -foot height bonus, allowing for an additional floor of housing
beyond that otherwise authorized in this district; and
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WHEREAS, the LUCE generally requires that Tier 3 projects be processed through
a development agreement; and
WHEREAS, in contrast to Tier 3 projects, the LUCE authorizes 100% affordable
housing projects to be processed by a ministerial process or through a discretionary permit
depending on the number of units; and
WHEREAS, it is appropriate to also establish an exception for projects that preserve
a City- designated landmark or structure of merit since this will provide a tangible economic
incentive for property owners to help retain structures that embody the City's diverse
architectural and cultural history; and
WHEREAS, consequently, to encourage the retention of historic resources, it is also
appropriate to modify the discretionary review process for project that requests Tier 3
height by eliminating the requirement that such review be only through a development
agreement when the project would preserve a City- designated landmark or structure of
merit and the requested FAR would not exceed the limitations established for Tier 2
projects; and
WHEREAS, other appropriate amendments to the LUCE include eliminating the
requirement that buildings on the boulevards step back similar to the stepback standards of
the Zoning Ordinance in effect as of May 27, 2010 since these standards may no longer be
mandated following adoption of the Zoning Ordinance Update; and
WHEREAS, on November 5, 2014 and February 18, 2015, the Planning
Commission adopted Resolution No. 14 -004 (PCS) and Resolution No. 15 -001 (PCS)
respectively, announcing its intention to consider recommending to the City Council that
the Council:
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1. Consider amending the title of all "Building Height Standards" graphics in
Chapter 2.1 of the LUCE to "Building Height Guidelines" to clarify that graphics do
not establish mandatory development standards (e.g., pp. 2.1 -32, 2.1 -33, 2.1 -34,
2.1 -36, 2.1 -37, 2.1 -39, 2.1 -40, 2.1 -42, 21.44, 2.1 -45, 2.1 -46, 2.1 -49, 2.1 -51, 2.1-
53).
2. Consider striking the following text from Chapter 2.1: "similar to the established
stepback standards of the zoning ordinance in effect as of May 27, 2010"
throughout the LUCE (e.g., pp. 2.1 -34, 2.1 -36, 2.1 -39, 2 -1.41, 2.1 -47, 2.1 -51, 2.1-
52, 2.1 -53).
3. Consider clarifying throughout the LUCE that Tier 1 is baseline, by -right
development up to the discretionary review thresholds established by the Zoning
Ordinance (e.g., pp. 2.1 -27, 2.1 -33, 2.1 -35, 2.1 -38, 2.1 -43, 2.1 -46, 2.1 -50, 2.1 -52,
2.1 -53, 3.2 -4, 3.2 -5).
4. Consider amending text on pg. 2.1 -41 (first bullet on the left) to include: "and a
3 -foot height bonus above the 32 -foot base height."
5. Consider eliminating requirement that Tier 2 Residential and Mixed-Use projects
be processed by development agreement unless the projects provide nonresidential
uses above the first floor (e.g., 3.2 -5, 3.2 -6).
6. Consider eliminating the provisions stating that Tier 2 discretionary review be
undertaken by a Conditional Use Permit and clarifying that this discretionary
review can be undertaken by a development review permit or its equivalent.
(e.g., pp.3.2 -4, 3.2 -5, 3.2 -6).
WHEREAS, on March 4, 2015, the Planning Commission adopted Resolution No.
15 -004 (PCS), recommending to the City Council that the Council adopt all of these
amendments with the exception of the fourth proposed amendment.
WHEREAS, on December 10, 2014 and February 25, 2015, the Planning
Commission adopted Resolution No. 14 -005 and Resolution No. 15 -002 declaring its intent
to consider recommending to the City Council that the City Council amend the LUCE
pursuant to Santa Monica Municipal Code Section 9.04.20.18.080 as follows:
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1. Consider eliminating Activity Centers Overlays on Wilshire Boulevard -
Wilshire/Centinela Activity Center Overlay and /or Wilshire /14th Activity
Center Overlay (e.g., pp. 2.5 -3, 2.5 -4, 2.5 -6, 2.5 -7, 2.5 -8, 2.5 -9, 2.5 -10) or
modifying the development standards authorized in these centers.
2. Consider eliminating Tier 3 from the Mixed -Use Boulevard land use
designation ( "MUB ") in certain areas of the City or modifying the MUB
development standards for Tier 3 in these areas of the City.
3. Consider eliminating Tier 3 from the Mixed -Use Boulevard Low land use
designation ( "MUBL ") in certain areas of the City or modifying the MUBL
development standards in these areas of the City.
4. Consider establishing that a project which preserves a City- designated
Historic Resource in a portion of the R2 District that had historically been
zoned R3 shall receive a 6 -foot height bonus, allowing for an additional floor of
housing beyond that otherwise authorized in this district (e.g., pp. 2.1 -30).
5. Consider establishing that Tier 3 projects that preserve a City- designated
landmark or structure of merit shall not be subject to a development
agreement, although remaining subject to a discretionary review process, so
long as the FAR does not exceed the Tier 2 limitations; and
WHEREAS, on March 18, 2015, the Planning Commission adopted Resolution No.
15 -009 (PCS), recommending to the City Council that the Council adopt the fourth and fifth
proposed amendments; and
WHEREAS, each of the Planning Commissions decisions not to recommend certain
amendments were appealed to the City Council; and
WHEREAS, for the reasons articulated above, the Council has determined that each
of the proposed amendments considered by the Planning Commission should be adopted
except for the proposed 3 -foot height bonus amendment; and
WHEREAS, as part of the LUCE adoption, the City adopted the LUCE Land Use
Designation Map; and
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WHEREAS, as detailed in the June 18, 2014 Planning Commission staff report and
April 14, 2015 City Council staff report, approximately 89 parcels on the LUCE Land Use
Designation Map were changed from their previous residential designation to a commercial
designation; and
WHEREAS, parcels with these designation changes were generally located
adjacent to the following commercial boulevards: Montana Avenue, Wilshire Boulevard,
Santa Monica Boulevard, Colorado Avenue, Ocean Park Boulevard, Pico Boulevard,
Lincoln Boulevard, and Main Street; and
WHEREAS, these designation changes were made for a variety of reasons
including making the land use designation consistent with an existing commercial use,
accommodating the LUCE activity centers, or creating commercial parcels that could more
easily accommodate mixed use projects envisioned in the LUCE for the boulevards; and
WHEREAS, the Zoning Ordinance Update process has provided an opportunity to
reassess the appropriateness of the land use designation changes that were approved as
part of the LUCE; and
WHEREAS, staff has compared the LUCE Map with the existing Official Districting
Map for all 23,500 parcels in the City, to generate a listing of inconsistent parcels; and
WHEREAS, the City has a long history of creating and maintaining buffers between
commercial and residential neighborhoods; and
WHEREAS, participants in the LUCE adoption process identified neighborhood
preservation as the highest priority of the planning process; and
WHEREAS, a key goal of the LUCE includes maintaining an appropriate town -scale
and balanced growth while encouraging certain types of development; and
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WHEREAS, this goal focuses on the retention of neighborhood character,
development that is well- designed and consistent with the desired neighborhood scale,
preservation of older buildings, and adaptive reuse of historic properties; and
WHEREAS, it is appropriate that the vast majority of the parcels that were
designated commercial be restored to a residential designation since such modification
would be consistent with the overarching LUCE policy of preserving and protecting existing
neighborhoods against the potential impacts related to development: traffic, noise, air
quality, and encroachment of commercial activities; and
WHEREAS, by retaining the residential zoning and land use designations, these
parcels can redevelop, but the development potential for these parcels will be limited to
what the residential districts permit; and
WHEREAS, as detailed in the October 1, 2014 Planning Commission staff report
and the April 14, 2015 City Council staff report, there were approximately 31 additional
parcels where LUCE land use designation amendment should be reconsidered; and
WHEREAS, eight of these parcels are City -owned and an amended land use
designation would more accurately reflect this ownership and the particular use on the
parcel; and
WHEREAS, two of these parcels are privately- owned, yet designated as if the
parcels were publically owned; and
WHEREAS, nineteen of these parcels are zoned commercial /industrial and used in
this manner, yet have a residential land use designation; and
WHEREAS, two parcels are zoned R1, yet have a Low Density Housing land use
designation; and
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WHEREAS, on March 4, 2015, the Planning Commission adopted Resolution No.
15 -006 (PCS), announcing its intention to consider recommending to the City Council that
the City Council amend the City of Santa Monica General Plan Land Use Map pursuant to
Santa Monica Municipal Code Section 9.04.20.18.080 to assess these parcel designations;
and
WHEREAS, on March 18, 2015, the Planning Commission adopted Resolution No.
15 -007 (PCS), recommending to the City Council that the City Council amend the City of
Santa Monica General Plan Land Use Map pursuant to Santa Monica Municipal Code
Section 9.04.20.18.080 to revise these parcel designations with the exception of 1127 2nd
Street, 1129 2nd Street, and 1137 2nd Street; and
WHEREAS, the decision not to revise the designation for the 2nd Street parcels was
appealed; and
WHEREAS, the City Council has decided to follow the recommendation of the
Planning Commission in all respects, except that the existing residential designation of the
rear portion of the parcel at 1801 Wilshire Boulevard should not be changed,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES RESOLVE AS FOLLOWS:
SECTION 1. Pursuant to Santa Monica Municipal Code Section 9.04.20.18.090, the
City Council of the City of Santa Monica does hereby amend the City of Santa Monica
Land Use and Circulation Element as set forth in Exhibit 1, attached to this Resolution, and
incorporated herein by reference;
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SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.04.20.18.100, the
City Council of the City of Santa Monica hereby adopts the amendments to the Santa
Monica General Plan Land Use Designation Map as set forth in Exhibit 2, attached to this
Resolution and incorporated herein by reference.
SECTION 3. The amended Santa Monica General Plan Land Use Designation Map
is attached hereto, as Exhibit 3 and shall replace and supersede the Land Use Designation
Map on page 2.1 -28 of the LUCE approved by the City Council on July 6, 2010.
SECTION 4. The Clerk of the City of Santa Monica shall certify to the adoption of
this Resolution, which shall be in full force and effect upon the date that the Zoning
Ordinance Update, Ordinance Number_ (CCS), is effective.
APPROVED AS TO FORM:
MARHA JO E MOUTRI
City bm
15
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executive summary
e
The LUCE addresses the
foi&owing questions about
development projeots>
® Does the project protect and
enhance the neighborhoods?
® Is the project in the right location
to reduce automobile dependence?
2 Does the project contribute to
the City's overall traffic reduction
and management strategy?
® Is the project consistent with City
design standards and principles?
® Does the project contribute to
the City's long -term sustainability?
The LUCE establishes a review process which
conditions new development above a base
height to provide community benefits. This
approach provides the City and the community
with the capability to shape how individual
projects contribute to the City as a whole.
This will ensure that new buildings will be rich
additions to the urban fabric while creating
special places in the City that enhance its
unique character and quality of life.
To accomplish this, the Plan establishes
a -Ia� base height of 32 feet for new
12 1 SANTA MONICA LUCE
favorite among locals and visitors alike.
Permit or
for develc
approach
initiating a
, opment Agreement process
n beyond this height. This
itivi es certain major projects to
create benefits fort City, such as affordable
and employee housin historic preservation,
quality pedestrian and 'king connections,
new gathering places, nei hborhood- oriented
retail, shared parking soluti s, or space for
social services such as child o senior care.
Future projects must also exhib compatibili
in scale, setting and transitions to esi (minist
neighborhoods. discret
v, is a model ofquality urban form. Pedestrian in nature,
design and architecture. As an open space, the Promenade is a
Ensure Quality Design and Urban Form
The urban character and form of Santa Monica
is shaped by a combination of geographic
features, historic development patterns,
economic forces, and community values. The
defining physical features of the Beach and the
Santa Monica Canyon ensured that the early
settlement patterns evolved along the bay
and edged gradually eastward over the years.
The City's form and character are derived
from its ohvsical --and relationship with
mal up to the 6riginal town site,
onary review
Ids established by the
Ordinance)
® Cole muunoty benefit requirements for new
development above the ministerial base height
result in new affordable and workforce housing
and improvements to the quality of community
design, open spaces,and amenities.
These LUCE tools are designed to creatively
control the mass and height of new buildings,
reduce GHG emissions, effectively manage
traffic, achieve significant new affordable
and workforce housing, require local- serving
retail and services for the neighborhoods, and
— borhoods from incompatible
a New Zoning
the City.
zoning code
development in
In contrast, the LUCE approac4stablishes the
+f : '�:�=�: base height at 32 feet and requires
applicants desiring to develop above the base
height to be subject to a discretionary review
process with required community benefits
that will contribute to the community's overall
social and environmental goals. Community
benefits may include affordable housing,
traffic reduction measures, increased supply
of housing units, and the creation of attractive
gathering places, including open space and
public art.
The Santa Monica Municipal Zoning Ordinance
is a major tool for the City to implement the
General Plan. Following the approval of
the LUCE, the City's existing code is to be
revised to address goals and policies of the
2999 LUCE.
2010
The LUCE Directs the Location of
Development
The LUCE defines the areas of the City to be
conserved and those areas where change is
expected to occur. Ninety -six percent of the
City's land area is generally built -out and stable
and is not expected to change its character
within the life of this Plan. The areas of change
are relatively few and small in size.
Approximately one percent of Santa Monica's
land is currently vacant. Therefore, the
potential for new development is generally
limited to the replacement or expansion of
existing structures. Indeed, the majority of
Santa Monica will see little new development
over the next 20 years. Areas of stability
include all residential neighborhoods, the
oceanfront area, neighborhood retail districts
such as Montana Avenue, Main Street, 26th
Street, Ocean Park around 17th Street, and
public uses such as parks and schools.
For the remaining four percent of the City's
land, the LUCE identifies limited potential
change with nearly all of it in areas currently
`I nese ministerial projects remain subject to any discretionary review required tc
use permits such as use permits, architectural review permits, and certificates of
chapter 2.1
Areas ofconservation (in green). At its core, the 2009 LUCE
is a conservation plan.
zoned for commercial and industrial uses. This
change is tied to transportation corridors and
the new Expo Light Rail line. It is focused on
three main areas: boulevards, districts, and
activity centers.
New goals and policies for community benefits
and housing are described in detail later in the
chapter.
such land l SANTA MoN9cA LUCE 1 2.1.5
land use policy and designations
Land Use DesignaVons Foster an
integrated Approach
In general, the proposed 2009 designations
are based on existing land use designations
and are very similar in terms of the existing
allowable height and intensity in most
locations throughout the City. However,
the LUCE land use designations differ from
previous General Plan designations in that they
reflect an integrated and cohesive strategy.
These designations will now be controlled with
new management tools which allow the City
to begin to achieve its sustainable goals of
creating complete neighborhoods, enhancing
transit usage, and reducing vehicle trips and
GHG emissions. The designations set clear
expectations for development, create an
innovative incentive program for community
benefits such as a range of housing for all
income levels, and provide for local - serving
retail spaces and distinctive architecture.
The designations also proactively manage
future traffic congestion by focusing new
development on transit, and they require a
range of transportation measures and impact
fees, encouraging more residents and workers
to make trips by transit, walking and biking.
2.1 -8 1 SANTA MONICA LUCE
(mmisienai up io the discretionary
review thresholds established by the
Zoning Ordinance)
I 6 I
The essence of the LU E land use policy is to
identify an allowable ilding height for each
land use as a baseline. Proposed development
that requests addition I height above the base
will be subject to discr tionary review and
additional requirement consistent with the
community's broader cial and environmental
goals. This approach i efined in three tiers;
the base ... m tier and two discretionary
tiers. In most commercial areas of the City,
including the major boulevards such as Wilshire
Boulevard and portions of Lincoln and Santa
Monica Boulevards, the maximum base
height (Tier 1) for a project without providing
community benefits is 32 feet (two stories). In
these areas, a project with housing is eligible
for a height bonus above the base height,
allowing for an additional floor of housing,
by providing the percentage of required
affordable housing units on -site or within close
proximity along the transit corridors. Thus the
base height generally ranges from 32 to 36
feet.
To be above the base height, new
development must provide community benefits
for the City and the neighborhood. Under the
LUCE, an applicant for a commercial or mixed -
use project requesting additional height above
the base, known as Tier 2, will need to provide
community benefits that will be considered
through a discretionary permit or Development
Agreement. Heights identified as Tier 3 require
additional community benefits.
Several land use designations have a lower
base height (Tier 1), a lower maximum height
for Tier 2 and no Tier 3. The exceptions are
called out later in this chapter in the discussion
of each land use designation.
The community identified the following five
priority categories of Community Benefits.
t. Trap ReducVon and Traffic
Management
The LUCE specifies that all new development
will be measured and evaluated with respect
to its ability to reduce vehicle trips in Santa
Monica which are a source of numerous
environmental impacts, including air quality
degradation, increased congestion, and
exacerbation of global climate change. Projects
above the base height will be required to
provide Transportation Demand Management
(TDM) trip reduction measures to reduce
congestion and GHG emissions.
chapter 2.1
LU10A Mscretoonary Review. Require a
discretionary review process with community
input for projects above the base height except
for 100 percent affordable housing projects.
Inclusion of community benefits and specific
findings will be required for conditional
approval above the base height and density.
GOAL LU11. Create Additional Housing
Opportunities — Provide additional
opportunities for a diversity of housing
options for all income groups, and advance
the City's sustainability goals through
housing production.
Healthy neighborhoods include a variety of housing types to accommodate a range of lifestyles and people of all ages. Hearing that LU11.1 Neighborhood Housing,
is affordable far Santa Monica's diverse population is key to the continued vitality of the community. Continue to support healthy, diverse
IMPROVING THE QUALIJTY
OF LNRE
GOAL LU10- Community Benefits —
Require new development to contribute
directly to the community's core social,
physical and transportation goals through
mechanisms such as community benefits.
UNTURNM
LU1 0.1 Maxir urn Allowable Base
Height. Establish a ffl446tepia4 maximum
allowable building height and density for each
commercial land use designation as a baseline-
which is ministerial tip to the
discretionary thresholds
established by the Zoning
Ordinance.
LU10.2 Benefits Tied to Community
Values. Require new development that
requests height above the base to provide
measurable benefits to foster complete
neighborhoods and support the goals of the
LUCE, including reducing vehicle trips and
GHG emissions, maintaining diversity, and
promoting affordable and workforce housing.
LU10.3 Affordable and workforce
Housing. Focus on additional affordable
and workforce housing with an emphasis on
employment centers close to transit facilities.
neighborhoods that provide a range of housing
choices to meet the needs of the residents.
L U11.2 Expand Housing Opportunities.
Expand housing opportunities by identifying
and designating specific infill areas along
transit -rich boulevards and in the districts,
including near Expo Light Rail stations and at
transit hubs. In these areas, new residential is
desired to create complete neighborhoods and
support sustainability goals.
SANTA MONICA LUCE I 2.1 -17
MTRODUCTI]ON TO THE LUCE
LAND USE DESPGNATMNS
The LUCE establishes 17 distinct land use
designations that are presented in the
following five broad categories:
A. Neighborhoods
This chapter introduces each of the 17 land
use designations with its vision, a general
description of land uses and the development
parameters. Greater detail as to how the
land use designations are applied in each
of the specific geographic areas of the City
is provided in other chapters, including
the neighborhoods, boulevards, districts
and community benefits chapters. The
accompanying land use map located on page
2.1 -28, is a useful tool that illustrates the
distribution of land uses in the City.
It is important to understand that land use
designations differ from zoning districts in that
they are more general and typically do not
include specific allowances and prohibitions of
uses or detail dimensional requirements such
as front and side setbacks or parking standards.
The heights, densities and intensities in
the LUCE generally establish the outside
parameters for zoning regulations.
The five categories of land use designations
are described in general below and covered in
detail in the remainder of the chapter.
A. Neighborhoods
The Neighborhood designations are for the
areas of Santa Monica where the majority
of residents live. The LUCE vision is to
protect the residential neighborhoods from
encroaching commercial uses and incompatible
development that would compromise the
quality of life and character of these areas. The
Plan redirects residential investment pressure
away from the neighborhoods to transit
corridors and districts and provides a broad
array of neighborhood conservation measures
to control the pace and type of change within
existing residential areas. The Plan also requires
sensitive transitions between uses and adjacent
structures and provides opportunities for
increased open space. The LUCE identifies
improvements to the neighborhood street
environment, such as parking management
approaches, and pedestrian streetscape
improvements. No changes to height,
scale or density are proposed for these
designations compared to existing residential
zoning districts.
ich is ministerial up to
chapter 2.1
discretionary review
�sholds established by
Zoninq Ordinance
B. BoWevar s
The Boulevar designations define the activity
along the exiE ting corridors of the City. The
designations i illow for the transformation of the
auto - oriented boulevards into vibrant, diverse
and attractive boulevards that support local -
serving retail, ublic spaces and a diversity of
housing types. New development over the
base height will require a discretionary permit,
community benefits, and capitalize on transit
service to reduce vehicle trips. It is envisioned
that through incentives and requirements the
boulevards will provide significantly expanded
opportunities for affordable and workforce
housing, local- serving retail, open space and
small floor -plate office uses.
C. Mixed -Use Centers
The Mixed -Use Center designations allow
for the creation of a vibrant concentration of
goods and services, multi - family housing, and
community gathering and public spaces at
strategic locations served by high - frequency
transit lines and the Expo Light Rail line.
This category of designations represents a
transition from former regional commercial
uses to a mix of residential and local- serving
uses, accompanied by community benefits
such as wider sidewalks, landscaping, trees
and open space. There is a hierarchy of
mixed -use centers that range in character and
intensity. Some are small - scale, draw from the
SANTA MONICA LUCE 1 2.1 -27
Oand use policy and designations
the rehabilitation of existing structures, and
only allow new development that is of a scale
and character consistent with the existing
neighborhood. Additionally, new development
will transition in mass and scale to adjacent
structures in a way that protects the aesthetics
and livability of the neighborhood. The City
shall strive to ensure that open space, retail and
commercial amenities are located within walking
distance of the low- density neighborhoods.
Description
This designation is applied to lower- density
residential areas that are primarily low- density,
and multi - family housing. The designation is
designed to preserve and protect the existing
character of the residential neighborhood.
Typical uses include single family housing,
duplexes and triplexes, townhouse style units,
low -scale courtyard housing, institutional
residential uses like child care homes,
transitional housing or hospice facilities, and
neighborhood - serving uses such as child care,
neighborhood grocery stores and community
facilities.
Low - Density Housing neighborhoods should
be enhanced with streetscape and pedestrian
improvements, trees and landscaping,
and buffers from the noise of nearby uses.
Neighborhood- serving retail should be located
close to these neighborhoods.
2.1 -30 1 SANTA MONOCA LUCE
project E; 'E landmark or
in a portion of ..R historically been zoned R3 shall
Height and maximum allowable density for the development that is of a scale and character
Low - Density Housing designation are
as follows:
® Maximum allowable height not to exceed
30 feet; except that parcels located north of
the Pier and in the R2B District may have a
maximum allowable height not to exceed 40
feet within a sight envelope as specified in the
Zoning Ordinance.
® Maximum allowable density up to 29 units
per net residential acre, exclusive of City and
State density bonuses, consistent with the scale
of existing development.
® One hundred percent affordable housing
projects have a maximum allowable density up
to 29 units per net residential acre, exclusive
of City and State density bonuses, with no
limitations on the number of stories within the
30 -foot height limit. One hundred percent
affordable housing projects of 50 or fewer units
will be processed ministerially.
3. Medium- Density Housing
Vision
The affordability, accessibility, and
attractiveness of Santa Monica's medium -
density residential neighborhoods will be
preserved by promoting the rehabilitation of
existing structures and by employing the tools
of a neighborhood conservation program,
particularly policies for the conservation and
maintenance of existing housing resources
and specific protections for character defining
consistent with the existing neighborhood.
Additionally, new development will transition
in mass and scale to adjacent structures in a
way that protects the neighborhood's aesthetic
quality and livability. The City shall strive to
ensure that open space, retail and commercial
amenities are located within easy
walking distance.
Description
This designation is applied primarily to areas
of the City with a mix of multi- family housing
as well as the occasional remaining single
family house. It is intended to preserve and
protect the existing character and state of the
residential neighborhood. Typical uses include
low and medium -scale multi - family housing,
townhouse style units, courtyard housing,
duplexes and triplexes, institutional residential
uses like child care homes, transitional housing
or hospice facilities, and neighborhood - serving
uses such as child care, neighborhood grocery
stores and community facilities.
Development Parameters
Height and maximum allowable density for
the Medium - Density Housing designation are
as follows:
® Tier 1 — Base height not to exceed 30 feet
and maximum allowable density up to 29 units
per net residential acre, exclusive of City and
land use policy and designations
B. BOULEVARDS
5. sWxed -Use Boulevard Low
Vision
Areas designated as Mixed -Use Boulevard Low
transform into vibrant, highly walkable areas
with broad, pedestrian - friendly sidewalks,
trees, landscaping and local- serving uses. As
described in the Community Benefits chapter,
new development over the base height
will require a discretionary review process
and community benefits which may include
additional affordable and workforce housing.
New buildings step down in relationship
to the scale and character of adjacent low -
density neighborhoods and include a diverse
mix of uses and housing types designed to
complement and serve the existing residential
neighborhood.
Land Use Parameters
The Mixed -Use Boulevard Low designation is
generally applied to areas of boulevards that
are envisioned to transition from general into
mixed -use areas. The Mixed -Use Boulevard
Low designation is intended for sections of
boulevards adjacent to low- density residential
neighborhoods, where it is important that
new development respects and relates to the
scale of existing neighborhoods. Development
should maximize human -scale elements and
provide a sensitive transition between these
uses and neighboring residences.
2.1 -32 1 SANTA MON €CA LUCE
F
- - _ . �,
0 Maximum FaSade at Property Line
Maximum Fagade at Property Maximum FaFade at Property
Line Line 0 Step Back'
32' Maximum Building Height 35' Maximum Building Height
with Step Back with Step Back 0 Increased Step Back
Figure 9: 32' Base Height Figure 2:36' Height Limit Figure 3:47' Height Limit
At the ground floor, uses include active, local- surrounding neighbors. Auto dealers that do
serving retail, open spaces such as plazas and not expand are encouraged to transform their
paseos, service- oriented commercial uses,
and residential and hotel uses in limited areas.
Exceptions are Broadway, where small creative
commercial uses are allowed, and Colorado
Avenue, where artist studios or small offices are
also allowed. Above the ground floor, multi-
family affordable, workforce and market -rate
housing is the predominant use.
To meet the changing demand for automobile
sales uses, existing automobile dealers shall
be allowed to expand using the urban auto
dealership format described in the 20th Street
to.Lincoln Boulevard section of the Santa
Monica Boulevard description (on page 2.4-
14), and in a manner that is respectful of their
dealerships into the urban auto dealership
format which contributes to Santa Monica's
urban form with multi -story buildings built to
the street and parking in structures at the rear
or underground. For purposes of calculating
FAR, below grade auto dealer facilities shall
be excluded and rooftop parking /automobile
storage shall be discounted by 50 %. The
existing auto dealer parking /automobile
storage use on Broadway may continue (and
interchange automobile parking and storage
use) but dealerships are encouraged to move _
parking /storage on -site when they convert to
the multi -story urban auto dealer format.
Development Parameters
Height and Floor Area Ratio (FAR) with
associated setback and step back standards
for the Mixed -Use Boulevard Low designation
are as follows: p,
TIER 1 - BASE HEIGHT
t�L78dellneS
Building Height Stendefelis — Mixed -lase Boulevard Low
® The base height in the Mixed -Use Boulevard
Low District is 32 feet (2 stories) with a 1.5 FAR.
A project will receive a 4 -foot height bonus
above the 32 -foot base hei ht, allowin for
g g
�'' _%
i
Minimum 15' Ground Floor
Floor -to -Floor Height
an additional floor of housing, by building the
Minimum Fa4ade
required affordable housing units in accordance
with the percentage requirements specified
0 32' Maximum Building Height
in the City's Affordable Housing Production
P f hl
RESIDENTIAL
PROPERTY I
chapter 2.1
1o' Rear Yard
Setback
25' Height at
Property Line
45 -degree Angle
45' Maximum
Building Height
rogram Or Ot aS d W O e. (see Fipure�,® re 4: Minimum FaSade Figure 5: Rear Yard Step Backs at Residential Properties
and2) A Tier 1 project is ministerial up to the
discretionary review threshold
TIER2 -AB ,established by the Zoning Ordinance
COMMUNI ofF- site. Other projects will contribute ® New or remodeled buildings on property
m Subject to a discretionary review process, applicable project mitigation fees for the adjacent to the boulevard shall have a
projects that provide community benefits may purpose of addressing affordable housing minimum fagade height to ensure the visual
request a height up to 36 feet and 1.75 FAR. requirements. definition of the boulevard's open space, to be
(see Figure 2) ALL TIERS defined in the zoning ordinance. (see Figure 4)
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
Ia Subject to a discretionary review process,
projects that include additional community
benefits may request a height up to 47 feet
and 2.0 FAR (S �
® Proposals above the base height must
provide the City with enumerated community
benefits as identified in the "Five Priority
Categories of Community Benefits" section
of this chapter (on page 2.1 -8). Housing and
mixed -use housing projects will be required to
provide a percentage of affordable units either
as applicable; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
um height of the building fagade
to the property line along the
J or the intersecting side street shall
=.d in the zoning ordinance. (see Figures
SANTA MONICA LUCE I 2.1 -33
land use policy and designations
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building
.Ge in
„rs,.,.« ,.c r`n.�n -...a as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance. (see Figures
2 and 3)
® Buildings that share a property line with a
residentially- designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially - designated property,
the centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site. (see Figure s)
® For any existing auto dealers that expand
without using the urban auto dealership format,
a discretionary process will be required.
2.1 -34 1 SANTA MONICA LUCE
GL➢Idellrl�5
Building Height — Mixed-Use Boulevard
Minimum 15' Ground Floor
Floor -to -Floor Height
32' Maximum Building Height
Figure 6
32' Base Height
Minimum 15' Ground Floor
Floor -to -Floor Height
10' Floor -to -Floor Height
10' Floor -to -Floor Height
Figure 7
39' Height Limit
P. Foxed -Lase Bou➢evardl
Vision
Areas designated as Mixed -Use Boulevard
transform from underutilized and auto - oriented
sections of the boulevards into vibrant,
diverse and attractive pedestrian - friendly
boulevards that support local- serving retail,
spaces and a diversity of housing types. Mixed -
use boulevards provide an environment to
encourage affordable and workforce housing,
step down in height and mass to adjacent
residential neighborhoods, and accommodate
a variety of local- serving uses.
Land Use Parameters
The Mixed -Use Boulevard designation
is applied to areas of boulevards that
Figure 8
47' Height Limit
are envisioned to transition from general
commercial into higher - intensity mixed -use
areas. Development should maximize human -
scale elements and community benefits while
providing a sensitive transition between these
uses and surrounding neighborhoods.
At the ground floor, uses include local- serving
retail uses, ground floor green open spaces
such as small parks and plazas, service - oriented
commercial uses with some small -scale office
uses to serve local tenants. Above the first
floor, affordable, workforce and market -rate
housing is the predominant use. Exceptions are
the south side of Wilshire Boulevard between
Centinela Avenue and Stanford Street and
within the Healthcare Mixed -Use District, where
Mixed -Use Boulevard Amactive, pedestrian- oriented streets supporting housing, open space and local services and amenities- Mixed -
use boulevard provide an environment to encourage affordable and workforce housing, step down in height and mars to adjacent
residential neighborhoods, and accommodate a variety of local-serving uses.
local- serving office and medical - related office
is allowed. Ecistinq automobile dealers shall
of calculating FAR, below grade auto dealer
facilities shall be excluded and rooftop parking/
be allowed It the project is located in an area designated Mixed -Use
dealership Boulevard on Lincoln Boulevard, south of Wilshire Boulevard;
on Wilshire Boulevard west of Lincoln; or within the area
Approach I bounded by Colorado Avenue, Olympic Boulevard, 20th
on Santa V, Street, and Cloveriield Boulevard.1 00% Affordable Housing
Boulevards projects and projects which preserve a City - designated
Landmark or Structure of Merit may request this additional
with the su height and FAR in all areas designated Mixed -Use Boulevard.
dealers that do not exDand are encouracied to
upgrade their dealerships into the urban auto
dealership format, which contributes to Santa
Monica's urban form with multi -story buildings
built to the street and parking in structures
at the rear or underground. For purposes
II be discounted by
may be auth '
evard between
Boulevard, if approved
process.
Height and Floor Area Ratio (FAR) with
associated setback and step back standards
the Mixed -Use Boulevard designation are as
follows:
chapter 2.1
100% Residential above the ground floor
TIER 1 - BASE HEIGHT
11 The base height in the Mixed -Use Boulevard
District is 32 feet (2 stories) with a 1.5 FAR.
A project will receive a 7 -foot height bonus
above the 32 -foot base height, allowing for
an additional floor of housing, by building the
required affordable housing units in accordance
with the percentage requirements specified in the
City's Affordable Housing Production Program for
the project as a whole. (see Figures 6 and 7)A
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
® Subject to a discretionary
projects that provide comml
request a height up to 50 fe
Figure 8)
TIER 3 - ABOVE BASE - WITH
COMMUNITY BENEFITS
ireshold
?tablished by
onita f•t.t
® Subject to a discretionary review process,
projects that provide additional community
benefits, may request a height of 55 feet and
2.71—W. . (see Figure 9) Projects may also request
eight up to 60 feet with a corresponding
percentage decrease in FAR over 55'.
Ali Other Projects
TIER 1 - BASE HEIGHT
® The base height in the Mixed -Use Boulevard
District is 32 feet (2 stories) with a 1.5 FAR.
bonus
ier 1 project is ministerial up to ing for
discretionary review threshold ilding the
tblished by the Zoning ac ordance
finance. ec fied in the
I s or a e ousing ro u Ion Pr ram for
the project as a whole. (see Figures 6 and
SANTA MONICA LUCE 1 2.1 -35
land use policy and designatoons
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
IS Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 45 feet and 2.25 FAR.
(see Figure 8)
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
IS Subject to a discretionary review process,
projects that provide additional community
benefits, may request a height of 55 feet and
2.75 FAR,(see Figure 9).
isa above the base height must
the ity with enumerated community
as id tified in the "Five Priority
Categories of mmuni
of this chapter using
housing projects 'll be
percentage of affor bl
site. Other projects w I
project mitigation fees f
addressing affordable h
ALL TIERS
0 One hundred percent
projects will continue to
incentives, including: bui Ing eig t not to
exceed the allowable maximum height limit at
the highest tier, inclusive of any development
bonus for affordable housing; reduced
parking requirements; flexibility in providing a
reduction in required ground floor pedestrian -
oriented uses, which may also include
community services, arts, and similar uses,
as applicable; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
Figure 9
60' Height Limit
if the project is located in an area designated
Mixed -Use Boulevard on Lincoln Boulevard,
south of Wilshire Boulevard; on Wilshire
Boulevard west of Lincoln; or within the area
bounded by Colorado Avenue, Olympic
Boulevard, 20th Street, and Cloverfield
Boulevard. 100% Affordable Housing projects
and projects which preserve a City - designated
Landmark or Structure of Merit may request this
additional height and FAR in all areas designated
Mixed -Use Boulevard.
2.1 -36 1 SANTA MONICA LUCE
Minimum 15' Ground Floor
Floor -to -Floor Height
Minimum Fagade
32' Maximum Building Height
Figure 10
Minimum Fa4ade
aildings on property
rd shall have a minimum
the visual definition of
ace, to be defined in the
Sure 10)
he building fagade
y line along the boulevard
street shall be defined in
the zoning ordinance. (see Figures 8 and 9)
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building -- imii_r w the es4aI'sh^-1
eac ,...,.. „� nn-.,, n� ant n _a as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance.(see Figures 8
and 9)
10' Rear Yard Setback
25' Height at Property Line
45- degree Angle
55' Maximum Building Height
Figure 11
Rear Yard Step Backs at Residential
Properties
® Buildings that share a property line with
a residentially- designated property are
required to be setback at least 10 feet from
the abutting residential property line. Further,
to assure privacy and access to sunlight and
air for the adjacent residential use, all new
buildings and additions to existing buildings
shall not project, except for permitted
projections, beyond a building envelope
commencing at 25 feet in height above
the property line abutting the residential
property or where there is an alley abutting
the residentially- designated property, the
centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site.(see Figure 11)
Is For any existing auto dealers that expand
without using the urban auto dealership
format, a discretionary process will be
required.
T, General Commercial
Vision
General Commercial areas focus on a wide
variety of commercial uses, including general
commercial, auto dealers and auto repair
businesses, in limited areas of the City and
create standards to ensure that these uses are
attractive and have minimal impacts on existing
neighborhoods. The designation provides
additional opportunities for housing on Lincoln
and Pico Boulevards by allowing affordable,
workforce and market -rate housing above the
ground floor.
Land Use Parameters
The General Commercial designation is
applied to the traditional commercial area of
Lincoln Boulevard south of the 1 -10 Freeway
and Santa Monica Boulevard between 20th
Street and Lincoln Boulevard, the City's auto
row. A small portion of Pico Boulevard from
Lincoln Boulevard to 10th Street is also General
Commercial. This designation is intended
to maintain an area for a broad range of
commercial uses that provide necessary daily
services such as auto sales and auto repair,
convenience retail, hotels, hardware stores, and
small restaurants. This designation will allow
for and provide a FAR bonus for affordable
housing above the ground floor of buildings on
Lincoln and Pico Boulevards.
chapter 2.1
Guldelmes
Building Height — General Commercial
Figure 12
Santa Monica Blvd. 25' Base Height
Figure 13 Figure 14
Lincoln & Pico Blvds. 32' Base Height Lincoln & Pico Blvds. 35' Height Limit
and Max FaSade and Max FaSade
At the ground floor, commercial uses such
as local- serving retail, limited auto services,
walk -in office uses, and small restaurants are
allowed. Above the ground floor, desired
uses include the same uses that are permitted
on the ground floor. In addition, on Lincoln
and Pico Boulevards, affordable housing is
incentivized with an increased FAR.
Recognizing the important role auto dealers
play in the City's economic sustainability, the
specific area along Santa Monica Boulevard
between 20th Street and Lincoln Boulevard
is designated for auto dealerships as well as
for accommodating their expansion and new
dealerships. New and revitalized dealerships
are encouraged to build showrooms adjacent
to the boulevard sidewalk using the urban
format, locating new car inventory, customer
parking, and service facilities in multi -story
facilities to the rear of the retail showroom or
below grade.
Development Parameters
Height and FAR with associated setback
and step back standards for the General
Commercial designation are as follows:
SANTA MONICA LUCE 1 2.1 -37
land use policy and designations
Santa Monica Bouievard
process may be allowed. (see Figure 15)
® For any new and expanded auto dealers that
do not use the urban auto dealership format, a
discretionary process will be required.
Lincoln and Pico Boulevards
TIER 1 - BASE HEIGHT
® The base height in the General Commercial
portion of Lincoln and Pico Boulevards is 32
feet (2 stories) with a 1.5 FAR. A project will
receive a 4 -foot height bonus above the 32-
foot base height, allowing for an additional
floor of housing, by building the required
affordable housing units in accordance with the
percentage requirements specified in the City's
Affordable Housing Production Program for the
project as a whole. (see Figure 13)
2.1 -38 1 SANTA MONICA LUCE
General Commercial this designation is intended to maintain an area for abroad range of commercial uses thatprovide necessary
daily services such as auto sales and auto repair, convenience retail hotels, hardware stores, and small restaurants.
TIER 2 - ABOVE BASE - WITH COMMUNITY
BENEFITS
® Subject to a discretionary review process,
projects that provide community benefits may
request additional FAR up to 1.75. Projects
that provide additional affordable housing may
request a 2.0 FAR. (see Figure 14)
n
ministerial up to
the discretionary
review threshold
i Boulevard south of 1 -10, existing,
)riced motels should have no
the number of stories so long as
with established height limits.
ALL TIERS
® One hundred percent affordable housing
projects will continue to be provided existing
incentives, including: building height not to
exceed the allowable maximum height limit at
the highest tier, inclusive of any development
bonus for affordable housing; reduced parking
requirements; flexibility in providing a reduction
in required ground floor pedestrian- oriented
uses, which may also include community
services, arts, and similar uses, as applicable;
and administrative review of affordable housing
projects (up to a maximum of 80% of median
income only) with 50 units or less.
7
Building Height StandanEls — General Commercial
RUN
[
Auto Showroom
V> 477 G
Minimum 15' Ground Floor
Display Windows at Property
Floor -to -Floor Height
Line
Minimum Facade
Car Storage and Service
'
32' Maximum Building Height
Community Benefit
9' Average Step Back
Maximum Building Height
Figure 15 Figure 16
Santa Monica Blvd. Minimum Facade
35' Height Limit and Max Facade
a New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum facade height to ensure the visual
definition of the boulevard's open space, to be
defined in the zoning ordinance. (see Figure 16)
® Maximum height of the building fagade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance.
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building
e #e& .,�,{ ^ ^^ "aye ?^o a as viewed from
RESIIXWI
PROPERT
10' Rear Yard Setback
25' Height at Property Line
45- degree Angle
35' Maximum Building Height
Figure 17
Rear Yard Step Backs at Residential
Properties
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance.
(see Figure 14)
® Buildings that share a property line with a
residentially- designated property are required
to be setback 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet
chapter 2.1
in height above the property line abutting
the residential property and from that point,
extending at a 45- degree angle from vertical
toward the interior of the site. (see Figure 17)
Lincoln and Pico Boulevards
B One hundred percent affordable housing
projects have a base height of 40 feet
(4 stories) and 2.0 FAR, inclusive of any
development bonus for affordable housing.
Such projects will continue to be provided
existing incentives, including: flexibility in
providing a reduction in required ground
floor pedestrian- oriented uses, which may
also include community services, arts, and
similar uses, as applicable; reduced parking
requirements; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
SANTA MONICA LUCE 1 2.1 -39
Vand use policy and designations
C. MINCED -USE CENTERS
d. Nelighborhood Corr mercia8
Vision
Neighborhood Commercial areas remain
small -scale neighborhood shopping districts
located within walking distance of residential
neighborhoods. Neighborhood Commercial
areas like Main Street and Montana Avenue
continue to cater to local interests while also
serving a subregional role. The Neighborhood
Commercial portions of Pico Boulevard
transition to better serve the neighborhoods.
The Neighborhood Commercial sections
of Ocean Park Boulevard are refined with
pedestrian enhancements. The scale and
character of these areas are preserved
and enhanced with minor modifications to
streetscape and parking amenities.
Land Use Parameters
The Neighborhood Commercial designation
is applied to distinct, local- serving commercial
areas such as Main Street, Montana Avenue
and sections of Ocean Park Boulevard and
Pico Boulevard. The designation is intended
to maintain existing commercial districts and
allow for the creation of small neighborhood
centers that provide daily goods and services
easily accessible from surrounding residential
neighborhoods.
2.1 .40 1 SANTA MONPCA LUCE
Guidelines
Building Height — Neighborhood Commercial
Figure 18
32' Base Height
Figure 19
Minimum Fagade
Ground floor uses include active, local- serving
retail and service commercial uses such as
small restaurants, laundromats, dry cleaners,
beauty /barber shops, and clothing and grocery
stores. Uses above the ground floor include:
residential, commercial, and local- serving office
uses.
Development Parameters
Height and FAR with associated setback and
step back standards for the Neighborhood
Commercial designation are as follows:
aaoasan
10' Rear Yard Setback
25' Height at Property Line
45- degree Angle
32' Maximum Building Height
Figure 20
Rear Yard Step Backs at Residential
TIER 1 - BASE HEIGHT
® The base height in the Neighborhood
Commercial District is 32 feet (2 stories) with
a 1.5 FAR. A project will receive an additional
0.25 FAR (1.75 total FAR), by building the
required affordable housing units in accordance
with the percentage requirements specified
in the City's Affordable Housing Production
Program for the project as a whole. (see Figure 18)
nisterial up to
discretionary
of
ALL TIERS
m One hundred percent affordable housing
projects will continue to be provided existing
incentives, including: building height not to
exceed the allowable maximum height limit at
the highest tier, inclusive of any development
bonus for affordable housing; reduced
parking requirements; flexibility in providing a
reduction in required ground floor pedestrian -
oriented uses, which may also include
community services, arts, and similar uses,
as applicable; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
Is New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum fapade height to ensure the visual
definition of the boulevard's open space, to be
defined in the zoning ordinance. (see Figure 19)
Is Maximum height of the building fagade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figure
18)
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building
as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance.(see Figure
18)
chapter 2.1
Neighborhood commercial areas, like Montana Avenue, Main Street and 26th Street provide a mule array ofservices and amenities to
locals and visitors alike.
® Buildings that share a property line with a
residentially- designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially- designated properly,
the centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site. (see Figure 20)
Pico Boulevard
® One hundred percent affordable housing
projects have a base height of 40 feet
(4 stories) and 2.0 FAR, inclusive of any
development bonus for affordable housing.
Such projects will continue to be provided
existing incentives, including: flexibility in
providing a reduction in required ground
floor pedestrian - oriented uses, which may
also include community services, arts, and
similar uses, as applicable; reduced parking
requirements; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
SANTA MONICA LUCE 1 2.1 -41
land use policy and designations
g, Bergamot Transit Wage
Vision
The Bergamot Transit Village designation
capitalizes on the new Expo Light Rail station
at the eastern end of the City by creating
a new mixed -use "village" that will attract
creative arts uses along with a variety of
housing types, entertainment and office uses
and local- serving retail to establish a vital,
new complete neighborhood. This historically
industrially -zoned area (characterized by large
disjointed parcels) will be bound together by a
new urban grid system, permitting the creation
of wide sidewalks, green connecting paths,
and new bike connections within the village
and to existing neighborhoods. Incentives
provide for the creation of new affordable,
workforce and market -rate housing, artists'
lofts and workspace, and the location of retail
and services supporting a live- work -play
community with a focus on arts and culture.
New incentivized development will be required
to meet stringent trip - reduction criteria.
Land Use Parameters
The Bergamot Transit Village designation
allows for transit-oriented development and the
presence of a world -class creative arts center
designed to foster Santa Monica's important
creative arts industry, including production and
post - production uses around the proposed
Bergamot Light Rail Station.
2.1 -42 1 SANTA MONICA LUCE
Minimum 15' Ground Floor
Floor -to -Floor Height
32' Maximum Building Height
Figure 21
32' Base Height
Figure 22
39' Base Height and Max Facade
New development incorporates human -
scale elements, enhances the pedestrian
environment, and is built to the sidewalk with
minimal or zero setback. New development
provides convenient pedestrian and bicycle
access to the future Expo Light Rail station.
Incentives are provided to create a significant
number of affordable, workforce and market -
rate housing units, and public infrastructure
in this area. The Transit Village designation is
intended to capitalize on the potential created
by the large public investment in the regional
transit system —a system designed to take cars
off regional roadways and local streets, helping
the City to meet its GHG emission goals.
Figure 23
60' Height Limit
At the ground floor, uses that can maximize
transit ridership such as creative office, retail,
cultural, entertainment, and public - serving are
allowed. Above the ground floor, residential
and creative office uses are allowed. However,
the ratio of residential to nonresidential uses
should be 40/60. This designation also allows
businesses that develop or provide sustainable
services and products that are appropriate
for the City as well as businesses engaged in
advanced research and development.
Development Parameters
Height and FAR with associated setback and
step back standards for the Bergamot Transit
Village designation are as follows:
chapter 2.1
Bergamot Transit lriAsge. this designation capitalizes on the new Expo Light Rail station at the eastern end of the City by creating anew mixed - use "village" that will attract creative arts uses along with
a variety ofhousing types, entertainment and office user and local-serving retail to establish a vital, new complete neighborhood.
TIER 1 - BASE HEIGHT
Is The base height in the Bergamot Transit
Village District is 32 feet (2 stories) with a 1.75
FAR. A project will receive a 7 -foot height
bonus above the 32 -foot base height, allowing
for an additional floor of housing, by building
the required affordable housing units in
accordance with the percentage requirements
specified in the City's Affordable Housing
Production Program for the oroiect as a whole.
(see Figures 21 and 22) A Tier 1 project is
ministerial up to
TIER 2 -ABOVE BASE- $he
COMMUNITY BENEFITS discretionary
® Subject to a discreti review threshold
projects that provide c established by the
request a height up to Zoning Ordinance.
(see Figure 23)
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
® Subject to a discretionary review process and
an Area Plan, projects that provide additional
community benefits, may request a height up
to 75 feet and 3.5 FAR. Significant variation
in rooflines and building form is required
with specific standards to be included in the
Bergamot Transit Village Area Plan. Pursuant
to the plan, projects may also request height
up to 81 feet if there is a corresponding
percentage decrease in FAR for the actual
height above 75'. The ground floorfloor -to-
floor height above 13.5' shall not be counted
towards the overall height of the building
so long as it does not exceed an additional
5'. The average building height shall be a
minimum of 10 feet less than the maximum
requested height. Development Agreements
that have already had a float -up discussion or
have submitted a Development Agreement
application prior to July 1, 2010 shall be
allowed to proceed to formal hearings and
acted upon prior to the completion of the
Area Plan, provided that the Development
Agreement is consistent with the LUCE. (see
Figure 24)
SANTA MONICA LUCE 1 2.1 -43
dared use policy and designations
® Proposals above the base height must
provide the City with enumerated community
benefits as identified in the "Five Priority
Categories of Community Benefits" section
of this chapter. Housing and mixed -use
housing projects will be required to provide a
percentage of affordable units either on- or off-
site. Other projects will contribute applicable
project mitigation fees for the purpose of
addressing affordable housing requirements.
ALL TIERS
Is One hundred percent affordable housing
projects will continue to be provided existing
incentives, including: building height not to
exceed the allowable maximum height limit at
the highest tier, inclusive of any development
bonus for affordable housing; reduced
parking requirements; flexibility in providing a
reduction in required ground floor pedestrian -
oriented uses, which may also include
community services, arts, and similar uses,
as applicable; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
Is New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum fa4ade height to ensure the visual
definition of the boulevard's open space, to be
defined in the zoning ordinance. (see Figure 25)
2 Maximum height of the building fagade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figures
23 and 24)
2.1 -44 1 SANTA MONICA LUCE
�tJ9deIIn�S
OMMEM
Figure 24
81' Height Limit (71' Average Height)
Figure 25
Minimum FaSade
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building s4:R ��El.
new
cue, t as ,.t May 27 201 n _.,,4 as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance. (see Figures
23 and 24)
Figure 26
Rear Yard Step Backs at
Residential Properties
IS Buildings that share a property line with a
residentially- designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially - designated property,
the centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site. (see Figure 26)
10, Mixed-Use Creative
Vision
The Mixed -Use Creative designation is
designed to work in concert with the
Bergamot Transit Village to encourage the
retention and expansion of the creative arts
and entertainment - related jobs in the City.
This designation provides the opportunity to
balance arts jobs with a variety of housing for
all income ranges, and neighborhood - serving
retail and services. These uses acknowledge
the Expo Light Rail station by bringing jobs
and housing closer to high- frequency transit
service. A new urban grid system creates
wide sidewalks, green connecting paths and
streets, and new bike connections to the
Bergamot Light Rail Station and to existing
neighborhoods. This district transitions from
the more intensive activity of the Bergamot
Transit Village to the residential neighborhoods
to the northeast and south. Design guidelines
ensure appropriate and respectful relationships
with existing neighborhoods. The combination
of increased connectivity, and local- serving
retail and offices within walking or biking
distance supports an overall trip reduction
strategy for the area.
�'4JIdelIPleS
Building Height Standefels — Mixed -Use Creative District
Minimum 15' Ground Floor Minimum 15' Ground Floor
Floor -to -Floor Height Floor -to -Floor Height
32' Maximum Building Height 10' Floor -to -Floor Height
10' Floor -to -Floor Height
Figure 27
32' Base Height
Figure 28
36' Base Height and Max Fagade
Land Use Parameters
The Mixed -Use Creative designation provides
a location for studio - related uses (such as film
and music production and post - production)
and provides space for artist live /work studio
development and affordable, workforce and
market -rate housing. It also accommodates
visual and performing arts studios. New
incentivized development includes streetscape
improvements and improvements to the
pedestrian environment.
The Mixed -Use Creative designation allows
for continued facilitation of studio - related
chapter 2.1
Maximum FaSade at Property
Line
Step Back
Figure 29
47' Height Limit
uses, enabling Santa Monica to maintain a
strong presence in the field of creative arts.
The designation will also ensure a positive
contribution toward the City's economic
sustainability. Light industrial and residential
uses are allowed in this area, with affordable,
workforce and market -rate housing highly
encouraged.
At the ground floor, active, local- serving retail,
service commercial, and creative arts uses are
allowed. Above the ground floor, creative
office and affordable, workforce, and market -
rate residential uses are allowed, with a target
SANTA MONICA LUCE 1 2.1 -45
land use policy and designations
of 50% residential to 50% nonresidential uses
and no more than a 5% deviation in either
direction. In order to monitor progress in
achieving the desired mix of uses, the City shall
evaluate the residential to nonresidential land
n _ t
-i- -- PROPERIV
use targets every two years. Uses that serve • ��� 1� 11 �T_T_ i
both employees and residents of the area, such
as child care, community meeting spaces, small
restaurants, and neighborhood markets are
encouraged.
Development Parameters
Height and FAR with associated setback and
step back standards for the Mixed -Use Creative
designation are as follows:
TIER 1 - BASE HEIGHT
® The base height in the Mixed -Use Creative
District is 32 feet (2 stories) with a 1.5 FAR.
A project will receive a 4 -foot height bonus
above the 32 -foot base height, allowing for
an additional floor of housing, by building
the required affordable housing units in
accordance with the percentage requirements
specified in the City's Affordable Housing
Production Program for the proiect as a whole.
(see Figures A Tier t project is
27 and 28) ministerial up to
TIER 2 -ABOVE the discretionary
COMMUNITY BE review threshold
® Subject to a established by the ess,
projects that pr Zoning Ordinance. is may
request a height up o ee an AR.
(see Figure 29)
2.1 -46 1 SANTA MONICA LUCE
Maximum Facade at Property 0 Minimum 15' Ground Floor 0 10' Rear Yard Setback
Line Floor -to -Floor Height
25' Height at Property Line
Step Back Minimum Facade
45 -degree Angle
Increased Step Back 32' Maximum Building Height Average 55' Maximum
Building Height
Figure 30
57' Height Limit
Figure 31
Minimum Facade
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
® Subject to a discretionary review process,
projects that include additional community
benefits, may request a height up to 57 feet
and 2.5 FAR. (see Figure 30)
® Proposals above the base height must
provide the City with enumerated community
benefits as identified in the "Five Priority
Categories of Community Benefits" section
of this chapter. Housing and mixed -use
housing projects will be required to provide a
percentage of affordable units either on-or off -
site. Other projects will contribute applicable
project mitigation fees for the purpose of
addressing affordable housing requirements.
Figure 32
Rear Yard Step Backs at
Residential Properties
ALL TIERS
® One hundred percent affordable housing
projects will continue to be provided existing
incentives, including: building height not to
exceed the allowable maximum height limit at
the highest tier, inclusive of any development
bonus for affordable housing; reduced
parking requirements; flexibility in providing a
reduction in required ground floor pedestrian -
oriented uses, which may also include
community services, arts, and similar uses,
as applicable; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
Mixed -Use Creative District- this designation provides the opportunity to balance arts jobs witb a variety ofhousing for all income
ranges, and neighborhood - serving retail and services.
® New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum fagade height to ensure the visual
definition of the boulevard's open space, to be
defined in the zoning ordinance. (see Figure 31)
® Maximum height of the building fagade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figures
29 and 30)
chapter 2.1
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building
^u^,* as ^r May 27 2070 ,n4 as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance. (see Figures
29 and 30)
® Buildings that share a property line with a
residentially- designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially- designated property,
the centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site. (see Figure 32)
SANTA MONICA LUCE 1 2.1 -47
t 2e Beach and Ocean;ront
Vision
The Beach and Oceanfront District designation
preserves the area as a scenic resource for
the City that serves as a local gathering place,
and enhances the beach going experience
with visitor - serving uses that support it as a
regional, national and international tourist
destination. Linkages between the Oceanfront
and the City are strengthened through
enhancement of east -west streets leading
from the beach to Ocean Avenue, maintaining
public view corridors to the beach and ocean,
and adding pedestrian access paths to the
Beach. New beach parks are created north of
the Pier to create flexible, open green spaces
that are oriented to the water. Residential
neighborhoods are conserved and maintained.
Land Use Parameters
The Oceanfront District designation is
intended to maintain and enhance the
Oceanfront District as an important visitor -
serving destination with lodging, restaurants,
shopping and recreation, as well as to protect
the existing residential enclaves in the area.
The unique character and scale of the area is
maintained, centering on the landmark Santa
Monica Pier. New residential and commercial
uses are consistent with the character of
existing buildings.
chapter 2.1
Guidelines
Building Height Standsisels, — Beach and Oceanfront District
Figure 33
32' Base Height
Minimum 15' Ground Floor
Floor -to -Floor Height
Minimum Fariade
32' Maximum Building Height
Figure 36
Minimum Farade
a
Figure 34
39' Base Height and Max FaSade
Figure 35
47' Height Limit
R
RESIDENTIAL
PROPERTY
i
10h
10' Rear Yard
Setback
25' Height at
�f
Property Line
sn
45- degree Angle
45' Maximum
.
Building Height
Figure 37
Rear Yard Step Backs at Residential Properties
SANTA MONICA LUCE 1 2.1 -49
land use policy and designations
As little change is expected to occur within
this District, many of the existing uses remain,
including residential, local and visitor - serving
uses such as restaurants, hotels, beach clubs,
and public facilities. Existing hotels may
remodel and rebuild, not to exceed existing
floor area and building footprint, in accordance
with Proposition S. Future uses protect the
residential enclaves, maintaining the existing
character of the Oceanfront District, and
support its function as a local and regional
recreational amenity.
Development Parameters
Height and FAR with associated setback
and step back standards for the Beach and
Oceanfront District designation are as follows:
TIER 1 - BASE HEIGHT
® The base height in the Beach and
Oceanfront District is 32 feet (2 stories) with a
1.5 FAR. A project will receive a 4 foot height
bonus above the 32 foot base height, allowing
for an additional floor of housing, by building
the required affordable housing units in
accordance with the percentage requirements
specified in the City's Affordable Housing
Production Program for the lDroject as a whole.
(see Figures 33 and 34) A Tier 1 project is
istedal up to
discretionary
ew threshold
tblished by the
ina Ordinance.
2.1 -50 1 SANTA MONECA LUCE
The Beach and Oceanfront District continues to be Santa Monica's greatest open space feature with many amenities for active and
passive recreation. Connections between the Downtown, Civic Center, and the beachfront are an integralgoal of the LUCE.
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
is Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 47 feet and 2.0 FAR.
Projects that provide additional community
benefits may request a 2.25 FAR. (see Figure 35)
110 Proposals above the base height must
provide the City with enumerated community
benefits as identified in the "Five Priority
Categories of Community Benefits" section
of this chapter. Housing and mixed -use
housing projects will be required to provide a
percentage of affordable units either on- or off-
site. Other projects will contribute applicable
project mitigation fees for the purpose of
addressing affordable housing requirements.
ALL TIERS
® One hundred percent affordable housing
projects will continue to be provided existing
incentives, including: building height not to
exceed the allowable maximum height limit at
the highest tier, inclusive of any development
bonus for affordable housing; reduced
parking requirements; flexibility in providing a
reduction in required ground floor pedestrian -
oriented uses, which may also include
community services, arts, and similar uses,
as applicable; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
® New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum fagade height to ensure the visual
definition of the boulevard's open space, to be
defined in the zoning ordinance. (see Figure 36)
® Maximum height of the building fapade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance.
(see Figure 35))
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building
as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance. (see Figure
35)
® Buildings that share a property line with a
residentially- designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially- designated property,
the centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site. (see Figure 37)
Minimum 15' Ground Floor
Floor- to-Floor Height
32' Maximum Building Height
Height
�uldellnes
Maximum Fa4ade at Properly
Line
Step Back
chapter 2.1
, -
Minimum 15' Ground Floor
Floor -to -Floor Height
Minimum Fa4ade
Increased Step Back
32' Maximum Building Height
Figure 39 Figure 40
45' Max Height and Max Fagade Minimum Fa4ade
13. industrial Conservation
Vision
The Industrial Conservation designation
preserves space for existing industrial uses that
provide a job base, affordable space for small -
scale industrial and manufacturing businesses,
and a center of economic activity for the City.
The continued land use allows small workshop,
warehouse, supply stores and maintenance
facilities that provide important community
services and employment. The relatively lower
land values accommodate business incubator
space, emerging technologies, and research
and development.
Land Use Parameters
The Industrial Conservation designation is
intended to provide an area where existing
light industrial uses may continue to serve the
community. The designation also provides
a place for the adaptive reuse of industrial
buildings into affordable workspace for artists
and the creative industries. Over time, the
district evolves into a center where research
and development offices and businesses that
support the City's sustainability objectives
may locate.
Allowable land uses within this district
include light industrial uses, including
businesses engaged in design, development,
SANTA MONICA Luce 1 2.1 -51
farad use policy and designations
manufacturing, fabricating, testing, or
assembly of various products, which will
provide employment for workers with various
skills. This area also allows incubator business
opportunities, including sustainable industries
that are appropriate for the City, as well as
small visual and performing arts studios. One
hundred percent affordable housing is allowed
in limited areas. Additionally, auto dealers are
allowed to locate storage and service facilities
in this area. A discretionary approval process
may be implemented to authorize auto sales
subject to a project - specific environmental
review that considers reasonably foreseeable
land use changes within the Industrial
Conservation District.
Development Parameters
Height and FAR with associated setback
and step back standards for the Industrial
Conservation designation are:
TIER 1 -BASE HEIGHT A -Her project is
a The base height in the I P j
Conservation District is 32 ministerial up to
1.5 FAR. (see Figure 38) the discretionary
review threshold
TIER 2 - WITH COMMUNITY established by the
a Subject to a discretiona Zoning Ordinance,
projects that provide com
request a height up to 45 feet and 2.25 FAR.
(see Figure 39)
2.1 -52 1 SANTA MONICA LUCE
ALL TIERS
'a One hundred percent affordable housing
projects will continue to be provided existing
incentives, including: building height not to
exceed the allowable maximum height limit at
the highest tier, inclusive of any development
bonus for affordable housing; reduced
parking requirements; flexibility in providing a
reduction in required ground floor pedestrian -
oriented uses, which may also include
community services, arts, and similar uses,
as applicable; and administrative review of
affordable housing projects (up to a maximum
of 80% of median income only) with 50 units or
less.
a New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum fagade height to ensure the visual
definition of the boulevard's open space, to be
defined in the zoning ordinance. (see Figure 40)
a Maximum height of the building fagade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figure
39)
a Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
the overall building c,g�
^ff "ey ",'^�^ a„d as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance. (see Figure
39)
a Buildings that share a property line with a
residentially - designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially- designated property,
the centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site.
14. Office Campus
Vision
Areas designated as Office Campus provide
for office and related uses in limited areas of
the City.
Land Use Parameters
The Office Campus designation is applied
to limited areas of the City that are currently
developed with substantial office campus uses
and are not expected to change during the
time horizon of this Land Use Element. No new
areas are designated with the Office Campus
land use designation.
Most properties within this designation
are largely controlled by Development
Agreements. However, in the Airport Business
Park, a Specific Plan will be prepared by
2015 that will establish appropriate land uses.
Typical uses may include retail, restaurants,
a wide range of office uses, research and
development, and advanced technology.
Development Parameters
In the Airport Business Park, a Specific Plan is
required before significant new development
may occur. The Specific Plan will establish
appropriate development standards, however,
the following standards are applicable during
the intervening period.
TIER 1 - BASE HEIGHT
® The base height in
District is 32 feet (2 sl
(see Figures 41 and 42) <
�uideEines
Building Height Staftdafds — Office Campus
Minimum 15' Ground Floor
Floor -to -Floor Height
A Tler 1 project Is 32' Maximum Building Height
ministerial up to the
discretionary review
threshold established by
TIER 2 - WITH COMMUNIthe Zoning Ordinance.
Is Subject to a discretion
projects that provide community benefits may
request a height up to 45 feet and 1.75 FAR.
(see Figure 43)
® New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum faI;ade height to ensure the visual
definition of the boulevard's open space, to be
defined in the zoning ordinance. (see Figure 44)
a Maximum height of the building fagade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figure
43)
® Above the maximum streetwall height, the
building shall step back from the boulevard in
a manner that will minimize the visual bulk of
41
Height
Minimum 15' Ground Floor
Floor -to -Floor Height
Minimum Fa4ade
32' Maximum Building Height
Figure 44
Minimum Fa4ade
chapter 2.1
Figure 42
Max Fa4ade
RESIDENTIAL
PROPERTY
0
Figure 43
45' Height Limit
,orc 10' Rear Yard
Setback
I iun 25' Height Above
Property Line
is. 45 Degree Angle
45' Maximum
Building Height
Figure 45
Rear Yard Step Backs. at Residential Properties
SANTA MONICA LUCE 1 2.1 -53
Vand use poUcy and designations
the overall building
steplisaek -e iF,
e4e as of May 27 '^'^ &..4 as viewed from
the public sidewalks and roadway and ensure
maximum light, air and sense of openness for
the general public. Guidelines or standards for
the building mass above the streetwall shall be
established in the zoning ordinance. (see Figure
43)
a Buildings that share a property line with a
residentially- designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially- designated property,
the centerline of the alley, and from that point,
extending at a 45- degree angle from vertical
towards the interior of the site. (see Figure 45)
15, Healthcare Mixed -Use
Vision
The Healthcare Mixed -Use designation
addresses the changing healthcare needs of
the community and supports the continued
viability of the two hospitals in the City. New
medical and ancillary facilities, open spaces
and additional community benefits are
envisioned to emerge over time. A shared
parking program (including the sharing of
existing surplus parking with neighboring
2.1 -54 1 SANTA MONICA LUCE
uses), along with a Transportation Demand
Management program are detailed in the
updated Hospital Area Specific Plan to ensure
substantial reduction in automobile trips.
Land Use Parameters
The Healthcare Mixed -Use designation allows
for a variety of uses that support the City's
two hospitals and ensures that these uses are
allowed to expand, while being sensitive to the
surrounding residential neighborhoods in ways
that meet the healthcare needs of the City and
the subregion.
Allowed uses include hospital and medical
office uses, pharmacies, residential care,
rehabilitation and outpatient clinics, affordable,
workforce and market -rate housing targeted at
hospital employees, extended stay lodging for
patient families, and supporting retail uses.
Development Parameters
Development standards within the Healthcare
Mixed -Use District are as established within
the Hospital Area Specific Plan (HASP). The
HASP will be updated to adapt to changing
conditions within the district.
E. COMMUNITY AND
PUBLEC USES
116. Institutional /Public Lands/
Civic Center
Vision
The Civic Center is envisioned to be the
cultural and institutional core of Santa Monica,
with a new world -class park, residential village
and revitalized cultural facilities connected
to the Downtown Light Rail Station and the
waterfront. An updated Specific Plan creates
a unique area of high- intensity mixed -uses
with significant gathering spaces and parks
combined with civic buildings and connections
to the Oceanfront and Downtown areas.
Areas designated as institutional /Public Lands
retain their strong variety of government,
educational, cultural, and other facilities that
meet the needs of the community.
Land Use Parameters
This designation is intended for high - intensity
government uses as well as expanding park
and open space opportunities as provided in
the Civic Center Specific Plan. Commercial,
retail, office, affordable, workforce and market -
rate housing, and community facilities such
as early childhood centers are also allowed in
this mixed -use area. The Civic Center Specific
Plan prescribes the allowable uses within this
district.
NORTHEAST NMGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Northeast neighborhood.
GOAL N25. Protect, preserve and enhance
the Northeast residential neighborhood and
ensure compatible design.
PGUME3:
NI25.1 Develop a program to encourage
the protection of existing single family and
multi - family residential properties in the
Northeast neighborhood. Options that could
be explored include:
Vic"... ^ ^.�..__.:. _, .._.. _.,..._y ... �..... .....
Developing a pattern book
® Modifying development standards
® Developing a Neighborhood Conservation
Overlay District _
X325.2 Provide
areas within the Nc
that are adjacent tc
ial protections for
neighborhood
Such protections
could include:
denotes sustainable policy
® Developing a comprehensive circulation
and parking strategy for the proposed activity
center, employing aggressive TDM programs
to mitigate potential impacts on adjacent
residential neighborhoods
® Designating adjacent residential areas as
Neighborhood Conservation Overlay Districts
Requiring clear edges and additional
landscaping between the districts and the
neighborhoods
a Increasing connectivity between the districts
and the neighborhoods through enhanced
pedestrian and bicycle facilities
® Recognizing streets and sidewalks as
important green open space with improved
quality and enhanced connectivity
northeast I chapter 2.2
N25.3 Maximize protections of the existing
tree canopy which lends such distinction to the
Northeast neighborhood. Options that could
be explored include:
® Identifying of street trees that contribute to
the unique character of the neighborhood
® Developing a program of protections which
may include specific conservation measures
and restrictions
N25A Expand management options for the
residential parking permit district in order
to increase parking availability for Northeast
residents. Options that could be explored are
included in the Circulation Element.
Views from Franklin Mill in the Mortbeast neighborhood extend to the Pacific Ocean, dovmtoum Loss Angeles and the
Santa Monica Mountains.
SANTA MONICA LUCE 1 2.2 -41
boulevards: wHshire
New transit shelters and state -of- the -art
electronic information kiosks add to the
streetscape while making the Big Blue Bus
and Metro transit more convenient, inviting
and pleasant to use. Enhanced pedestrian
circulation in the adjacent neighborhoods
and leading to Wilshire will facilitate access
to boulevard shops, services, and the transit
system. The transit system becomes more
efficient and timely through the use of
sophisticated signal timing, and if deemed
necessary, through the use of dedicated travel
lanes to further facilitate the transit service.
In cooperation with property owners, the City
may over time create new shared parking
facilities to provide parking consistent with the
enhanced transit environment, reduce vehicular
traffic circulation, provide parking for adjacent
under - parked neighborhoods and mitigate
the intrusion of shoppers who seek parking in
residential neighborhoods. The boulevard's
character is enhanced with community benefits
in the form of gathering areas, open space,
enhanced landscaping and affordable and
workforce housing. These community
amenities contribute to the creation of a true
sense of place, complete neighborhoods and
a vibrant 17 hours per day/7 days per week
boulevard scene.
2.4 -6 1 SANTA MONICA LUCE
Wilshire is envisioned as a lively pedestrian- oriented
boulevard featuring a mix ofhousing, retail and other
importantservices.
Neighborhood grocery stores with residential and other uses are
encouraged.
The Mixed -Use Boulevard designation provides r,� _;,•^
the framework for Wilshire Boulevard to
transition overtime from a predominantly
regional - serving commercial street to a mixed -
use street with retail to service a diversity of
residential uses along the boulevard, as well
as adjacent residential neighborhoods. Tiwe
A widened, landscaped median will virually narrow the width Enhanced transit services will provide alternatives to the
of the street and contribute to the "greening" of the streetscape. automobile.
Current ConclMons, Trends and Issues
Wilshire Boulevard is the primary gateway
into Santa Monica. It enters the City with the
character and traffic volume of a regional
automobile arterial. The street width and lack
of continuous urban form contribute to the
dominance of the vehicle. The lack of sidewalk
amenities and compelling stores and display
windows combine with the predominantly
auto - oriented office and regional retail uses
to limit pedestrian activity to business hours.
Residential uses on the boulevard are limited.
Small parcel size hinders the ability to provide
adequate parking and results in multiple
vehicle entrances on Wilshire Boulevard.
The boulevard is a key regional transit
corridor, served by Big Blue Bus, Metro Rapid
and the potential future "Subway to the Sea,"
but it currently lacks adequate transit
support facilities.
w+iishire 1 chapter 2.4
Strategist Approach
Wilshire Boulevard's Mixed -Use Boulevard
designation is designed to encourage
mixed -use development providing ground
floor local- serving retail and predominantly
residential uses on the upper levels. New
buildings should include varied heights,
and architectural elements and shapes to
create visual interest. Projects that provide
community benefits that enhance the
boulevard, such as shared parking, plazas,
added green space or other neighborhood
amenities, are given the opportunity to
increase their development potential.
Where limited parcel size impedes the
redevelopment of a property, policies
encourage joint- venture partnerships to
facilitate shared parking.
Land Use Parameters
(See chapter 2.1 land Use Policy and Designations and-4
SANTA MONBCA LUCE 1 2.4 -7
A variety of rooflines and building shapes are encouraged
Larger projects will be required to transition in scale and mans to
adjacent structures so as to weave into the existing city fabric_
B1.12 Offices and other limited pedestrian
access uses are discouraged on the ground
floor facing the boulevard. Entrances to upper -
level uses, such as lobbies, shall be limited in
length along the sidewalk.
81.14 Encourage affordable and workforce
housing in proximity to transit and major
employment centers.
B1.15 Encourage sidewalk dining where it
meets established criteria.
B1.16 Require new incentivized
development above the base to participate in
shared parking and Transportation Demand
Management strategies.
GOAL B2: Transform Wilshire Boulevard
into Santa Monica's premier pedestrian/
transit boulevard including a quality
landscaped environment, improved transit
service, enhanced traffic circulation, and
a safe, attractive and inviting pedestrian
experience.
POUCMS:
132.1 Install a landscaped median the
length of Wilshire Boulevard to reduce the
apparent visual width of the street and "green"
the length of the boulevard. The median
should provide a "pedestrian harbor' at
crosswalks to shorten the pedestrian crossing
distance.
B2.2 Enhance the streetscape
environment to create an inviting
pedestrian experience with bus shelters, open
plazas, bike parking and street level activity.
B2.3 Improve pedestrian crosswalks along
the length of the boulevard.
B2.4 Discourage north -south alley access
to Wilshire Boulevard and explore
alternative routing.
wiishire I chapter 2.$
.. ,�.. ••_•._sec _ -co.- _ e.
SANTA MONICA LUCE 1 2 -4 -9
SANTA MONlICAgS ACTMTY
CENTER OVERLAYS
Each activity center overlay area requires
the preparation of an area plan by the City
pursuant to a public process that includes
the participation of the property owner(s) for
the land contained within the overlay and a
Development Agreement for each defined
project. A shared parking program and
implementation strategy along with a TDPVI
program is an integral part of the area plan. In
general, the activity center overlay can provide
up to one additional residential story (10 feet
in height) with designated step backs from the
boulevard and conformance with regulations
requiring logical transitions to, and interfaces
with, existing residential neighborhoods. The
maximum allowable FAR is indicated in the
description of the individual activity center
overlays. Activity center overlays may be
required to dedicate additional sidewalk width
along the boulevard to accommodate the
expected increase in pedestrian activity.
chapter 2.5
BMW
SANTA MONICA LUCE 1 2.5 -3
activity centers
2.5-4
Activity center overlays are strategically
located on the boulevards as focal
points of mixed -use retail and housing
designed around open spaces to
create community gathering places
within walking distance of most
neighborhoods. The following visions,
policies and suggested actions
represent the community's aspirations
for renewed energy and activity on the
City's major streets while contributing to
a reduction in citywide traffic.
Delete
b A N PA M U N 0 C A L CE
Delete
activity center oveHays: wilshire /centinela
ELSHME /CENTENELA
ACTIVITY CENTER OVERLAY
The Wilshire Boulevard at Centinela Avenue
Activity Center Overlay area is bounded by
Centinela Avenue on the east and Berkeley
Street on the west and establishes a distinctive
gateway to Santa Monica. The activity center
overlay is expected to be implemented over
time in accordance with an area plan and will
create a transition in building height from
the large commercial structures in West Los
Angeles to the lower -scale buildings along
Wilshire Boulevard in Santa Monica. The
mixed -use development pattern, enhanced
transportation services and facilities, new
shared parking facilities and an active TDM
program will result in a reduction in vehicle
trips. At the same time, the activity center
overlay will provide easy pedestrian and bicycle
access to local- serving retail and office uses
from a variety of new housing types as well as
from the surrounding residential neighborhood.
2.5 -6 1 SANTA MONICA LUCE
Be WilsbirelCentinela Activity Center Overlay is expected to evolve overtime into an area defined by a diversity of land
uses and building forms that are supported by sharedparking facilities and robust tramportation services.
Increased transit facilities and small floor plate office will
characterize the Wi&hire /Centinela Activity Center Overlay.
Delete gage
ELSHEREICENTHNELA
ACTUViTy CENTER OVERLAY
GOALS AND POUClIES
GOAL AC2m Create an activity center
overlay at Wilshire Boulevard and
Centinela Avenue.
POUC4ES:
AC2.1 The Wilshire /Centinela Activity
Center Overlay shall include a mixed -use
development pattern including a grocery store
and drugstore complex, local- serving retail
and convenience services, a wide range of new
housing, and small floor plate, local- serving
offices designed to create a true community
place.
AC2.2 Building forms in the Wi @shire /Centinela
Activity Center Overlay shall step back from the
street in a pattern that creates an interesting
skyline stepping down from the scale of the
buildings in West Los Angeles to the new
mixed -use environment on Wilshire Boulevard.
AC2.4 Establish development standards that
transition the building envelope of activity
center overlay buildings, stepping down to the
scale of adjacent residential properties.
AC2.5 Adequate parking located
in efficiently sized and managed shared
parking facilities shall accommodate new
or redeveloped uses and should provide
parking to address deficiencies in the adjacent
residential neighborhood.
AC2.6 Enhanced sidewalks and new physically
and visually accessible open spaces designed
for community gathering, socializing, art and
generous landscaping shall be provided.
AC2.7 (& The Wilshire /Centinela Activity
Center Overlay shall provide enhanced transit
services with new transit facilities integrated
into the streetscape and TDM programs to
minimize new vehicle trips.
AC2.8 With the approval of an area plan
and with the approval of a Development
Agreement and appropriate community
benefit requirements, the height may be
increased up to one residential floor or 10 feet
with compliance to step back and setback
conditions for the underlying land use district
and the FAR increased by 0.5 FAR. Additional
front setbacks or additional sidewalk width
along the boulevard may be required to
accommodate the expected increase in
pedestrian activity.
wNshire /centineia I chapter 2.5
denotes sustainable policy
SANTA MONICA LUCE 1 2.5 -7
activity center overlays: wHshire /14th
` IlLS 11RE /14TH ACTMTY
CENTER OVERLAY
The Wilshire Boulevard at 14th Street Activity
Center Overlay area is bounded by 16th
Street on the east and Euclid Street on the
west, and capitalizes on two large parcels
containing a grocery store and drugstore. The
primary entrances to these two single -floor
neighborhood - serving uses face away from
Wilshire toward a large surface parking lot in
the rear. The activity center overlay provides
the opportunity to create a new mixed -use
complex with updated grocery stores and
drugstores, local- serving retail and a rich mix
of residential types designed around a large
open space. Stores oriented toward Wilshire
and the community plaza will create a vibrant
pedestrian environment and a place for social
interaction and the celebration of community
life. The activity center overlay builds upon
the best attributes of the neighborhoods
north and south of Wilshire and becomes
the focus of a complete neighborhood. The
incentives for new housing opportunities
integrated with retail, commercial, and public
uses at this location reduces development
pressure within the surrounding neighborhood.
Wilshire Boulevard and 14th Street is a
major transportation crossroads and is
preliminarily designated as a potential station
2.5 -8 1 SANTA MONICA LUCE
[Delete Page
Be Wilsbire/14t6 Activity Center Overlay has suf cient parcel size to allow for significant open space, subterranean
parking, ground floor active uses and housing opportunities on upper floors, while still providing effective transitions to adjacent
residential uses.
Proposed. Improvements to the quality and mix of land uses, including affordable and workforce housing, will greatly enhance the
area.
Delete Page
Artists rendition of the ttreencape experience at the WilIhire /74th Activity Center Overlay.
Fxisting. Underutilized parcels and auto - oriented user with entrances at the rear of the building do not cater to the pedestrian.
wilshire /l 4th I chapter 2.5
for the "Subway to the Sea." The size and
configuration of the land parcels within the
area provide opportunities for integrated
shared parking facilities to serve the new
commercial and residential uses, as well as
providing parking for the currently underserved
residential neighborhood to the north. The
enhanced transit, shared parking and TDM
programs, mixed -use pattern and the ability
to walk from adjacent neighborhoods will
substantially reduce the number of new
vehicle trips.
SANTA MONICA LUCE 1 2.5 -9
activity center cveHays: wi lshire /3 A.th
WELS&=ME /14TH ACTF,,V TY
CENTER OVERLAY
GOALS AND POUCdES
GOAL AC3. Create an activity center
overlay at Wilshire Boulevard and
14th Street.
POLICES:
AC3.1 The Wilshire /14th Activity Center
Overlay shall include a mixed -use development
pattern including a grocery store and drugstore
complex, local- serving retail and convenience
services, a wide range of new housing and
small floor plate, local- serving offices designed
to create a true community place and an
active 17 hours per day /7 days per week
neighborhood.
AC3.2 The Wilshire /14th Activity Center
Overlay should include a major plaza on the
northwest corner of 14th Street and Wilshire
Boulevard to create a community gathering
place near the Rapid Bus transit stop on
Wilshire Boulevard and the north -south bus
routes on 14th Street.
denotes sustainable
2.5 -10 1 SANTA MONICA LUCE
IN
AC3.3 4 New development in the
Wilshire /14th Activity Center Overlay should
facilitate easy bicycle and pedestrian access
from adjacent neighborhoods to access transit
and commercial uses that meet daily needs.
AC3A The Wilshire /14th Activity Center
Overlay should include the potential for a
moderately - priced hotel to meet business,
community and visitor needs.
AC3.5 A parking district shall be
established in conjunction with the
Wilshire /14th Activity Center Overlay to
provide efficiently sized and managed shared
parking facilities either underground or in a
surface parking lot that is screened from public
view.
AC3.5 Buildings in the Wilshire /14th Activity
Center Overlay shall step back from the street in
a pattern that creates an interesting skyline and
embraces the open space.
AC3.7 Buildings in the the Wilshire /14th
Activity Center Overlay shall sensitively
transition to the scale of adjacent residential
properties by incorporating step backs.
AC3.8 The Wilshire /14th Activity Center
Overlay shall include enhanced sidewalks
and streetscape.
AC3.9 New development in the
Wilshire /14th Activity Center Overlay shall
include enhanced transit services on Wilshire
Boulevard at 14th Street with new transit
facilities integrated into the streetscape and
TDM programs to minimize new vehicle trips.
AC3.10 With the approval of an area
plan and with the approval of a Development
Agreement and appropriate community
benefit requirements, the height may be
increased up to one residential floor or 10 feet
with compliance to step back and setback
conditions for the underlying land use district
and the FAR increased by 0.5 FAR. Additional
front setbacks or additional sidewalk width
along the boulevard may be required to
accommodate the expected increase in
pedestrian activity.
community benefits
HOW THE LUCE ACH, []iEVES
COMMUMTY BENENTS
In addition to articulating the community's long-
term vision, the LUCE establishes the broad goals
and policies that set the framework for community
benefits. In each land use designation, the Plan
sets a base height and allowable development
intensity which permits quality lower - scale,
generally ministerial, development. Using the
citywide vision for urban form, the Plan then sets a
maximum height and intensity, even with provision
of community benefits, along with sensitive
transitions to homes and neighborhoods.
The specific standards and procedures for
Tier I - Maximum ministerial base height of
32 feet.
providing community benefits will be incorporated traditional aesthetic zoning requirements or, in
into the revised Zoning Ordinance using the
LUCE concepts.
The LUCE land use polity establishes a baseline
building height for nonresidential land use
designations. Any proposed development that
seeks to build above the base height in these non-
residential areas of the City, exceptfor 100 percent
affordable housing projects, will be subject to a
public review process and additional requirements
consistent with the communitys broader social
and environmental goals. These additional
requirements shall consist of the provision of
preferred uses, the incorporation of beneficial
project design features, and /or compliance with
additional development standards. These design
features and development standards may be
3.2 -4 1 SANTA MONICA LUCE
many instances, be reasonably related to the
amelioration of increased burdens placed on
the City due to the increased height. In most
commercial areas of the City, including the major
boulevards such as Wilshire Boulevard and
portions of Lincoln and Santa Monica Boulevards,
the maximum heightfora project without
providing community benefits is 32 feet ortwo
stories (the base height can go to three stories if
a percentage of affordable housing is included).
Above the baseline height, new development
must provide community benefits for the City and
the neighborhood. Depending on the project
type and height, an applicant may pursue either a
r- ....a18GR_I Use ®,.Fmit (CUP) or a Development
Tier I - Ban= height given if a percentage of
affordable housing is provided on -site.
= F
Transparency and Early
Community Involvement
The LUCE provides for early community
input on new projects. Changes to the
existing development review process will
create a framework to ensure that projects
will be consistent with the City's vision,
focus on quality outcomes and contribute
to the community's quality of life. An early
concept phase prior to submission of a formal
development application will allow the City
and community to review and comment on
the appropriateness of the proposed land use
and design and address the City policies and
Agreement (DA). priorities identified in the LUCE.
development
review permit or its
equivalent
Tiers 2 and 3 - ff additional height and FAR are requested a greater amount of community benefits must be
provided
The Comr unr ty Shapes the Future:
A Three - Tiered) Approach
The Plan defines a comprehensive program
that incentivizes new development above
a 32 -foot established base. A three - tiered
approach, based on increments of height and
floor area, defines additional requirements
consistent with the community's broader
social and environmental goals. While the
specifics for each boulevard and district are
provided within each zoning designation, a
general explanation of how the process will
work for any project is provided here.
'tier 1 - Base Height
The LUCE establishes a base of 32 feet
(2 stories). A project will receive a height
bonus above the base height, allowing for an
additional floor of housing, by providing the
required affordable housing units on -site, or
within close proximity along the boulevard, in
accordance with the percentage requirements
specified in the City's Affordable Housing
Production Program. While the 32 -foot base
accommodates 2 stories, the. height available
with this incentive allows 3 stories.
ct is ministerial up to
review threshold
� I
I FOUR
- «- _ • - R
resource review, etc.
chapter 3.2
Tier 2 - Height: Above Base Height
In order to seek additional 1 height above
the base, a project will be required to provide
additional community benefits. By maintaining
discretionary control for a project over the
ministerial base height, the City is better
positioned to ensure compliance with LUCE
principles. The process will differ slightly
depending on the type of land use and the
specific project as described below.
Commercial Projects
Unless a developer seeks a Development
Agreement, a discretionary process will apply
to all commercial projects and mixed -use
projects th t -pow ; o _ m +�
Under the LUCE,
applicants will be required to undergo a
community participation process. Approval
of the project will require affirmative findings,
including, but not limited to: (1) the project will
promote the general welfare of the community,
(2) the project will not have unacceptable
adverse effects on public health or safety, and
(3) in exchange for the privilege of being given
additional height, the proposal must provide
the City with enumerated community benefits
as previously identified in the "Five Priority
Categories of Community Benefits" section of
this chapter.
SANTA MONICA LUCE 1 3.2 -5
community benefits
Residential Projects and Mixed -Lase Projects
TMs:
Except for deed - restricted 100 percent
affordable housing projects, housing projects
and mixed -use housing projects
shall be processed through a Development
Agreement or a discretionary
Housing and mixe review process
will be required to provide a percentage of
affordable units either on- or off -site. The
proposal must also provide the City with
enumerated community benefits as previously
identified in the "Five Priority Categories of
Community Benefits" section of this chapter.
An alternative to this approach would be the
establishment of an objective point -based
incentive system. However, this approach has
not been recommended in the LUCE.
Tier 3 — Additonall Height
In the few areas where additional prof i
height above Tier 2 may be reques d,
the required process is a Develo ent
Agreement to allow the City until to
development review,
permit process
to the , the Development
Agreement process has greater public review
and participation, allows more flexibility to
create high - quality projects and achieve
greater community benefit, providing the
greatest discretionary control to the City.
Housing and mixed -use housing projects
will be required to provide a percentage
affordable units either on- or off -site. Other
projects above the base height will contribute
applicable project mitigation fees, including
affordable housing fees.
One (Hundred Percent Affordable
Housing Projects
One hundred percent affordable housing
projects (up to a maximum of 80% of median
income only) of 50 or fewer units will be
processed ministerially.
FINANCIAL FEASIBILITY OF
THIS APPROACH
Financial feasibility testing has documented
that there is sufficient site value created by
additional height over the base to fund the
required community benefits. Economic
analysis of various development scenarios
"'° Preservation of Historic Resource
commt When the project would preserve a City -
in the designated landmark or structure of merit, the
Benefi project may be reviewed by a discretionary review
process other than development agreement so
long as project does not exceed the FAR for Tier 2
32.6 1 SANTA MONICA LUCE
d that the requirement for an
level of benefits corresponding
=d heights are realistic, even with
ale return on investment for the
project, due to the land values along the
City's respective corridors. Each height tier
increases the site value above the base. A
portion of the value enhancement is available
for community benefits. This analysis shows
that the community benefits concept is
economically feasible.
17
tee
LUCE Map Changes (May 5, 2015)
Number
Address
I Street
APN:
Existing2oning
Approved LUCE Designatfon
Proposed LUCE Map Change
1
920
MONTANA AVE
4281031800
C2 /R2
NC
Change back to Low Density Hsg
2
1101
MONTANA AVE
4280025035
C2 /RI
NC
Change back to Single Family Hsg
3
1600
MONTANA AVE
4281001028
C2/R2
NC
Change back to Low Density Hsg
4
1610
MONTANAAVE
4281001051
C2 /R2
NC
Change back to Law Density Hsg
5
1139
5TH ST
4292012015
R2A
MUB
Change back to Low Density Hsg
6: "
1144
6TH Sr
': 4292012010
112A
MUB -.
Change back to Low Density Hsg
7
525'.%
WILSHIRE BLVD
' "4292012011
R2A
'. -MUB -
Change back to Low Density Hsg
-:8
90D'''
WILSHIRE BLVD
4282008070
'R3A
MUB'-
Change back to Medium Density Hsg
9
1002"
WILSHIRE BLVD
''4282007026
' C6 /R3A
MUB
Change back to Medium Density Hsg
10
1020:7 ''.
WILSHIRE BLVD
.4282007025
C6 /R3A
"MUB ':
Change back to Medium Density Hsg
11
1001
WILSHIRE BLVD
4281027034
C6 /R2A
MUB
Change back to Low Density Hsg
12
1025
WILSHIRE BLVD
4281027033
C6 /R2A
MUB
Change back to Low Density Hsg
13
1128
WILSHIRE BLVD
4282006031
C6 /R3A
MUB
Change back to Medium Density Hsg
14
1149
12TH ST
4281019011
06 /112
MUB
Change back to Low Density Hsg
15
1215
WILSHIRE BLVD
4281019024
C6 /R2
MUB
Change back to Low Density Hsg
-' 16
1217 "
WILSHIRE BLVD
`- 4283019026
" C6 /R2
MUB'
Change back to Low Density Hsg"
' -:17
1301: >:
WILSHIRE BLVD
4281012022
: =t6 /R2
MUB =.
Change back to Low Density Hsg
is
1122
14TH ST ': -
4281012024
=:R2
MUB °> '
Change back to Low Density Hsg -"
19
1401 --
WILSHIRE BLVD
4281011028
"`C6 /R2
MUB -; ':
Change back to tow Density Hsg
20
1150
15TH ST -"
'4281011010
'" R2A
MUB ?
Change back to Low Density Hsg
21
1501
WILSHIRE BLVD
4281005026
C6 /R2 /R2A
MUB
Change back to Low Density Hsg
22
1146
16TH ST
4281005900
R2
MUB
Change back to Low Density Hsg
23
1217
EUCLID ST
4282004900
R3
MUB
Change back to Medium Density Hsg
24
1217
14TH ST
4282003900
R3
MUB
Change back to Medium Density Hsg
25
1211
14TH ST
4282003901
R3
MUB
Change back to Medium Density Hsg
-26
1420
WILSHIRE BLVD
'4282003001
:'..CP3
MUB = - :'
Change to Healthcare Mixed Use
'.27
1224 :':
15TH ST
4282003002
:`CP3
- MU8 '
Change to Healthcare Mixed Use
28
3021
WILSHIRE BLVD
4266008069
C6 /R2A
MUB -
Change R2 Portion to Low Density Hsg
29
1225
STANFORDIST
4267003006
R2A
MUB '.
Change backtoo-:Low Density Hsg :.
30
1.210 :'
BERKELEY ST
4267003004
-RZA
MUB ''
Change backto tow Density Hsg T.
31
1159
BERKELEYST
426007024
R1A
MUB
Change back to Single Family Hsg
32
1163
BERKELEY ST
4266007023
R2
MUB
Change back to Low Density Hsg
33
3105
WILSHIRE BLVD
4266007047
C6 /R2A
MUB
Change R2 portion back to Low Density Hsg
34
1160
FRAN KU ST
4266007043
R1A
MILE
Change back to Single Family Hsg
35
1168
FRANKLIN ST
4266007044
R1A
MUB
Change back to Sing le Family Hsg
36
3130 :'.
WILSHIREBLVD
4267002025
C6 /R2
MUB 'ii
Change R2 portion back to Low: Density Hsg
37
1223 :
aNTINELAIAVE
4267001019
iR2
MUB :
Change back to Low Density Hsg
`38
1231
CENTINELA.AVE
4267OD1020
'R2
MUB
Change back to Low Density Hsg E
=39
1873 J:
10TH SF
4283023058
C4 /R2
GC
Change R2 portion: back to Low Density Hsg
'!40
1860 :
9TH ST
4283020040
C4 /R2
;GC/Low Density Hsg
Change back to Low Density Hsg
41
815
ASHLAND AVE
4285012036
C4 /R2
GC
Change R2 portion back to Low Density Hsg
42
312
PICO BLVD
4289012017
C4 /OP2
MUBL
Change back to Low Density Hsg
43
211
PACIFIC ST
4289017030
CM2 /OP2
NC
Change back to Low Density Hsg
44
213
PACIFICST
4289017032
CM2 /OP2
NC
Change backto Low Density Hsg
45
2311
MAIN ST
42890150M
CM2 /OP2
GC
Change backto Low Density Hsg
c46
2435 ::
NEILSON WAY
4288015901
R3A
NC
Change back to Medium Density Hsg
LUCE Map Changes (May S, 2015)
Number
Address
r Street
APN.
Existing Zoning
Approved LUCE Designation
Proposed LUCE Map Change
47
175
OCEAN PARK BLVD
4288014901
R3A
NC
Change back to Medium Density Hsg
48
2625::
NEILSON:WAY
'- 4288013905
-113A
NC
Change back to Medium Density Hsg -
` 49
2675`"
NEILSON WAY
4288012902
` %113A
NC
Change back to Medium Density Hsg '
50
150
HILLST :.
- 4288011901
"R3A/R4A
NC
Change back to Medium Density Hsg
51
2725
NEILSON WAY
4288011900
R3A/R4A
NC
Change back to Medium Density Hsg
52
151
ASHLAND AVE
4288010901
R4A
NC
Change back to High Density Hsg
53
2825
NEILSON WAY
4288010900
114A
NC
Change back to High Density Hsg
54
150
ASHLAND AVE
4288009901
1 R4A /CM2
NC
Change back to High Density Hsg
55
2911
NEILSON WAY
4288009900
R4A /CM2
NC
Change back to High Density Hsg
56
ISIS "
OCEAN PARK BLVD
"4284026801
R3
NC
Change back to Medium Density Hsg
057
3515:'.
OCEAN: PARK BLVD
SS 4284026802
R3
NC `:^ Q
Change back to Medium Density Hsg
' <58
1905 -'
PICO BLVD I
:4274019022
- tC2/R2
NC
Change. R2 portion back to Low Density Hsg
<!59
2030 -^
20TH ST :`
4274019017
°RZA
MUBL- "
Change back to Low Density Hsg -
' -60
2019-"
PICO BLVD
'.4274026019
"C2 /R2
NC -'
Change back to Low Density Hsg' - '-
61
2029
PICO BLVD
4274026020
C2 /R2
NC
Change back to Low Density Hsg
62
2410
PICO BLVD
4273008022
RI
MUBL
Change back to Single Family Hsg
63
2410
PICO BLVD
4273008024
R1
MUBL
Change back to Single Family Hsg
64
2301
32ND ST
4270008002
112A
MUBL
Change back to Low Density Hsg
65
2302
33RD ST
4270008040
112A
MUBL
Change back to Low Density Hsg
66 `
3318
PICO BLVD >
-- 4270009002
". RZA
B'
MUL -
Change back: to Low Density Hsg'
;S67
2315'-
33RDST :
4270009003
'`R2
MUBL" >.
Change back to Low Density Hsg
68
2316 "
34TH ST
4270009040
: RZA
MUBL '
Change back to Low Density Hsg'' "
' -.69
1020' -
SANTA MONICA BLVD
4282025030
:C4 /R3A/R3
GC f "
Change back to Medium Density Hsg
70
1447
16TH ST "
4282019025
BCD /R3
MUBL :
Change back to Medium Density Hsg
71
1440
23RDST
4275006034
R3
MUBL
Change back to Medium Density Hsg
72
2308
SCHADER DR
4275005089
R3
MUBL
Change back to Medium Density Hsg
73
1415
23RD 5T
4275005007
R3
MUBL
Change back to Medium Density Hsg
74
1417
23RD Sr
4275005008
R3
MUBL
Change back to Medium Density Hsg
75
1419
23RD ST
4275005009
R3
MUBL
Change back to Medium Density Hsg
=:76
1421 ':
23RD ST ':::
4275005010
R3
MUBL :': is
Change back to Medium Density Hsg
s77
2311
SCHADERDR
4275005068
>R3
MUBL i.
Change back to Medium Density! Hsg
t78
2428 :
SANTA MONICA BLVD
4275003016
C4/R2
MUBL :
Change back to Low Density Hsg
7:79
2505 :`
SANTA MONICA BLVD
4276021054
R2A
MUBL
Change backto Low Density Hsg
-80
850
PALISADES BEACH RD
4292031018
R28
OF
Change back to Low Density Hsg
81
850
PALISADES BEACH RD
4292031905
R2B
OF
Change back to Low Density Hsg
82
1337
12TH ST
4282014016
C4
Medium Density Housing
Change to General Commercial
83 12001
BROADWAY
4275008808
CP3 -C4
Healthcare Mixed Use /MUBL
Change to MUBLfor entire parcel
84
1418
19TH ST
4275010004
C4
Low Density Housing
Change to General Commercial
85
1560
12TH ST
4282031030
Ml
MUBL/Medium Density Housing
Change to MUBL for entire parcel
86
1519
COLORADO AVE
4282035010
M3
Low Density Housing/MUBL
Change to MUBL: for entire parcel
87
2601
MAIN ST
4288002902
CM2 -0P2
Low Density Housing
Change to Insitutional /Public Lands9
88
1541
15TH ST
4282035014
ML
Low Density Housing
Change to MUBL
89
1547
15TH ST
4282035013
M1
Low Density Housing
Change to MUBL ".
'..90
1548 :
1STH ST
4275012011
M1
Low Density Housing
Change to MUBL
91
1547
16TH ST
4282036015
M1
Low Density Housing
Change to MU BL
92
715
CALIFORNIAAVE
4292003028
R2
Institutional /Public lands
Change to Medium Density Housing
LUCE Map Changes (May 5, 2015)
Number
Address
Street
APN
Existing Zoning
Approved LUCE Designation
proposed LUCE Map Change
93
1030
LINCOLN BLVD
4292003027
R2
Institutional /Public Lands
Change to Medium Density Housing
94
701
PICO BLVD
4290004013
C4
Medium Density Housing
Change to MUBL
95
2019
14TH ST
4284034014
RI
Low Density Housing
Change to Single Family Housing
'.'96
1550' '-
EUCLIDST
<- :4282032010
'. M7
Medium Density Housing
Change to MUBL -
97
1534' -
20TH ST" °
4275014003
LMSD
Low Density Housing '- -
Change to MUBL::
98
1.544 c
20TH ST "'
4275014005
=LMSD
Low Density Housing < > -
Change to MUBL<
99
1538 '`
20TH ST +I
.4275014004
'LMSD
Low Density Housing" :
Change to MUBL
-'100
1528"
20TH ST ':
'4275014002
1 LMSD
Low Density Housing -" ?
Change to MUSE: -
101
2515
EUCLID ST
4284025002
RI -R3
Medium Density Housing
Change to Single Family Housing
102
1547
18TH ST
4275013014
M1
Low Density Housing
Change to MUBL
103
1547
19TH 5T
4275014009
Ml
Low Density Housing
Change to MUBL
104
212
BAYST
4289018002
CM2
Low Density Housing
Change to NC
105
2101
OCEAN PARK BLVD
4273016900
R3
Medium Density Housing
Change to lnsitutional /Public Lands
106
1704
MONTANAAVE
4277008900
:R2
Low Density Housing '- 'Change
to lnsitutional /PublicLands
=107
1847 :
14TH ST :
4283031907
R2
Parks: and Open Space :`
Change to lnsitutional /Public Lands
108
1847 -
14TH ST r:
4283033917
R2
Parks and Open Space "
Change to lnsitutional /Public Lands
.109
3847 -'
14TH ST !
4283033918
'.R2
Parkland Open Space" ;Change
to lnsitutional /Public Lands
110
1847
14TH 5T :'
4283033916
'R2
Parks and Open Space ':
Ehange to lnsitutional /Public Lands
111
1847
14TH Si
4283031900
C4-R2
Parks and Open Space
Change to lnsitutional /Public Lands
• I,_
ilm
May 5, 2015
Land Use
Single Family Housing
Low Density Housing
sla Medium Density Housing
High Density Housing
[5�9 Mixed Use Boulevard Low
® Mbced Use Boulevard
General Commercial
Neighborhood Commercial
\\ Bergamot Transit Village
_d`'. 1 1 Mixed Use Creative
Downtown Core
Industrial Conservation
= Office Campus
fir& Oceanfront District
111141 Health Care Mixed Use
Institutional /Public Lands
ME Parks and Open Space
= LUCE Districts
Bergamot Area Plan
M PPC (Pedestrian -Pdonty Corridor Overlay)
RP (Ground Floor Retail Pnonty Overlay)
OBT/ (Bergamot Transit Village)
=MUD (Mixed Use Creative)
O CCS (Conservation: Creative Sector)
CAC (Conservation: Art Center)
Expo Light Rail Line
=Proposed Land Use Designation Map Amendments
mi aio..
w.,
Adopted and approved this 5th day of May, 2015.
"4/ ,
Kevin McKeown, Mayor
I, Sarah P. Gorman, City Clerk of the City of Santa Monica, do hereby certify that
the foregoing Resolution No. 10874 (CCS) was duly adopted at a meeting of the Santa
Monica City Council held on the 5th day of May, 2015, by the following vote:
AYES: Councilmembers: Davis, Himmelrich, Winterer
Mayor McKeown, Mayor Pro Tern Vazquez
NOES: Councilmembers: O'Connor, O'Day
ABSENT: Councilmember: None
ATTEST:
Sa�,J,tk e �-
Sarah P. Gorman, City Clerk