SR 03-21-2023 10A
City Council
Report
City Council Meeting: March 21, 2023
Agenda Item: 10.A
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To: Mayor and City Council
From: David Martin, Director, City Planning
Subject: Housing Element Implementation
Recommended Action
Staff recommends that the City Council:
1. Adopt a finding that the proposed amendments to the LUCE, DCP, BAP, and
Zoning Ordinance, LUCE designation map, and Zoning Districting Map, LUCE
designation map, and Zoning Districting Map were analyzed as part of the 2021 -
2029 6th Cycle Housing Element Environmental Impact Report (EIR) and
Addendum, and no further review pursuant to the California Environmental
Quality Act (CEQA);
2. Adopt a finding that the proposed extension of the Urgency Interim Zoning
Ordinance are categorically exempt from the provisions of the CEQA pursuant to
Section 15061(b)(3) of the State Implementation Guidelines (common sense
exemption);
3. Adopt Resolution Amending the Text of the Land Use and Circulation Element of
the General Plan for Consistency with the Goals, Policies and Programs set forth
in the 6th Cycle (2021-2029) Housing Element; (Requires 5 votes to pass)
4. Adopt Resolution Amending the Text of the Bergamot Area Plan for Consistency
with the Goals, Policies and Programs set forth in the 6th Cycle (2021-2029)
Housing Element;
5. Adopt Resolution Amending the Text of the Downtown Community Plan for
Consistency with the Goals, Policies and Program set forth in the 6th Cycle
(2021-2029) Housing Element; (Requires 5 votes to pass)
6. Introduce for First Reading of an Ordinance Amending the Text of the Zoning
Ordinance for Consistency with the Goals, Policies, and Programs set forth in the
6th Cycle (2021-2029) Housing Element; for Consistency with Updates to State
Law Related to Housing Production and Minimum Parking Requirements; and to
Make Minor Changes, Clarifications and Corrections Including Modifications to
Parcel Coverage Limitations for Existing Structures in the R1 (Single-Unit)
District and Modifications to the Standards for Accessory Structures;
7. Adopt Resolution Amending the General Plan Land Use Map for Consistent
Designation of Identified Parcels;
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8. Introduction for First Reading of an Ordinance Amending the Official Districting
Map for Consistent Designation of Identified Parcels;
9. Introduction and First Reading of an Ordinance Amending the Official Districting
Map for Properties Located at 1811 Warwick and 1808 34th Avenue; and
10. Introduce and Adopt an Emergency Interim Zoning Ordinance to extend interim
regulations established by Emergency Interim Zoning Ordinance Number 2633
(CCS) and amended and extended by Emergency Interim Zoning Ordinance
Numbers 2645, 2692, and 2699 (CCS) to increase thresholds for review of one
hundred percent affordable housing projects and certain Tier 2 housing projects
subject to the Housing Accountability Act by Administrative Approval.
Summary
On October 14, 2022, the State of California’s Housing and Community Development
Department (HCD) certified the City’s 6th Cycle 2021-2029 Housing Element. The
certified Housing Element represents the City’s commitment to implement the Housing
Element programs. Council adoption of the amendments to the Land Use and
Circulation Element (“LUCE”), Bergamot Area Plan (“BAP”), Downtown Community Plan
(“DCP”), and Zoning Ordinance for consistency with the certified Housing Element is
necessary to ensure that the City remains in compliance with S tate Housing Element
Law. This first phase of Housing Element implementation focuses on the following
programs necessary to ensure compliance with the Housing Element that are most
relevant to housing production or are required for consistency with State law that is
already in effect. Under the adopted 6th Cycle Housing Element, the City committed to
implementing Programs 1F, 1J, 2C and 2D no later than October 15, 2023, and
committed to implementing the remaining programs listed below per their
implementation deadlines. Implementation of other Housing Element programs will be
forthcoming in accordance with the timelines adopted in the Housing Element .
Program Name Implementation
Deadline per
certified
Housing
Element
Streamlined Process for Housing Projects
Program 1.A (By-Right Approvals for Housing Projects) 10/15/24
Program 1.B (Streamline the Architectural Review Process) 10/15/24
Rezoning for Housing
Program 1.F (Revise Downtown Community Plan Standards) 10/15/23
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Program 1.J (Revising Development Standards for Housing Projects) 10/15/23
Program 2.C (Update the City’s AHPP - Part 1) 10/15/23
Program 2.D (Update Density Bonus Ordinance) 10/15/23
Program 4.A (Permit Multi-Unit Housing in Non-Residential Zones
where Currently Not Permitted)
10/15/24
Special Standards to Encourage Housing Production
Program 1.C (Incentivize Housing on Surface Parking Lots in
Residential Zones)
10/15/24
Program 2.A (Establish a Moderate-Income Housing Zoning Overlay) 10/15/24
Program 2.E (Affordable Housing on City-owned sites) 6/30/23 and
ongoing
Program 4.B (Housing on Surface Parking Lots Owned by
Community Assembly Uses),
10/15/24
Program 4.C (Incentives for Additional ADUs in R1 Zones) 10/15/24
Consistency with State Law (Regardless of Implementation Deadline, the following
are required for compliance with State Law already in effect)
Program 1.D (Reduce Minimum Parking Requirements for Housing
Projects) and Assembly Bill 2097 (“AB 2097”)
Program 1.G (Incentivize and Facilitate the Development of ADUs)
Program 4.E (Incentives for SB9 Units in R1 Zones)
Senate Bill 478 (SB 478) FARs in Multi-Unit and Mixed-Use Zones
Reconciliation of LUCE/Zoning Map Inconsistencies
On February 22 and February 28, 2023 Council held study sessions, discussed key
policy questions, and provided direction to staff regarding proposed amendments to the
Land Use and Circulation Element, Bergamot Area Plan, Downtown Community Plan,
and Zoning Ordinance. Council directed staff to:
• Return with amendments to the LUCE, BAP, DCP, and Zoning Ordinance that
implement Housing Element programs as recommended by the Planning
Commission;
• Submit a letter to HCD requesting technical assistance regarding upzoning of the
Neighborhood Commercial (NC) Zone;
• Mitigate NC Zone concerns by revising the draft zoning code redlines to insert a
limit on lot consolidation in the NC Zone; and
• Return with a proposal for timelines to process housing projects.
This report presents the proposed amendments implementing Housing Element
programs noted above, as directed by the City Council for adoption. The letter to HCD
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has been prepared and is currently under review as of publication of this report. It is
expected that the letter will be submitted to HCD no later than March 24, 2023.
Background
City Council Direction on Proposed Amendments
The following table presents the key policy question discussed at the February 22
meeting, Council’s direction, and changes that were made to the proposed redlines that
were published at the February 22, 2023 Council meeting.
Policy Question Council Direction Changes to
Redlines
1. For consistency with the remainder of the
city, should the definition of a housing
project in Downtown be amended to allow
up to 33% non-residential floor area
consistent with the Housing Accountability
Act?
Yes None
2. For consistency with the remainder of the
city, should the definition of a
“streamlined” housing project that is
eligible for administrative approval in
Downtown be amended to allow up to
25% non-residential floor area?
Yes None
3. Should the administrative approval
threshold for housing projects in
Downtown be changed from 90,000
square feet (sf) project size to a site size
of 1 acre, consistent with the remainder of
the city?
Yes Yes
4. For consistency with development
standards established for housing projects
outside of Downtown, should the tier
system in Downtown be eliminated for
housing projects?
Yes None
5. In light of public comments from housing
developers and the Planning Commission
expressing concern regarding increased
development/construction costs and State
law parameters (AB1505) related to
inclusionary requirements that exceed
15%, should the affordable housing
requirement for Downtown housing project
be lowered from 20% to 15% consistent
Yes None
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with the remainder of the city?
6. In addition to what is already required for
Main Street and Montana Avenue, should
ground floor commercial also be required
in the Neighborhood Commercial zones
on Pico Boulevard and Ocean Park
Boulevard?
Yes None
7. The Moderate Income Housing Overlay
(MHO) was originally applied only to half-
mile from the Expo Stations. Should the
MHO Overlay be expanded citywide
instead excluding R1 and OP1 zoning
districts?
Yes None
8. Should MHO Projects allow some
percentage of market rate units?
Yes None
9. Expanding on AB 2097 and for ease of
implementation, should minimum parking
requirements be eliminated for all housing
projects, alterations/additions to multi-unit
buildings, and ADUs citywide, except for
R1 zones?
Yes None
10. Should parking maximums within ½ mile of
transit and for housing projects outside of
½ mile of transit be eliminated outside of
Downtown?
Yes None
11. Should SB9 projects be incentivized
through development impact fee waivers
to include the Affordable Housing Fee,
Transportation Impact Fee, Parks &
Recreation Development Impact Fee, and
Childcare Linkage Fee?
Yes (except that
only the affordable
housing fee shall be
waived. All other
impact fees shall
continue to apply.)
Yes
In addition to the above direction regarding the key policy questions, Council further
directed staff to include a lot consolidation limit for NC Zones except for parcels on the
Suitable Sites Inventory (SSI) in the proposed zoning amendments in order to mitigate
the impacts of upzoning the NC Zone. Staff reviewed lots sizes across the NC Zones
on Main Street, Ocean Park Boulevard, Montana Avenue, and Pico Boulevard in order
to understand potential lot consolidation limits. 15,000 sf is generally a minimum parcel
size that would physically support housing development. As indicated below, each of
the NC Zone areas under discussion have some existing parcels that are 15,000 sf and
greater. As a result, staff recommends establishing a lot consolidation limit of 15,000 sf
in the NC Main, Montana, Ocean Park, and Pico areas. Establishing a lot consolidation
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limit of less than 15,000 sf would effectively eliminate almost all opportunities to
consolidate NC parcels and severely constrain housing production, potentially
conflicting with the certified Housing Element. The 15,000 sf limit would support the
preservation of the majority of small-scale businesses in these NC areas, and also
represents the site size typically needed to support housing. This approach balances
existing commercial activity with ensuring that some housing opportunities remain in
each commercial district.
Main Street Ocean Park Blvd Pico Blvd Montana Ave
Lot
Count % Lot
Count % Lot
Count % Lot
Count %
Under 15,000sf 87 94% 39 72% 94 87% 75 90%
15,000 sf and
greater 6 6% 15 28% 14 13% 8 10%
Average Size 5,772 sf 12,436 sf 7,690 sf 8,124 sf
At the February 28, 2023, City Council study session, the Council further discussed
three issues related to streamlined approvals of housing projects, streamlined design
review, and special incentives for redevelopment of residentially-zoned surface parking
lots. None of the motions passed. The only major Council direction that resulted from
these discussions was for staff to return with an alternative proposal for processing
timelines in lieu of codifying processing timelines.
Discussion
Alternative Proposal for Processing Timelines
At the February 22, 2023, study session, Council directed staff to return with a proposal
for processing timelines for housing projects. Council discussed that a goal would be to
create certainty for applicants in the permitting process. As a result, staff proposes the
creation of administrative guidelines with processing timeline goals that would expand
upon and continue timelines established by Senate Bill 330 (SB 330) that would be
published on the website, similar to how the City communicates anticipated plan check
(building permit) turnaround times. The anticipated processing timelines for housing
projects would be as follows:
• Application submittal completeness determination – 30 days (pursuant to SB
330)
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• Code compliance review to deliver written comments after application determined
complete:
o Projects with 150 units or less – 30 days (pursuant to SB 330)
o Projects larger than 150 units – 60 days (pursuant to SB 330)
• Subsequent turn around times to deliver written comments after receipt of
revised plans from applicant:
o Projects with 150 units or less – 30 days
o Projects larger than 150 units – 60 days
• Timeline to receive final determination once project has been determined to be
code compliant:
o Projects with 150 units or less – 30 days
o Projects larger than 150 units – 30 days
The above timelines represent City targets and does not commit the City to any
particular action(s) including, but not limited to, approval of projects if such targets are
not met. The timelines also account for formal design review by the Architectural
Review Board, which must occur before project approval.
Reconciling LUCE/Zoning Map Inconsistencies
Staff has identified 40 parcels where there are inconsistencies between the LUCE and
the Zoning Map, of which 6 are on the Suitable Sites Inventory and 8 of the 40
inconsistencies appear to be drafting errors. Reconciling these inconsistencies between
LUCE and Zoning Map are guided by State law. SB 330 prohibits reducing intensity of
land use within an existing zoning district below what was allowed under the general
plan, specific plan, and zoning ordinances in effect as of January 1, 2018 [Government
Code Section 66300(b)(1)(A)]. State density bonus law also requires that where the
zoning ordinance is inconsistent with the density allowed under the general plan, the
greater density standard shall prevail [Government Code Section 65915(o)].
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Map showing Parcels with LUCE/Zoning Inconsistencies
Attachment E provides a listing of the 40 parcels to be rezoned and/or redesignated and
includes the redistricting maps for the LUCE and the Zoning Ordinance.
Other Clarifying Amendments
In the course of preparing proposed amendments, Staff identified areas in the Zoning
Ordinance that have repeatedly been misunderstood by applicants. The proposed
changes to development standards do not change the meaning or implementation of the
development standards but are simply being proposed to ensure clearer understanding
and reading of the language by staff and applicants. These amendments include, but
are not limited to, clarification of projections into daylight plane and setbacks, non -
substantive R1 Zone changes, and parking/loading design standards. In addition, as
the redline amendments were being prepared for final adoption, staff incorporated
amendments to the Zoning Ordinance adopted by the Council in October 2022
(Attachment I) related to economic recovery and made non-substantive changes for
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clarity and to correct inconsistencies and clerical errors. Staff also made additional
clarifying amendments to SMMC Chapter 9.22 (Density Bonus) for consistency with
State Law updates that went into effect on January 1, 2023 as well as recent judicial
guidance interpreting State Density Bonus Law.
Emergency Interim Zoning Ordinance Extension of Streamlined Approvals for Housing
Projects
On April 12, 2022, Council adopted Interim Zoning Ordinance 2692 (“IZO”) extending
interim procedures authorizing an administrative process with no public hearing for
100% affordable housing projects and Tier 2 housing projects compliant with the
Housing Accountability Act (“HAA”) on parcels of 43,560 square feet (1 acre) or less
that meet all objective general plan, zoning, and subdivision standards and criteria in
effect at the time the project application is deemed complete.
Supporting housing production, particularly affordable housing, has long been a core
policy focus for the City and is embedded in the City’s adopted land use plans including
the 2010 Land Use and Circulation Element, 2013 Bergamot Area Plan, and 2017
Downtown Community Plan. These plans have been implemented through the 2015
Zoning Ordinance Update and subsequent amendments. The 6th Cycle (2021-2029)
Housing Element was certified by the California Department of Housing and Community
Development (HCD) on October 14, 2022. Program 1.A in the certified Housing
Element requires that the City make permanent the provisions of the IZO. The IZO is
due to expire on March 31, 2023, which would be before the effective date of Zoning
Code changes implementing the Housing Element.
As a result, staff proposes to extend the IZO until June 30, 2023 to provide the time
necessary for Housing Element implementation to become effective through zoning
changes. With the economic challenges brought by the COVID-19 pandemic, there is
even more need to ensure that affordable housing and housing production continues to
be supported through a streamlined process. Within the context of California’s housing
crisis and the continued urgent need to produce affordable housing, staff recommends
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extension of the IZO to continue to support housing production while providing the time
necessary to accomplish the entire Housing Element certification and initial phase of
zoning changes.
Environmental Review
The proposed amendments to the LUCE, DCP, BAP, and Zoning Ordinance, LUCE
designation map, and Zoning Districting Map, LUCE designation map, and Zoning
Districting Map were analyzed as part of the 2021-2029 6th Cycle Housing Element
Environmental Impact Report (EIR) [SCH No. 20212269242021] that was certified by
Council on October 12, 2021, with an Addendum to the EIR approved on October 11,
2022. These amendments implement the programs that were described and analyzed in
the 6th Cycle Housing Element EIR. Therefore, no further environmental
documentation is required.
The proposed extension of the Urgency Interim Zoning Ordinance establishing
application process thresholds for 100% affordable housing projects and Tier 2 housing
projects on parcels of 43,560 sf or less that are compliant with the Housing
Accountability Act are categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the State
Implementation Guidelines (common sense exemption). Based on the evidence in the
record, it can be seen with certainty that there is no possibility that the proposed
changes may have a significant effect on the environment. The recommended
amendments represent procedural changes in how projects are reviewed and do not
substantively affect the policy decisions regarding development standards or land use
regulations made with the City Council’s adoption of the 2015 Zoning Ordinance
Update. Therefore, no further environmental review under CEQA is required.
Financial Impacts and Budget Actions
Implementation of the proposed amendments are necessary to comply with the certified
Housing Element. If Santa Monica takes an action that is inconsistent with its certified
Housing Element and falls out of compliance with Housing Element law, the City would
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be at risk of enforcement action from the State, up to and including judicial action, fines
of at least $10,000 per month, loss of eligibility for grants and state funding programs,
and loss of local control over land use decisions. The State has in recent years
demonstrated its willingness to take legal action to compel cities to bring their Housing
Elements into compliance.
Prepared By: Rachel Kwok, Environmental Planner
Approved
Forwarded to Council
Attachments:
A. Attachment A_CDD-Reso-6th Cycle HE (LUCE) 032123
B. Attachment B_CDD-Reso-6th Cycle HE (BAP) 032123
C. Attachment C_CDD-Reso-6th Cycle HE (DCP) 032123
D. Attachment D_CDD-Ord-6th Cycle HE (ZO) 032123revised
E. Attachment F_CDD-Ord-Zoning Map Amendments 032123
F. Attachment E_CDD-Reso-Map Amendments (LUCE) 032123
G. Attachment G_CDD-Ord-1811 Warwick 1808 34th Zone Changes 032123
H. Attachment H_CDD-Housing Process Thresholds 4th IZO Extension 03.21.2023
I. Attachment I_February 22, 2023 City Council Staff Report
J. Attachment J_October 11, 2022 City Council Staff Report
K. Written Comment
L. PowerPoint Presentation
M. Councilmember Zwick's Presentation
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1
City Council Meeting: March 21, 2023 Santa Monica, California
RESOLUTION NUMBER _____ (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 FOR CONSISTENCY WITH THE GOALS, POLICIES AND PROGRAMS SET
FORTH IN THE 6TH CYCLE (2021-2029) HOUSING ELEMENT
WHEREAS, on July 6, 2010, the City Council adopted the Land Use and
Circulation Element of the City’s General Plan (“LUCE”), which designates the proposed
general distribution, location, and extent of land uses within the City; and
WHEREAS, the LUCE was adopted after an extensive planning process, and
addresses neighborhood conservation and enhancement; integrated land use and
transportation; proactive congestion management; complete neighborhoods with
increased open space; community benefits; quality urban character and form;
preservation of historic resources; and growth management; 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 establishing new development policies and standards to ensure that quality
development contributes to the character of the City; and
WHEREAS, the Housing Element Law, California Government Code Sections
65580 et seq., requires the City to review and update the Housing Element of its General
Plan every eight years; and
WHEREAS, the State is experiencing a housing supply crisis, with housing
demand far outstripping supply; and
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WHEREAS, in 2018, California ranked 49th out of the 50 states in housing units
per capita; and
WHEREAS, the housing crisis has particularly exacerbated the need for affordable
homes at prices below market rates; and
WHEREAS, the housing crisis has resulted in increased poverty and
homelessness, especially first-time homelessness, forced lower income residents into
crowded and unsafe housing in urban areas, and forced families into lower cost new
housing in greenfields at the urban-rural interface with longer commute times and a higher
exposure to fire hazard; and
WHEREAS, California needs an estimated 180,000 additional homes annually to
keep up with population growth, and the Governor has called for 3.5 million new homes
to be built over 7 years; and
WHEREAS, the City has received a Regional Housing Needs Assessment
(“RHNA”) allocation for the 6th Cycle Housing Element of approximately 8,895 housing
units, with approximately 70 percent allocated as affordable housing; and
WHEREAS, this RHNA allocation will require the City to permit approximately
1,000 housing units annually between 2021 and 2029, 700 of which are required to be
affordable housing, representing an increase of approximately five times over the City’s
RHNA allocation for the 5th Cycle (2013-2021) Housing Element; and
WHEREAS, in September 2020, the City commenced a public outreach process
for the 6th Cycle Housing Element, which has consisted of creation of a dedicated
website, presenting informational webinars, seeking input through questionnaires and
surveys, forming two technical working groups, and conducting a series of study sessions
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with the Planning Commission, Housing Commission, Rent Control Board, and the City
Council; and
WHEREAS, on or about May 24, 2021, City staff published a Draft 6th Cycle
Housing Element (“Draft Housing Element”); and
WHEREAS, on June 2 and 3, 2021, the Planning Commission conducted a public
hearing on the Draft Housing Element and made recommendations to the City Council;
and
WHEREAS, on June 15, 2021, the City Council conducted a public hearing to
discuss the Draft Housing Element and directed staff to transmit the Draft Housing
Element to the California Department of Housing and Community Development (“HCD”)
with revisions; and
WHEREAS, on July 1, 2021, City staff transmitted the Draft Housing Element, as
revised by the City Council, to HCD for a 60-day review period; and
WHEREAS on August 4, 2021, in accordance with Santa Monica Municipal Code
Section 9.45.060(A), the Planning Commission adopted a Resolution of Intention,
Resolution Number 21-006 (PCS), declaring its intention to consider recommending to
the City Council that the City Council adopt the 6th Cycle (2021-2029) Housing Element
of the City’s General Plan and amendments to the Land Use and Circulation of the City’s
General Plan, the Bergamot Area Plan and the Downtown Specific Plan for consistency
with the goals, policies and programs set forth in the Housing Element; and
WHEREAS, on August 30, 2021, in accordance with Government Code Section
65585, HCD issued a letter to report on its review of the Draft Housing Element; and
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WHEREAS, HCD’s review concluded that the draft Housing Element addressed
many statutory requirements, but that revisions would be necessary to substantially
comply with State Housing Element Law; and
WHEREAS, in its review letter, HCD set forth recommended revisions to the Draft
Housing Element to, among other things, provide additional information and analysis of
the City’s: housing needs, resources, and constraints related to fair housing; population
and employment trends; household characteristics; Suitable Sites Inventory (“SSI”);
zoning regulations for a variety of housing types; governmental and nongovernmental
constraints on housing; special housing needs; and “at risk” housing units; and
WHEREAS, HCD further recommended that the City make revisions to housing
programs set forth in the Draft Housing Element to: demonstrate adequate capacity for
the RHNA allocation; address, and where legally possible, remove, constraints to the
maintenance, improvement and development of housing; promote and affirmatively
further fair housing; and preserve assisted housing development for low-income
households; and
WHEREAS, on September 8, 2021, the Planning Commission held a discussion
to consider HCD’s review and recommendations and to discuss concepts that would
address those recommendations; and
WHEREAS, on September 20, 2021, the Planning Commission conducted a
discussion to review proposed revisions to the Draft Housing Element to address HCD’s
recommendations; and
WHEREAS, on September 24, 2021, Planning Commission conducted a duly
noticed public hearing, and after considering oral and written testimony, adopted a
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Resolution of Recommendation, Resolution Number 21-011 (PCS), recommending to the
City Council that the City Council adopt the 6th Cycle Housing Element; and
WHEREAS, on October 12, 2021, the City Council conducted a duly noticed public
hearing to consider HCD’s comments and the recommendation of the Planning
Commission, and, after considering oral and written testimony, adopted the 6th Cycle
(2021-2029) Housing Element, which the City transmitted to HCD for review and
certification; and
WHEREAS, on February 8, 2022, the City received a letter from HCD determining
that although the Adopted 6th Cycle Housing Element addressed “many statutory
requirements,” “revisions would be necessary to comply with State Housing Element
Law”; and
WHEREAS, the City immediately began efforts to address HCD’s letter, including
scheduling a teleconference with HCD staff on February 14, 2022 to determine the City’s
required next steps in order to achieve an HCD-compliant Housing Element and
conducting a Study Session with the Planning Commission on March 2, 2022; and
WHEREAS, since that February 14, 2022 teleconference, the City has continued
to meet with HCD on a consistent basis, including most recently on August 18, 2022, in
an effort to work toward addressing HCD’s concerns to allow for the submission of a
compliant Housing Element; and
WHEREAS, the City also initiated other efforts to bring the 6th Cycle Housing
Element into compliance, including an April 26, 2022 study session with Council, and
Study Sessions with the Planning Commission on May 11 and June 1, 2022; and
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WHEREAS, in consideration of the comments received in the February 8, 2022
letter, consultations with HCD, and input received during study sessions with the City
Council and Planning Commission, City staff prepared draft redline revisions to the
Housing Element to primarily: 1) make technical revisions; 2) address affirmatively
furthering fair housing obligations; and 3) strengthen the City’s commitment to
development of affordable housing on City-owned sites; and
WHEREAS on June 15, 2022, the Planning Commission considered the draft
redline amendments to the 6th Cycle Housing Element in response to HCD’s comments,
that, among other things, made technical revisions, and proposed amendments to the
element’s affirmatively furthering fair housing requirements and program related to City-
owned sites, made recommended revisions, and recommended that the City Council
direct staff to transmit the redline revisions to HCD for review; and
WHEREAS, on June 21, 2022, the City Council reviewed the draft revisions to the
6th Cycle Housing Element, made recommended revisions, and directed staff to transmit
to HCD for review and comment; and
WHEREAS, on July 8, 2022, the City submitted the draft revised Housing Element
to HCD for review and comment; and
WHEREAS, on September 6, 2022, HCD issued a letter determining that the draft
revised Housing Element will comply with State Housing Element Law once adopted,
submitted to, and reviewed by, HCD; and
WHEREAS, AB 1398, which became effective on January 1, 2022, requires local
governments that did not adopt a 6th Cycle Housing Element that HCD determined to be
in substantial compliance with State Housing Element Law within 120 days of the
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statutory deadline for adoption to rezone to accommodate the local government’s RHNA
for the 6th Cycle within one year of the statutory deadline; and
WHEREAS, in accordance with AB 1398, the June 21, 2022 amended draft of the
6th Cycle Housing Element sets forth implementation dates for rezoning and related
programs as of October 15, 2022, one-year after the City’s statutory deadline of October
15, 2021; and
WHEREAS, on June 30, 2022, SB 197 amended the Government Code to add
Section 65583.4, which extends the one-year deadline for rezoning set forth in AB 1398
to three years, or October 15, 2024, for local governments that meet certain conditions,
including adopting a 6th Cycle Housing Element that is compliant with State Housing
Element law within one year of the statutory deadline, or October 15, 2022; and
WHEREAS, implementation dates for the June 21, 2022 draft amended 6th Cycle
Housing Element have been updated to allow for an extension for rezoning should the
City meet all conditions set forth in Government Code Section 65583.4; and
WHEREAS, on September 22, 2022, Planning Commission conducted a duly
noticed public hearing to consider recommending to the City Council that the City Council
adopt the amended 6th Cycle Housing Element, and after considering oral and written
testimony, adopted Resolution Number 22-018 (PCS) recommending that the City
Council adopt the amended the 6th Cycle Housing Element; and
WHEREAS, on September 26, 2022, in accordance with Government Code
Section 65585(b), the City posted the final draft of the amended 6th Cycle Housing
Element incorporating the Planning Commission’s recommendations for updated
implementation dates on the City’s website for public review, and emailed a link to all
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8
individuals and organizations that previously requested notices relating to the City’s 6th
Cycle Housing Element; and
WHEREAS, on October 11, 2022, the City Council conducted a duly-noticed public
hearing to consider adopting the amended 6th Cycle Housing Element, and after
considering oral and written testimony, adopted Resolution Number 11469 (CCS),
adopting an amended 6th Cycle Housing Element, which was certified by the State on
October 14, 2022; and
WHEREAS, the Housing Element includes a variety of programs intended to
achieve goals and policies related to new housing production for all income categories
and the preservation of existing housing, ensuring there is equitable housing access to
all neighborhoods, housing for the homeless including housing assistance and supportive
services to low-income households, and eliminating housing discrimination; and
WHEREAS, the Housing Element sets forth a range of goals, policies and
programs, including, but not limited to, procedural changes related to streamlining the
review of housing projects, updating development standards and the Affordable Housing
Production Program (“AHPP”) to ensure housing projects are feasible, providing
opportunities for housing in areas of the City that do not currently permit housing,
incentivizing housing in areas of the City that have not historically supported housing
production, amending the City’s density bonus ordinance to ensure consistency with State
law and integration into the City’s land use system, and committing to the production of
affordable housing on City-owned/publicly owned land; and
WHEREAS, the Housing Element requires the City to implement certain programs
through amendments to the Land Use and Circulation Element of the General Plan, the
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Bergamot Area Plan, the Downtown Community Plan, and the Zoning Ordinance in
phases, subject to specified deadlines; and
WHEREAS, the City desires to undertake the first phase of implementation for
consistency with the goals, policies, and programs set forth in the 6th Cycle Housing
Element, including all or portions of Programs 1A, By-Right Approvals for Housing
Projects; 1B, Streamline the Architectural Review Process and Ensure Design Review
Objectivity for Housing Projects; 1C, Incentivize Housing Development on Surface
parking Lots in Residential Zones; 1D, Reduce Minimum Parking Requirements for
Housing Projects; 1F, Revise the Downtown Community Plan Development Standards to
Support Housing Projects; 1G, Incentivize and Facilitate the Development of Accessory
Dwelling Units through an ADU Accelerator Program; 1J, Rezoning by Revising
Development Standards to Ensure that Housing Projects are Feasible and Incentivized
Over Commercial Development; 2A, Establish a Moderate-Income Affordable Housing
Overlay; 2C, Update the City’s Affordable Housing Production Program to Increase the
Number of Affordable Housing Units at all Income Levels; 2D, Update Density Bonus
Ordinance to Ensure Consistency with State Law and Integration into the City’s Land Use
System; 4A, Zoning Ordinance Amendment to Permit Multiple-Unit Housing in Non-
Residential Zones Where Not Currently Permitted; 4B, Facilitate the Development of
Housing on Surface Parking Lots Owned by Community Assembly Uses; and 4C, Provide
New Housing Choices and Affordability in High Opportunity Areas Through Incentives for
Additional ADUs in R1-Zone Neighborhoods; and
WHEREAS, on February 1, 2023, the Planning Commission conducted a duly-
noticed public hearing to consider its recommendation to the City Council, and after
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considering oral and written testimony regarding the proposed amendments to the text of
the LUCE, adopted a Resolution of Recommendation, Resolution Number 23-002 (PCS),
recommending to the City Council amend the LUCE to ensure consistency with the first
phase of Housing Element implementation; and
WHEREAS, on March 21, 2023, the City Council conducted a duly noticed public
hearing to consider the recommendation of the Planning Commission, and, after
considering all oral and written testimony, desires to adopt the proposed amendments to
the LUCE.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF SANTA
MONICA DOES RESOLVE AS FOLLOWS:
SECTION 1. Amendments to the text of the Land Use and Circulation
Element of the City’s General Plan. Pursuant to Santa Monica Municipal Code Section
9.45.080, the City Council does hereby amend the Land Use and Circulation Element of
the General Plan for consistency with the goals, policies, and programs set forth in the
6th Cycle Housing Element, including all or portions of Programs 1A, By-Right Approvals
for Housing Projects; 1B, Streamline the Architectural Review Process and Ensure
Design Review Objectivity for Housing Projects; 1C, Incentivize Housing Development on
Surface parking Lots in Residential Zones; 1D, Reduce Minimum Parking Requirements
for Housing Projects; 1F, Revise the Downtown Community Plan Development Standards
to Support Housing Projects; 1G, Incentivize and Facilitate the Development of Accessory
Dwelling Units through an ADU Accelerator Program; 1J, Rezoning by Revising
Development Standards to Ensure that Housing Projects are Feasible and Incentivized
Over Commercial Development; 2A, Establish a Moderate-Income Affordable Housing
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Overlay; 2C, Update the City’s Affordable Housing Production Program to Increase the
Number of Affordable Housing Units at all Income Levels; 2D, Update Density Bonus
Ordinance to Ensure Consistency with State Law and Integration into the City’s Land Use
System; 4A, Zoning Ordinance Amendment to Permit Multiple-Unit Housing in Non-
Residential Zones Where Not Currently Permitted; 4B, Facilitate the Development of
Housing on Surface Parking Lots Owned by Community Assembly Uses; and 4C, Provide
New Housing Choices and Affordability in High Opportunity Areas Through Incentives for
Additional ADUs in R1-Zone Neighborhoods, as set forth in Exhibit A.
SECTION 2. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_________________________
DOUGLAS SLOAN
City Attorney
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EXHIBIT A
Amendments to the Land Use and Circulation Element of the General Plan for
consistency with the Goals, Policies, and Programs Set Forth in the 6th Cycle
(2021-2029) Housing Element
[BEHIND THIS PAGE]
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AMENDMENTS TO THE LUCE
LUCE
CHAPTER &
REVISED
PAGES
LUCE | REDLINE EDITS
2.1-8
Achieving
Community
Benefits
ACHIEVING COMMUNITY BENEFITS
The essence of the LUCE land use policy is to identify an allowable building height for each land use as a baseline. Proposed
development that requests additional height above the base will be subject to discretionary review and additional
requirements consistent with the community’s broader social and environmental goals. This approach is defined in three
tiers; the base tier (ministerial up to the discretionary review thresholds established by the Zoning Ordinance) 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 non-housing 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 non-housing development must provide community benefits for the City and the
neighborhood. Under the LUCE, an applicant for a commercial projector 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.
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2.1-9 1) Affordable and Workforce Housing The LUCE outlines requirements for housing that is affordable to lower-
income residents. Projects that include a significant amount of such housing achieve the highest level of community
benefit. The Plan also incentivizes workforce housing to provide additional units for employees who are increasingly
priced out of our community. To continue to foster diversity, it is important to create the conditions which allow
employees to live in the City. This reduces commuting, which contributes to air pollution, traffic congestion, and
global climate change. Workforce housing is an emerging sustainable policy for the City. Being able to live near
employment and transit significantly reduces vehicle miles traveled. Thus, this housing should be located near transit
and near existing job centers (e.g., hospitals, Santa Monica College, school district offices, and entertainment industry
centers). Businesses are encouraged to provide workforce housing for which priority is given to employees. Housing
Residential or mixed-use projects that provide affordable and workforce housing will be eligible for increased heights over
the base of 32–35 feet in recognition of the environmental and social benefits of such housing.
2.1-17
Goal LU10.4
LU10.4 Discretionary 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 for non-housing projects.
2.1-17
Goal LU11
LU11.2 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.
Affordable housing shall be encouraged and incentivized on City-owned/publicly owned sites. Incentivize housing
development on existing surface parking lots serving commercial, community assembly, or other boulevard-facing
uses including the adaptive reuse and conversion of existing commercial buildings to residential use.
2.1-23
Goal LU15
LU15.20 Streetwall and Height Measurement. The zoning ordinance mayshall establish both a minimum and a
maximum height for the streetwall, as measured from the average grade on the sidewalk at the property line.
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2.1-27, 29
Boulevards
B. Boulevards
The Boulevard designations define the activity along the existing corridors of the City. The designations allow for the
transformation of the auto-oriented boulevards into vibrant, diverse and attractive boulevards that support local - serving
retail, public spaces and a diversity of housing types (which is ministerial up to the discretionary review thresholds
established by the Zoning Ordinance). New non -housing development over the base height will require a discretionary
permit, community benefits, and capitalize on transit service to reduce vehicle trips. Housing shall be encouraged and
incentivized with development standards that support inclusionary affordable housing and create equitable opportunities
for housing production. 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.
D. Employment and Commerce
Employment and commerce designations are for the areas of the City that provide space for continued employment
activities to ensure a robust economy that is essential in order for the City to continue to provide the high level of public
services that the community expects. The LUC E land use designations allow for the continuation of existing employment
activities, however may also allow for new housing opportunities. The 2009 Plan proposes a reduction in regional -serving
commercial uses, with the exception of healthcare, in favor of local- serving uses typically with a smaller floor plate. Land
use designations in this category include Industrial Conservation and Hea lthcare District.
2.1-35, 36,
Mixed-Use
Boulevard
Low
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:
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
▪ 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 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 . A Tier 1 project is ministerial up
to the discretionary review threshold established by the Zoning Ordinance.
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TIER 2 - ABOVE BASE - WITH COMMUNITY BENEFITS ▪ Subject to a discretionary review process, residential projects that provide community benefits may request a
height up to 36 feet and 1.75 FAR.
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 47 feet and 2.0 FAR if the project is located in an area designated Mixed -Use Boulevard Low on the
north side of Broadway, on the south side of Broadway west of the centerline of 20th Street, on Colorado west of
the centerline of 20th Street, or within an Activity Center boundary. 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 Low. Projects with 100% residential above the ground floor may also
request this additional height and FAR within an area bounded by the south side of Broadway, the north side of
Colorado Avenue, 20th Street, and Cloverfield Boulevard.
▪ 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 on- or off- site. Other
projects will contribute applicable project mitigation fees for the purpose of addressing affordable housing
requirements.
HOUSING PROJECTS
▪ MUBL North of I-10: A housing project, as defined in the Zoning Ordinance and in compliance with the City’s
Affordable Housing Production Program will receive a 4-foot may be developed up to 70 feet in height with a 3.25
FAR, exclusive of any State or local density bonuses. 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
▪ MUBL Pico Boulevard: A housing project, as defined in the Zoning Ordinance and in compliance with the
City’s Affordable Housing Production Program may be developed up to 45 feet in height with a 2.0 FAR, exclusive
of any State or local density bonuses.
▪ One hundred percent affordable housing projects will continue to be provided existingreceive development
incentives, including but not limited to: greater building height and FARnot to exceed the allowable maximum
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height limit at the highest tier, inclusive of any development bonus for affordable housing ; reduced parking
requirements; flexibility in providing 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.
▪ MUBL Pico Boulevard-west of Lincoln Boulevard, Lincoln Boulevard, Main Street: A housing project, as defined
in the Zoning Ordinance and in compliance with the City’s Affordable Housing Production Program may be
developed up to 55 feet in height with a 2.5 FAR, exclusive of any State or local density bonuses.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
ALL PROJECTSTIERS
▪ New or remodeled buildings on property adjacent to the boulevard shall have a minimum façade height to
ensure the visual definition of the boulevard’s open space, to be defined in the zoning ordinance.
▪ Maximum height of the building façade 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 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.
▪ 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.
▪ For any existing auto dealers that expand without using the urban auto dealership format, a discretionary
process will be required.
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2.1-37, 36,39
Mixed-Use
Boulevard
Development Parameters
Height and Floor Area Ratio (FAR) with associated setback and step back standards for the Mixed -Use Boulevard
designation are as follows:
100% Residential above the ground floor
TIER 1 - BASE HEIGHT
▪ 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 1 project is
ministerial up to the discretionary review threshold established by the Zoning Ordinance.
TIER 2 - ABOVE BASE - WITH COMMUNITY BENEFITS
▪ Subject to a discretionary review process, projects that provide community benefits may request a height up to
50 feet and 2.25 FAR. (see Figure 8)
▪ Within the Downtown Community Plan area on the east side of Lincoln Boulevard, subject to a discretionary
review process, projects that provide community benefits may request a height up to 50 feet and 2.25 FAR.
▪ Within the Downtown Community Plan area on the west side of Lincoln Boulevard, subject to a
discretionary review process, projects that provide community benefits may request a height up to 60 feet
and 2.75 FAR.
▪ Within the Downtown Community Plan area on Wilshire Boulevard west of Lincoln Boulevard,
subject to a discretionary review process, projects that provide community benefits may request a height up to 50
feet and 2.25 FAR
▪ Within the Downtown Community Plan area on the east and west sides of Lincoln Bouelvard, 100% affordable
housing projects may request an additional ten feet of building height and 0.5 FAR above Tier 2 standards.
TIER 3 - ABOVE BASE - WITH ADDITIONAL COMMUNITY BENEFITS ▪ Subject to a discretionary review process, projects that provide additional community
benefits, may request a height of 55 feet and 2.75 FAR if the project is located in an area designated Mixed -Use
Boulevard within the area bounded by Colorado Avenue, Olympic Boulevard, 20th Street, and Cloverfield
Boulevard. 100% Affordable Housing projects and project s which preserve a City-designated Landmark or
Structure of Merit may request this additional height and FAR in all areas designated Mixed -Use Boulevard. (see
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Figure 9) Projects may also request a height up to 60 feet with a corresponding percentage decrease in FAR over 55’.
All Other Projects
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
▪ The base height in the Mixed-Use Boulevard District is 32 feet (2 stories) with a 1.5 FAR.
A project will receive a 3 -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 1
project is ministerial up to the discretionary review threshold established by the Zoning Ordinance.
TIER 2 - ABOVE BASE - WITH COMMUNITY BENEFITS
▪ 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)
▪ Within the Downtown Community Plan area on the east side of Lincoln Boulevard, subj ect
to a discretionary review process, as required by the Downtown Community Plan, projects
that provide community benefits may request a height up to 40 feet and 1.75 FAR.
▪ Within the Downtown Community Plan area on the west side of Lincoln Boulevard and on Wilshire Boulevard
west of Lincoln Boulevard, subject to a discretionary review process or development agreement, as required by
the Downtown Community Plan, projects that provide community benefits may request a height up to 50 fe et
and 2.25 FAR.
▪ Within the Downtown Community Plan area on Wilshire Boulevard west of Lincoln Boulevard,
subject to a discretionary review process, projects that provide community benefits may request a
height up to 40 feet and 1.75 FAR.
TIER 3 - ABOVE BASE - WITH ADDITIONAL COMMUNITY BENEFITS ▪ Subject to a discretionary review process, projects that provide additional community
benefits, may request a height of 55 feet and 2.75 FAR if the project is located in an area designated Mixed-Use
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Boulevard 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. (see
Figure 9).
▪ 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.
HOUSING PROJECTS
▪ A housing project as defined in the Zoning Ordinance and in compliance with the City’s Affordable Housing
Production Program will receive a 4-foot may be developed up to 70 feet in height with a 3.25 FAR, exclusive of
any State or local density bonuses. 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
▪ A housing project as defined in the Downtown Community Plan and within the Downtown Community Plan
Area shall have a base height of 70 feet and a 3.25 FAR on Wilshire Boulevard, and a base height of 65 feet and a
3.0 FAR on Lincoln Boulevard, exclusive of any State or local density bonuses.
▪ One hundred percent affordable housing projects will continue to be provided existingreceive development
incentives, including but not limited to: greater building height and FAR 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 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.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
ALL PROJECTSTIERS
▪ New or remodeled buildings on property adjacent to the boulevard shall have a minimum façade height to
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ensure the visual definition of the boulevard’s open space, to be defined in the zoning ordinance. (see Figure 10)
▪ Maximum height of the building façade adjacent to the property line along the boulevard or the
intersecting side 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 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)
▪ 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 p roject, 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)
▪ For any existing auto dealers that expand without using the urban auto dealership format, a discretionary
process will be required.
2.1-40, 41,42
General
Commercial
Development Parameters
Height and FAR with associated setback and step back standards for the General Commercial designation are as
follows:
NON-HOUSING PROJECTS
Santa Monica Boulevard
TIER 1 - BASE HEIGHT
▪ The base height in the General Commercial portion of Santa Monica Boulevard is 32 feet
(2 stories) with a 1.25 FAR. For purposes of calculating FAR, below grade auto dealer facilities shall be excluded and
rooftop parking/ automobile storage shall be discounted by 50%. A Tier 1 project is ministerial up to the discretionary
review threshold established by the Zoning Ordinance. (see Figure 12)
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TIER 2 - ABOVE BASE - WITH COMMUNITY BENEFITS ▪ Subject to a discretionary review process, projects that provide community benefits may
request a height up to 35 feet and 1.5 FAR. However, when design standards are adopted for the urban auto dealer
format, a ministerial 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.
HOUSING PROJECTS
▪ A housing project as defined in the Zoning Ordinance and in compliance with the City’s Affordable Housing
Production Program will receive a 4-foot may be developed up to 70 feet in height with a 3.25 FAR, exclusive of
any State or local density bonuses. 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
▪ One hundred percent affordable housing projects will continue to be provided existingreceive development
incentives, including but not limited to: greater building height and FARnot 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 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.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
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 .
A Tier 1 project is ministerial up to the discretionary review threshold established by the Zoning Ordinance. (see
Figure 13)
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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)
▪ On Lincoln Boulevard south of I -10, existing, moderately-priced motels should have no limitation on the
number of stories so long as they comply with established height limits.
HOUSING PROJECTS
▪ Lincoln Boulevard: A housing project as defined in the Zoning Ordinance and in compliance with the City’s
Affordable Housing Production Program , will receive a 4-foot may be developed up to 55 feet heightin height
with a 2.50 FAR, exclusive of any State or local density bonuses. 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
▪ Pico Boulevard: A housing project as defined in the Zoning Ordinance and in compliance with the City’s
Affordable Housing Production Program, may be developed up to 45 feet in height with a 2.0 FAR, exclusive of
any State or local density bonuses.
▪ One hundred percent affordable housing projects will continue to be provided existingreceive development
incentives, including but not limited to: greater building height height and FARnot 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 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.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
ALL PROJECTSTIERS
▪ 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
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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 façade 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 façade 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 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 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 com mencing at 25 feet 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
▪ 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, a nd 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.
2.1-43, 44
Neighborhoo
d
Commercial
Development Parameters
Height and FAR with associated setback and step back standards for the Neighborhood Commercial designation
are as follows:
NON-HOUSING PROJECTS
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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. A Tier 1 project is ministerial up to the discretionary review threshold established by the Zoning
Ordinance. (see Figure 18)
HOUSING PROJECTS
▪ A housing project as defined in the Zoning Ordinance and in compliance with the City’s Affordable Housing
Production Program will receive a 4-foot may be developed at 50 feet in height with a 2.25 FAR, exclusive of any
State or local density bonuses. 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
▪ Main Street, Ocean Park Boulevard, Montana Avenue: A housing project as defined in the Zoning Ordinance
and in compliance with the City’s Affordable Housing Production Program may be developed at 55 feet in height
with a 2.5 FAR, exclusive of any State or local density bonuses.
All Tiers
▪ One hundred percent affordable housing projects will continue to be provided existingreceive development
incentives, including but not limited to: greater building height and FARnot 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 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.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
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 providin g 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.
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2.1-45, 46,47
Bergamot
Transit
Village
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.
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.
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:
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
▪ 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 project as a whole. A Tier 1 project is ministerial up to the
discretionary review threshold established by the Zoning Ordinance. (see Figures 21 and 22)
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TIER 2 - ABOVE BASE - WITH COMMUNITY BENEFITS ▪ Subject to a discretionary review process, projects that provide community benefits may request a height up to
60 feet and 3.0 FAR. (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 d ecrease in FAR for the actual height above
75’. The ground floor floor-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 mini mum 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)
▪ 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.
HOUSING PROJECTS
▪ A housing project as defined in the Zoning Ordinance and in compliance with the City’s Affordable Housing
Production Program, will receive a 4-foot may be developed up to 84 feet in height with a 4.0 FAR, exclusive of any
State or local density bonuses. 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
▪ One hundred percent affordable housing projects will continue to be provided existingreceive development
incentives, including but not limited to: greater building height and FARnot 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 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
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projects (up to a maximum of 80% of median income only) with 50 units or less.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
.
ALL PROJECTSTIERS
▪ 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 façade height to
ensure the visual definition of the boulevard’s open space, to be defined in the zoning ordinance. (see Figure 25)
▪ Maximum height of the building façade 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)
▪ 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 Figures 23 and 24)
▪ 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 buil ding 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)
2.1-48, 49,50
Mixed-Use
Development Parameters
Height and FAR with associated setback and step back standards for the Mixed-Use Creative designation are
as follows:
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Creative NON-HOUSING PROJECTS
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 project as a whole. A Tier 1 project is
ministerial up to the discretionary review threshold established by the Zoning Ordinance. (see Figures 27 and
28)
TIER 2 - ABOVE BASE - WITH COMMUNITY BENEFITS ▪ Subject to a discretionary review process, projects that provide community benefits may
request a height up to 47 feet and 2.0 FAR. (see Figure 29)
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.
HOUSING PROJECTS
▪ MUC North of Pennsylvania Avenue Parcel Line or South of Expo Bike Path: A housing project as defined in the
Zoning Ordinance and in compliance with the City’s Affordable Housing Production Program , will receive a 4-foot
may be developed up to 70 feet in height with a 3.25 FAR, exclusive of any State or local density bonuses. 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
▪ MUC Remainder: A housing project as defined in the Zoning Ordinance and in compliance with the City’s Affordable
Housing Production Program, may be developed up to 84 feet in height with a 4.0 FAR, exclusive of any State or
local density bonuses.
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▪ One hundred percent affordable housing projects will continue to be provided existingreceive development
incentives, including but not limited to: greater building height and FARnot 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 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.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
ALL PROJECTSTIERS
▪ 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 façade height to
ensure the visual definition of the boulevard’s open space, to be defined in the zoning ordinance or Bergamot Area
Plan. (see Figure 31)
▪ Maximum height of the building façade adjacent to the property line along the boulevard or the intersecting
side street shall be defined in the zoning ordinance or Bergamot Area Plan. (see Figures 29 and 30)
▪ Above the maximum streetwall height, the building shall step back from the boulevard i n 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 or Bergamot Area Plan. (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 ab utting the residentially-designated property, the centerline of the
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alley, and from that point, extending at a 45-degree angle from vertical towards the interior of the site. (see Figure
32)
2.1-53, 54,
Beach and
Oceanfront
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 project as a whole. A Tier 1 project is ministerial up to the discretionary review threshold
established by the Zoning Ordinance. (see Figures 33 and 34)
TIER 2 - ABOVE BASE - WITH COMMUNITY BENEFITS ▪ 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)
▪ 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 façade 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 façade adjacent to the property line along the boulevard or the intersecting side
street shall be defined in the zoning ordinance.
(see Figure 35))
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▪ 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)
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
2.1-54
Employment
&
Commerce:
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, manufacturing, fabricating, testing, or assembly of various products, which will provide
employment for workers with various skills. Housing shall also be allowed in the district. This area also allows
incubator business opportunities, including sustainable industries th at 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 discre tionary 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.
2.1-55
Employment
Development Parameters
Height and FAR with associated setback and step back standards for the Industrial Conservation designation
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&
Commerce:
Industrial
Conservation
are:
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
▪ The base height in the Industrial Conservation District is 32 feet (2 stories) with a 1.5 FAR. A Tier 1 project is
ministerial up to the discretionary review threshold established by the Zoning Ordinance. (see Figure 38)
TIER 2 - WITH COMMUNITY BENEFITS
▪ 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 39)
HOUSING PROJECTS
▪ A housing project as defined in the Zoning Ordinance and in compliance with the City’s Affordable Housing
Production Program, will receive a 4-foot may be developed up to 65 feet in height with a 3.0 FAR, exclusive of
any State or local density bonuses. 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
▪ One hundred percent affordable housing projects will continue to be provided existing receive development
incentives, including but not limited to: greater building height and FARnot 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 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.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
ALL PROJECTSTIERS
▪ 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.
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▪ New or remodeled buildings on property adjacent to the boulevard shall have a minimum façade height to
ensure the visual definition of the boulevard’s open space, to be defined in the zoning ordinance. (see Figure 40)
▪ Maximum height of the building façade adjacent to the property line along the boulevard or the intersecting
side street shall be defined in the zoning ordinance. (see Figure 39)
▪ 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 39)
▪ 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.
2.1-55,56, 57
Employment
&
Commerce:
Office
Campus
Vision
Areas designated as Office Campus provide for office and related uses in limited areas of the City. Housing shall
also be allowed in the district.
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 , other than housing
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projects, may occur. The Specific Plan will establish appropriate development standards, however, the following
standards are applicable during the intervening period.
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
▪ The base height in the Office Campus District is 32 feet (2 stories) with a 1.5 FAR. A Tier 1 project is
ministerial up to the discretionary review threshold established by the Zoning Ordinance. (see Figures 41 and
42)
TIER 2 - WITH COMMUNITY BENEFITS
▪ Subject to a discretionary review process, projects that provide community benefits may request a
height up to 45 feet and 1.75 FAR.
(see Figure 43)
HOUSING PROJECTS
▪ A housing project as defined in the Zoning Ordinance and in compliance with the City’s Affordable Housing Production
Program, may be developed at 60 feet in height with a 2.75 FAR, exclusive of any State or local density bonuses..
ALL PROJECTSTIERS
▪ New or remodeled buildings on property adjacent to the boulevard shall have a minimum façade height to
ensure the visual definition of the boulevard’s open space, to be defined in the zoning ordinance. (see Figure
44)
▪ Maximum height of the building façade 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 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 43)
▪ Buildings that share a property line with a residentially -designated property are required to be setback at
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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)
▪ One hundred percent affordable housing projects will receive development incentives, including but not limited to:
greater building height and FAR, reduced parking requirements; flexibility in providing reduction in required ground
floor pedestrian- oriented uses, which may also include community services, arts, and similar uses, as applicable.
▪ Housing projects will be reviewed in accordance with procedures set forth in the Zoning Ordinance.
2.1-57, 58
Healthcare
Mixed-Use
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.Zoning Code, a new HASP,
and/or, with respect to Providence Saint John’s Health Center, a Master Plan.
2.2-38
Goal N23
GOAL N23: Protect, preserve and enhance the Mid-City residential neighborhood and ensure compatible
design.
POLICIES:
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N23.1 Develop a program to encourage the protection of existing single family and multi -family residential
properties in the Mid- City neighborhood. Options that could be explored include the following citywide actions:
▪ Developing a pattern book.
▪ Modifying development standards
▪ Modifying demolition regulations
▪ Establishing a TDR program for historic properties and courtyard housing
N23.2 Provide additional protections for areas within Mid-City that are adjacent to the proposed Healthcare District
and the Mixed- Use Creative District. Such protections could include:
▪ Protections for the neighborhood in the development of the Healthcare Specific Plan and the Area Plan for the
Mixed-Use Creative District Area Plan
▪ Working with the Santa Monica-UCLA Medical Center and Saint John’s Health Center on the development of a
comprehensive circulation and parking strategy for the districts, employing aggressive Transportation Demand
Management programs to mitigate potential impacts on adjacent residential neighborhoods
and providing enhanced parking enforcement in the neighborhoods
▪ Designating adjacent residential areas as Neighborhood Conservation Overlay Districts
▪ Requiring clear edges and additional landscaping between the districts and the neighborhoods
▪ Increasing connectivity between the districts and the neighborhoods through enhanced pedestrian and bicycle
facilities
▪ Ensuring that streets and sidewalks are recognized as important green open
space with improved quality and enhanced connectivity
N23.3 Develop a neighborhood improvement program for the Mid-City neighborhood
that would describe City programs and infrastructure improvement actions that are planned for the intermediate-term
and long- term periods. The improvements could include street lighting, sidewalks, and street trees.
2.4-8 WILSHIRE BOULEVARD GOALS AND POLICIES
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Wilshire
Boulevard
GOAL B1: Transform Wilshire Boulevard from a vehicle dominated street into a livable, enhanced pedestrian open space that is
well served by transit and includes a local- serving mix of uses.
POLICIES:
B1.1 Establish Wilshire Boulevard as a dynamic mixed-use boulevard with a continuous landscaped center
median, an enhanced pedestrian experience and improved transit facilities and traffic circulation.
B1.2 Include a mix of uses in new and redeveloped projects including ground level local-serving retail and
neighborhood services. Land uses above the ground floor should predominantly include a wide range of market-
rate and affordable housing units. Small floor plate and local-serving office uses are encouraged on the south side
of Wilshire Boulevard within the boundaries of the Healthcare Mixed-Use District of the Healthcare Specific Plan
area.
B1.3 Existing automobile dealerships on Wilshire may remain as permitted uses and may expand if developed
according to the urban automobile dealership format as described for Santa Monica Boulevard. New automobile
dealerships are discouraged.
B1.4 Encourage mid-price range hotels along the boulevard.
B1.5 In order to create an interesting skyline, avoid uniformly flat roofs.
B1.6 Ensure that buildings fronting Wilshire Boulevard have primary façades facing the boulevard and located
on the property line or back side of the sidewalk. However, to encourage a lively streetscape with places for
people to socialize, small landscaped gathering spaces and plazas are encouraged.
B1.7 Scale buildings to the pedestrian to create an intimate sidewalk walking/sh opping experience. Ensure
that ground floor façades include enhanced materials and detailing where they will be perceived by passing
pedestrians.
B1.8 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the boulevard. Walls should have meaningful combinations of materials and articulation to engage the eye.
B1.9 Ensure that new commercial or mixed- use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to maintain access to light and air.
B1.10 Mostly limit gGround floor uses to with active retail shall be with generally continuous, transparent (non-
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tinted) display windows facing the sidewalk.
B1.11 Ensure that mixed-use developments include active ground floor uses that face the boulevard with
residential as the predominant use located on the upper floors. Ground floor residential uses may be allowed if
designed in a pedestrian-oriented manner with features such as street-facing main entrances, stoops, patios, and
fenestration. Medical uses may be located on the south side of Wilshire between Euclid Street and 24th Street.,
which is within the boundaries of the potential new HASP .
B1.12 Ensure that mixed-use areas contain a mix of local -serving retail (or healthcare uses within the
Healthcare Specific Plan boundaries of the Healthcare Mixed-Use District) and predominantly upper-level
residential uses to create distinct neighborhood environments with 17 hours per day/7 days per week pedestrian
activity.
B1.13 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.
B1.14 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.
2.4-13
Santa
Monica
Boulevard
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for further information.)
CLOVERFIELD TO 20TH STREET:
Mixed-Use Boulevard Low, Healthcare Mixed-Use, Institutional/Public Lands
The predominance of healthcare uses will continue to shape the personality and character of this segment of the
boulevard. New healthcare and support facilities, open spaces and additional community benefits are envisioned to
emerge over time. Additional open space in the form of a green corridor along the boulevard will assist in
accommodating the high volume of pedestrian traffic. Following repeal of the outdated Hospital Area Specific Plan, the
size, scale and intensity of development are established in the Zoning Code, and a Master Plan for Providence Saint
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John’s Health Care Center. This sub-area of Santa Monica Boulevard is characterized by an enhanced, active
pedestrian environment with landscaped open space and pedestrian areas with ground floor patient-oriented retail
and “storefront” out-patient medical uses. Less intensive medical facilities and workforce housing designed to serve
employees in the healthcare industry will be located on upper floors. A par king district ensures adequate parking
and an efficient shared parking program. An integrated TDM program for the Healthcare District, including shuttles
to the Memorial Park Light Rail Station, will result in a substantial reduction in vehicle trips.
SANTA MONICA BOULEVARD GOALS AND POLICIES
GOAL B4: Create an enhanced multi- modal, mixed-use boulevard that provides residents, employees and visitors with an inviting pedestrian
environment.
POLICIES:
B4.1 Ensure that buildings fronting Santa Monica Boulevard have their primary façades facing the boulevard and
located on the property line or back side of the sidewalk. However, to support a lively streetscape with places for people
to socialize, small landscaped gathering spaces and plazas are encouraged.
B4.2 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience. Include
enhanced materials and detailing where ground floor façades are perceived by passing pedestrians.
B4.3 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along the
boulevard. Walls should have meaningful combinations of materials and articulation to engage the eye.
B4.4 In order to create an interesting skyline, avoid uniformly flat roofs.
B4.5 Ensure that new commercial or mixed- use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to maintain access to light and air.
B4.6 Mostly limit gGround floor uses to with active retail shall be with generally continuous, transparent (non-tinted)
display windows facing the sidewalk.
B4.7 Ensure that mixed-use developments have active ground floor uses that face the boulevard with residential as
the predominant use located on the upper floors east of 23rd Street. Ground floor residential uses may be allowed if
designed in a pedestrian-oriented manner with features such as street-facing main entrances, stoops, patios, and
fenestration. Small floor plate, local-serving medical offices may also be located on the upper floors within the
Healthcare Mixed-Use designation.
B4.8 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.
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B4.9 Encourage affordable and workforce housing in proximity to transit and major employment centers.
B4.10 Encourage sidewalk dining where it meets established crit eria.
B4.11 Require new incentivized development above the base height to participate in a shared parking district and
Transportation Demand Management (TDM) strategies.
B4.12 Enhance the streetscape environment to create an inviting pedestrian environment.
B4.13 Improve pedestrian crosswalks along the length of the boulevard.
B4.14 Discourage north-south alley access to Santa Monica Boulevard and explore alternative routing.
2.4-19-26
“Broadway”
segments
including OC
district
(2.4-21)
Strategic Approach
To encourage the upgrading of the underutilized properties in this area, additional height above the base height
may be requested for projects that include community benefits, and housing projects will be provided with
additional height and FAR such as affordable housing, shared parking or open space. Additionally, this segment
within the Office Campus District may also provide a diversity of housing types. The height of new development
steps down toward adjacent residential properties. For all new devel opments, shared parking and participation in
area-wide TDM strategies is encouraged.
(2.4-24)
Strategic Approach
To enhance the pedestrian experience, ground level uses are encouraged to have display windows with exhibits that
represent the business, and vehicular access is discouraged from Broadway. Ground floor residential uses in limited
locations are required to be designed in a pedestrian-oriented manner with features
GOAL B6: Create an enhanced mixed-use, pedestrian- and bicycle-oriented boulevard that provides
residents, employees
and visitors with an inviting landscaped pedestrian environment.
POLICIES:
B6.1 Ensure that buildings fronting Broadway have their primary façades facing the boulevard and located on
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the property line or back side of the sidewalk. However, to encourage a lively streetscape with places for
people to socialize, small landscaped gathering spaces and plazas are encouraged.
B6.2 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience. Ground floor
façades should include enhanced materials and detailing where they will be perceived by passing pedestrians.
B6.3 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along the
boulevard.
Walls should have meaningful combinations of materials and articulation to engage the eye.
B6.4 In order to create an interesting skyline, avoid uniformly flat roofs.
B6.5 Ensure that new commercial or mixed- use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to main tain access to light and air.
B6.6 Limit ground floor uses to mostly active retail with generally continuous, transparent (non -tinted) display
windows facing the sidewalk.
B6.7 Ensure that mixed-use developments have active ground floor uses that face Broadway with predominantly
residential located on the upper floors. Ground floor residential uses may be allowed in limited
areas if designed in a pedestrian-oriented manner with features such as street-facing main entrances, stoops,
patios, and fenestration.
B6.8 General office and other limited pedestrian access uses are discouraged on the ground floor facing
Broadway. Entrances to upper-level uses, such as lobbies, shall be limited in length along the sidewalk.
B6.9 Affordable and workforce housing should be encouraged in proximity to transit and major employment
centers.
B6.10 Encourage sidewalk dining where it meets established criteria.
B6.11 Require new incentivized development above the base to participate in a shared parking district and
Transportation Demand Management strategies.
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B6.12 Enhance the streetscape environment to create an inviting pedestrian environment. The replacement o f
character- defining streetscape elements, such as street lamps, should respect the existing character of the boulevard
to the greatest extent feasible, and be completed in accordance with City policy.
B6.13 Improve pedestrian crosswalks along the length of Broadway.
(2.4-26)
GOAL B7: Develop an integrated pattern of land uses along Broadway to preserve existing low-density residential
neighborhoods, create “incubator” spaces for the creative arts, and provide opportunities for affordable and workforce housing
to support nearby employment centers.
POLICIES:
B7.1 Preserve existing low-density residential neighborhoods east of 26th Street.
B7.2 Encourage affordable and workforce housing in proximity to major employment centers as a community
benefit.
B7.3 Encourage a mix of residential, small - scale retail and creative arts uses between 20th Street and
Lincoln Boulevard.
2.4-27-34
“Colorado”
segments
including OC
district
COLORADO AVENUE GOALS AND POLICIES
GOAL B10: Create an enhanced mixed-use, pedestrian boulevard that provides residents, employees and visitors with an inviting
landscaped pedestrian environment.
POLICIES:
B10.1 Ensure that buildings fronting Colorado Avenue have their primary façades facing the street and located
on the property line or back side of the sidewalk. However, to encourage a lively streetscape with places for
people to socialize, small landscaped gathering spaces and plazas are encouraged.
B10.2 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience. Ground
floor façades should include enhanced materials and detailing where they will be perceived by passing
pedestrians.
B10.3 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the boulevard. Walls should have meaningful combinations of materials and articulation to engage the eye.
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B10.4 In order to create an interesting skyline, avoid uniformly flat roofs.
B10.5 Ensure that new commercial or mixed -use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to maintain access to light and air.
B10.6 Limit gGround floor uses to mostly with active retail shall be with generally continuous, transparent
(non-tinted) display windows facing the sidewalk.
B10.7 Ensure that mixed-use developments have active ground floor uses that face Colorado Avenue with
predominantly residential located on the upper floors. Ground floor residential uses may be allowed if designed
in a pedestrian-oriented manner with features such as street -facing main entrances, stoops, patios, and
fenestration. In the activity centers and Mixed -Use Creative designation, creative arts uses may also be located
on upper floors.
B10.8 General office and other limited pedestrian access uses are discouraged on the ground floor facing
Colorado Avenue. Entrances to upper -level uses, such as lobbies, shall be limited in length along the sidewalk.
B10.9 Arts and entertainment uses are encouraged in a mixed-use pattern balanced with residential and
local-serving retail to create a complete neighborhood.
B10.10 Encourage affordable and workforce housing in proximity to transit and major employment centers.
B10.11 Encourage sidewalk dining where it meets established criteria.
B10.12 Require new incentivized development above the base to participate in a shared parking district and
Transportation Demand Management strategies.
B10.13 Enhance the streetscape to create an inviting pedestrian environment.
B10.14 Improve pedestrian crosswalks along the length of Colorado Avenue.
2.4-35-42
“Olympic”
segments
including OC,
IC districts
(2.4-38)
Strategic Approach
Policies encourage the retention of the existing light industrial, education and creative art uses and the
development of new buildings designed to facilitate “incubator” industrial space. While the preservation of
industrial uses is the priority for this area, a limited number of sites may be appropriate for100 percent affordable
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a diversity of housing types should also be allowed in efforts to expand housing opportunities within this corridor.
(2.4-40)
Strategic Approach
The Industrial Conservation area preserves existing light industrial -type services and encourages similar new
uses. Additionally, this segment of Olympic Boulevard may also provide a diversity of housing types.Residential
uses are prohibited and building heights are limited; therefore, except for the enhanced streetscape and median,
the boulevard is expected to maintain its existing character. The sStreetscape enhancements for this area include
acknowledgements to the historic terminus of Route 66 at Olympic and Lincoln Boulevards.
OLYMPIC BOULEVARD GOALS AND POLICIES
GOAL B15: Develop an integrated pattern of land uses along Olympic Boulevard to establish a new mixed-use district with
opportunities for affordable and workforce housing to support nearby employment centers, and an emphasis on the boulevard’s
close proximity to the Expo Light Rail line.
POLICIES:
B15.1 Ensure that buildings fronting Olympic Boulevard have primary façades facing the street and located
on the property line or back side of the sidewalk. However, to encourage a lively streetscape with places for
people to socialize, small landscaped gathering spaces and plazas are encouraged.
B15.2 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience. Ground
floor façades should include enhanced materials and detailing where they will be perceived by passing
pedestrians.
B15.3 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the boulevard. Walls should have meaningful combinations of materials and articulation to engage the eye.
B15.4 In order to create an interesting skyline, avoid uniformly flat roofs.
B15.5 Ensure that new commercial or mixed -use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to maintain access to light and air.
B15.6 In areas where residential uses are found to be appropriate and beneficial to the community along
Olympic Boulevard, the first residential floor mayshould be located one half level above the sidewalk and set
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back to provide for privacy.
B15.7 Limit gGround floor uses to mostly with active retail shall be with generally continuous,
transparent (non-tinted) display windows facing the sidewalk.
B15.8 Mixed-use developments should have active ground floor uses that face the boulevard with
residential located on the upper floors. Ground floor residential uses may be allowed if designed in a pedestrian -
oriented manner with features such as street -facing main entrances, stoops, patios, and fenestration . Entrances
to upper-level uses, such as lobbies, should be limited in length along the sidewalk. Uses engaged in the creative
arts may also be located on the upper floors within the Bergamot Transit Village and Mixed Use Creative
designations. Within the Industrial Conservation de signation, light industrial uses may be also be located on the
upper floors.
2.4-52
Pico
Boulevard
PICO BOULEVARD GOALS AND POLICIES
GOAL B18: Support a mixed-use pattern along the entire length of Pico Boulevard to establish a pedestrian-friendly transit
corridor with a series of activity nodes.
POLICIES:
B18.1 Prepare a Pico Boulevard Area Plan that provides detailed direction and an implementation strategy for
Pico Boulevard.
B18.2 Ensure that buildings fronting Pico Boulevard have their primary façades facing the street and located
on the property line or back side of the sidewalk. However, to encourage a lively streetscape with places for
people to socialize, small landscaped gathering spaces and plazas are encouraged.
B18.3 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience.
Ground floor façades should include enhanced materials and detailing where they will be perceived by passing
pedestrians.
B18.4 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the boulevard. Walls should have meaningful combinations of materials and articulation to engage the eye.
B18.5 In order to create an interesting skyline, avoid uniformly flat roofs.
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B18.6 Ensure that new commercial or mixed-use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to maintain access to light and air.
B18.7 Limit gGround floor uses to mostly with active retail shall be with generally continuous, transparent
(non-tinted) display windows facing the sidewalk.
B18.8 Ensure that mixed-use developments have active ground floor uses that face the boulevard with
residential as the predominant use located on the upper floors. Ground floor residential uses may be allowed if
designed in a pedestrian-oriented manner with features such as street-facing main entrances, stoops, patios, and
fenestration. Small floor plate, local-serving offices may also be located on the upper floors within the
Neighborhood Commercial and General Commercial designations.
B18.9 Discourage general office and other limited pedestrian access uses on the ground floor facing Pico
Boulevard. Entrances to upper-level uses, such as lobbies, shall be limited in length along the sidewalk.
B18.10 Encourage affordable and workforce housing in proximity to transit and major employment
centers.
B18.11 Encourage sidewalk dining where it meets established criteria.
B18.12 Require new incentivized development above the base to participate in a shared parking district
and TDM strategies.
2.4-53-62
“Ocean Park”
segments
including OC
district
(2.4-54)
Strategic Approach
Santa Monica Airport/Business Park Specific Plan is prepared to transition the stand-alone office park into an
integrated part of the City. New roadways and pedestrian paths link the property to the City’s grid system,
enhance the boulevard, and connect to future uses at the airport property. Options includ e encouraging and
incentivizing housing development within the business park to improve its integration with the surrounding
residential neighborhood, and encouraging subterranean parking to free up land for buildings that define the
southern edge of the boulevard. The businesses on the north side of Ocean Park Boulevard are supported by
customers from the office park and surrounding neighborhoods, and parking standards are modified to reflect
the local origin of the customers. New development in the office park provides shared parking and participates in
TDM strategies. The landscaped median is maintained to minimize cut -through traffic to the northern residential
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neighborhood.
(2.4-59-60)
GOAL B21: Establish Ocean Park Boulevard as a local-serving boulevard with distinctive neighborhood centers east of Clover
Park and around 17th Street,featuring land uses that cater primarily to the daily needs of the adjacent Sunset Park and Pico
neighborhoods, with improved transit, pedestrian and cycling routes.
POLICIES:
B21.1 Ensure that buildings fronting Ocean Park Boulevard have their primary façades facing the street and
located on the property line or back side of the sidewalk. However, to encourage a lively streetscape with places
for people to socialize, small landscaped gathering spaces and plazas are encouraged.
B21.2 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience. Ground
floor façades should include enhanced materials and detailing where they will be perceived by passing
pedestrians.
B21.3 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the boulevard. Walls should have meaningful combinations of materials and articulation to engage the eye.
B21.4 In order to create an interesting skyline, avoid uniformly flat roofs.
B21.5 Ensure that new commercial or mixed -use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to maintain access to light and air.
B21.6 Limit gGround floor uses to mostly with active retail shall be with generally continuous, transparent
(non-tinted) display windows facing the sidewalk.
B21.7 Ensure that mixed-use developments have active ground floor uses that face the boulevard with
predominantly residential uses located on the upper floors. Ground floor residential uses may be allowed if
designed in a pedestrian-oriented manner with features such as street-facing main entrances, stoops, patios, and
fenestration.
B21.8 Discourage general office and other limited pedestrian access uses on the ground floor facing Ocean Park
Boulevard. Entrances to upper -level uses, such as lobbies, shall be limited in length along the sidewalk.
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B21.9 Encourage affordable and workforce housing in proximity to transit and major employment centers.
B21.10 Encourage sidewalk dining where it meets established criteria.
B21.11 Require new incentivized development above the base to participate in a shared parking district and
TDM strategies.
B21.12 Encourage the retention and aesthetic improvement of local businesses at neighborhood centers.
B21.13 Encourage a balance of dining, retail and service uses at the neighborhood centers.
B21.14 Encourage a proactive dialogue between property owners, tenants, developers and the surrounding
neighborhood to promote the enhancement of neighborhood centers around Ocean Park east of Clover Park and
around Ocean Park at 17th Street.
B21.15 In conjunction with a shared parking district and TDM strategies, adjust parking standards to ensure
the continued success of the many small businesses that serve the Pico, Ocean Park and Sunset Park
neighborhoods and Santa Monica Business Park.
B21.16 Evaluate parking requirements for local-serving uses and modify as appropriate to account for
customers who do not drive to the businesses.
2.4-61
Ocean Park
Boulevard
Goals and
Policies
GOAL B23: Create a specific plan for the Santa Monica Airport/Business Park that addresses the need for
greater connectivity to Ocean Park Boulevard with new buildings that address the street, create an active
pedestrian environment and complement the uses on the north side of the boulevard.
POLICIES:
B23.1 Develop a Santa Monica Airport/ Business Park Specific Plan to transition the stand -alone office park into
an integrated part of the City with new roadways and pedestrian paths linking the property to the City’s street grid
system, enhancing the boulevard and connecting to future uses at the airport property.
B23.2 Include buildings with active ground floor uses that address Ocean Park Boulevard in the
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redevelopment of the office park.
B23.3 Ensure that buildings fronting Ocean Park Boulevard have their primary façade facing the
boulevard and located on the property line or back side of the sidewalk. However, to encourage a lively
streetscape with places for people to socialize, small landscaped gathering spaces and plazas are
encouraged.
B23.4 Convert surface parking for the Santa Monica Business Park to subterranean parking to make land available
for additional landscaping, gathering places and other amenities.
B23.5 Require new development above the base height in the office park to provide shared parking and
participate in TDM strategies.
B23.6 Encourage and incentivize housing development within the business park to improve its integration with
the surrounding residential neighborhood.
2.4-70
Lincoln
Boulevard
LINCOLN BOULEVARD GOALS AND POLICIES
GOAL B25: Redevelop Lincoln Boulevard as a distinct and visually-cohesive mixed-use commercial boulevard.
POLICIES:
B25.1 As businesses turnover, encourage façade improvements such as clearly defined signage and storefront
glazing that are compatible with the character of the boulevard.
B25.2 Encourage mid-price range hotels and other visitor-serving uses on Lincoln Boulevard.
B25.3 Encourage aggregation of smaller parcels to facilitate sites to create an active mix of uses and provide
opportunities for shared parking in subterranean structures.
B25.4 In order to provide an incentive for redevelopment on Lincoln Boulevard, explore parking strategies
such as encouraging shared parking between adjacent properties and land uses and parking reductions in
association with parking districts.
B25.5 Ensure that buildings fronting Lincoln Boulevard have primary façades facing the street and located on
the property line or back side of the sidewalk. However, to encourage a lively streetscape with places for people
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to socialize, small landscaped gathering spaces and plazas are encouraged.
B25.6 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience.
Ground floor façades should include enhanced materials and detailing where they will be perceived by passing
pedestrians.
B25.7 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the boulevard. Walls should have meaningful combinations of materials and articulation to engage the eye.
B25.8 In order to create an interesting skyline, avoid uniformly flat roofs.
B25.9 Ensure that new commercial or mixed-use buildings adjacent to residential districts are contained within a
prescribed building envelope that steps down toward the residential district to maintain access to light and air.
B25.10 Limit gGround floor uses to mostly with active retail shall be with generally continuous, transparent
(non-tinted) display windows facing the sidewalk.
B25.11 Ensure that mixed-use developments have active ground floor uses that face the boulevard with
residential or small floor plate, local-serving office uses located on the upper floors. Ground floor residential uses
may be allowed if designed in a pedestrian-oriented manner with features such as street-facing main entrances,
stoops, patios, and fenestration.
B25.12 General office and other limited pedestrian access uses are discouraged on the ground floor facing
Lincoln Boulevard. Entrances to upper-level uses, such as lobbies, should be limited in length along the sidewalk.
B25.13 Encourage affordable and workforce housing in proximity to transit and major employment centers.
B25.14 Encourage sidewalk dining where it meets established criteria.
B25.15 Require new incentivized development above the base height to participate in a shared
parking district and TDM strategies.
2.6-4
Industrial
Conservation
Industrial Conservation District The Industrial Conservation District incorporates land between Lincoln
Boulevard and Cloverfield Boulevard that has traditionally been zoned M-1, Industrial Conservation, and has
been occupied by light industrial and small commercial uses. This district responds to community concerns seeks
to preservethat small industrial uses and low-cost space for start-ups, “incubator” industries and community
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District
narrative
services are being replaced by residential and studio uses . Although tThis conservation district intendswas
identified to to assure the stability of small industrial businesses within the City. housing is allowed in the district
in efforts to further equitable housing opportunities in the area, subject to air quality assessment and related design
measures. In general, residential uses are prohibited; however, a residential overlay has been established where
100 percent affordable housing projects could be permitted in selected areas.
2.6-13, 14
Goal D8
Policy D8.6,
D8.7
GOAL D8: Ensure that new and remodeled buildings in the Downtown District contribute to the pedestrian character of
Downtown and are compatible in scale with existing buildings and the surrounding residential neighborhoods.
POLICIES:
D8.1 Locate the primary façades of buildings fronting the street at the property line or back side of the
sidewalk. However, to create a lively streetscape with places for people to socialize, small landscaped gathering
spaces and plazas should be encouraged.
D8.2 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience.
Incorporate enhanced materials and detailing in ground floor faça des where they will be perceived by passing
pedestrians.
D8.3 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the street. Walls should have meaningful combinations of materials, and articulation that creates shadow
patterns to engage the eye.
D8.4 Avoid buildings with uniformly flat roofs or cornices in order to create an interesting skyline.
D8.5 Create a prescribed building envelope for new commercial or mixed -use buildings adjacent to residential
districts with step backs to maintain the residential development’s access to light and air.
D8.6 Limit gGround floor uses to mostly with active retail shall be with generally continuous, transparent
(non-tinted) display windows facing the sidewalk.
D8.7 Encourage mixed-use developments to have active ground floor uses that face the boulevard with
residential or office uses located on the upper floors. Ground floor residential uses may be allowed if designed in a
pedestrian-oriented manner with features such as street-facing main entrances, stoops, patios, and fenestration.
D8.8 Discourage offices and other limited pedestrian access uses on the ground floor facing the street. Limit the
length of entrances to upper -level uses, such as lobbies.
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D8.9 Encourage sidewalk dining where it meets established criteria.
D8.10 Require new incentivized development to participate in shared parking and TDM strategies.
D8.11 Strip commercial development shall not be permitted. Encourage owners of existing strip commercial
developments to redevelop their properties.
2.6-44, 45
Industrial
Conservation
Strategic Approach
The industrial area east of Cloverfield Boulevard is reserved for the City Yards and waste management needs for
the foreseeable future; the City is initiating a master plan for the City Yards. The master planning process is based
upon the City Yards staying at their existing location. However, in the future, if the City Yards are ever relocated,
this area may be annexed to the Bergamot Transit Village District to provide expansion for the creative arts, park
space and residential uses. Between Cloverfield Boulevard and 17th Street, the district is devoted to traditional
industrial uses. However, some 100 percent affordable housing may be allowed . Private schools, other nonprofit
and community uses, and automobile storage and service facilities for auto dealerships continue to be allowed.
The area of the Industrial Conservation District west of Memorial Park is intendedreserved exclusively for
traditional small light industrial users. , and excludes residential uses. Restrictions to prohibit residential uses in
this area are necessary to preserve land for light industrial uses, and to avoid potential land use conflicts and
escalating land prices.
Housing is also allowed in the district in efforts to expand equitable housing opportunities in the area .
INDUSTRIAL CONSERVATION DISTRICT GOALS AND POLICIES
GOAL D27: Preserve and protect an industrial area, where traditional light industrial uses may prosper and new small businesses
can be incubated and supported.
POLICIES:
D27.1 Preserve and protect the existing industrial uses and allow for new light industrial uses to locate in the
Industrial Conservation District.
D27.2 Residential development is not permitted within the Industrial Conservation District with the exception
that limited 100 percent affordable housing may be allowed between 17th Street and Cloverfield Boulevard. The
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location of such uses shall be carefully considered to avoid conflicts with existing industrial uses.
D27.23 Housing is permitted, however, Where residential buildings are developed within the industrial zone
they should shall be designed to accommodate and mitigate the impacts from nearby industrial uses and
highways, such as air quality measures.
D27.34 Existing schools and non-profit/ community uses are allowed to continue and expand, including
expansion onto other nearby properties in the Industrial Conservation District. Such expansion will be subject to
the Industrial Conservation Tier 2 discretionary process and development paramete rs. Rooftop areas used for
school activities shall not count in calculating FAR.
D27.45 Service facilities for automobile dealerships are a permitted use. 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.
D27.56 Encourage industries that provide locally -needed goods, that supply components required by other
local industries, or local services that create environmentally sustainable products.
D27.67 Encourage cultural and creative arts facilities and “incubator” uses to locate in the Industrial
Conservation District.
D27.78 Office uses are limited to those associated with the permitted light industrial use. Office uses may
not exceed 30 percent of the floor area of the permitted use.
D27.89 Opportunities to open 9th, 10th, 12th and Euclid Streets between Olympic Boulevard and
Colorado Avenue to vehicle and/or pedestrian travel are encouraged.
D27.910 Utilizing a variety of heights, forms and materials to create visual interest while maintaining the
traditional character of the area are encouraged. Building design should avoid uniformly flat roofs or
cornices in order to create an interesting skyline.
D27.101 Ground floor uses along the street are encouraged to place pedestrian entrances, storefronts
and offices along the front face of the building to create pedestrian interest.
2.6-55, 56
Main Street
MAIN STREET DISTRICT GOALS AND POLICIES
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GOAL D31: Preserve and enhance the distinctive qualities of Main Street that allow it to be a vibrant local and regional shopping and
dining destination.
POLICIES:
D31.1 Main Street should accommodate a variety of commercial uses that provide daily necessities for
those living in the surrounding community and the greater Santa Monica area, and for tourists.
D31.2 Businesses and activities that provide distinctive experiences such as the California Heritage Museum,
community gardens, and the farmer’s market should be supported.
D31.3 A program of incentives that support the long -term vitality of small businesses shall be established.
D31.4 Uses that may adversely impact the adjoining neighborhoods, such as liquor stores, should be limited in
scope and location.
D31.5 Modifications to historic resources shall comply with the Secretary of the Interior’s Standards,
preserving identified character- defining features of the resource
D31.6 Incentives shall be provided to promote the preservation and adaptive reuse of designated
landmarks and resources identified on the City’s Historic Resources Inventory.
D31.7 New construction design in the Neighborhood Commercial District shall be pedestrian-orientedcompatible
with the scale and character of the central portion of the Main Street commercial corridor.
D31.8 A comprehensive parking strategy that addresses the parking needs of businesses and the surrounding
neighborhood shall be formulated. The parking strategy should examine parking requirements for local-serving
uses and ensure that new businesses are allowed to occupy existing nonconforming commercial spaces.
D31.9 Solutions that increase parking availability, including encouraging the implementation of an
employee TDM program for existing and new businesses shall be explored.
D31.10 The bicycle and pedestrian connections between the Beach, Main Street, and the Ocean Park
neighborhood shall be improved to the extent feasible.
D31.11 The streetscape environment and pedestrian crosswalks should be enhanced along the length of the
street to create an inviting pedestrian environment.
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D31.12 Ensure that disincentives for new and existing restaurants on Main Street as well as other issues of
concern will be addressed in an updated Main Street Master Plan and the Zoning Ordinance update.
GOAL D32:Ensure that the design of new and remodeled buildings on Main Street are pedestrian-oriented compatible with
thein scale and character with existing buildings and the surrounding residential neighborhood.
POLICIES:
D32.1 Buildings fronting on Main Street should have primary façades facing the street and be located on the
property line or back side of the sidewalk. However, to encourage a lively streetscape with places for people to
socialize, small landscaped gathering spaces and plazas are encouraged.
D32.2 Buildings shall be scaled to the pedestrian to create an intimate sidewalk walking/shopping
experience. Ground floor façades should include enhanced materials and detailing where they will be perceived
by passing pedestrians.
D32.3 Buildings should be designed with a variety of heights, a rchitectural elements and shapes to create visual
interest along the street. Walls should have meaningful combinations of materials, and articulation that creates
shadow patterns to engage the eye.
D32.4 Create an interesting skyline by avoiding uniformly flat roofs or cornices.
D32.5 New commercial or mixed-use buildings adjacent to residential districts shall be contained within a
prescribed building envelope with step backs designed to maintain access to light and air.
D32.6 Ground floor uses should be mostly limited to active retail with generally continuous, transparent
(non-tinted) display windows facing the sidewalk.
D32.7 Mixed-use developments should have active ground floor uses that face the street with residential or
office development located on the upper floors. Entrances to upper -level uses, such as lobbies, should be limited
in length along the sidewalk.
D32.8 Offices and other limited pedestrian access uses are discouraged on the ground floor facing the street.
Entrances to upper-level uses, such as lobbies, shall be limited in length along the sidewalk.
D32.9 Sidewalk dining shall be encouraged where it meets established criteria.
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D32.10 New incentivized development above the base should be required to participate in shared parking and
TDM strategies
2.6-59
Montana
Avenue
MONTANA AVENUE DISTRICT GOALS AND POLICIES
GOAL D35: Ensure that the design of new and remodeled buildings on Montana Avenue are pedestrian-oriented with thecompatible
in scale and character with existing buildings and the surrounding residential neighborhood.
POLICIES:
D35.1 Locate primary façades fronting Montana Avenue with the face of the building located on the
property line or back side of the sidewalk. Encourage a lively streetscape with places for people to socialize, such
as small landscaped gathering spaces and plazas.
D35.2 Scale buildings to the pedestrian to create an intimate sidewalk walking/shopping experience. Utilize
enhanced materials and detailing on the façades where they are in close proximity to the passing pedestrian.
D35.3 Design buildings with a variety of heights, architectural elements and shapes to create visual interest along
the street. Utilize meaningful combinations of materials and articulation of building elements to create shadow
patterns to engage the eye.
D35.4 Avoid uniformly flat roofs or cornices in order to create an interesting skyline.
D35.5 Incorporate generally continuous, transparent (non-tinted) display windows facing the sidewalk in all
ground floor retail stores to create interest for the pedestrian. To limit blank walls or lengths of walls lacking
pedestrian interest, entrances to upper -level uses, such as lobbies, are limited in length along the sidewalk.
D35.6 Mixed-use developments should have active ground floor uses that face the boulevard with residential
or office development located on the upper floors.
D35.7 Limit the length of ground floor entrances and lobbies to upper -level uses to avoid breaks in the
pedestrian streetscape experience.
D35.8 Encourage sidewalk dining to establish a social environment along the street where it meets established
criteria.
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2.6-61-63
Santa
Monica
Airport and
Business
Park District
Vision
No land use changes are proposed in the LUCE for the airport or the Santa Monica Business Park. However, in In anticipation
of the expiration of the “1984 Agreement” with the federal government regarding the future operations of the airport, a
Santa Monica Airport/Business Park Specific Plan is undertaken at the appropriate time. This specific plan also addresses the
potential to redevelop the business park, the interface with the neighborhood commercial along the north side of Ocean Park
Boulevard, and the integration with the future use of the airport. The specific plan calls for a new grid of streets that extends
the existing City grid of streets into the planning area. Through the establishment of a parking district, the existing expanse
of surface parking is replaced with shared, preferably underground, parking structures thus freeing up land for the roadway
system, new open space and for new mixed-use building sites that define the southern edge of Ocean Park Boulevard, and
result in a cohesive well planned environment. With the determination of the future of the airport operations, the
appropriate type of land uses are identified for the airport lands along with the planning of a new roadway system, transit
opportunities and infrastructure requirements. An important aspect of the specific plan is the interface with the adjoining
residential neighborhoods.
Strategic Approach
Due to the complexity of the issues and the lack of a defined future for the airport, no land use changes are
proposed for the airport or the Santa Monica Business Park. However, it is proposed that the City prioritize the
creation of a Santa Monica Airport/Business Park Specific Plan for both entities in anticipation of the expiration
of the “1984 Agreement” with the federal government in 2015. After that, use of the airport land will be a local
land use matter. The It is anticipated that a specific plan will explore the redevelopment potential of the Business
Park, its interface with the neighborhood commercial along the north side of Ocean Park Boulevard, and how the
area integrates with the future of the airport. The surface parking for the office park should be replaced with
residential housing and may consider shared parking structures that then create opportunities for a new access in
the form of a new street grid and pedestrian ways, open space and new infill projects. The specific plan will explore
the methods to integrate both sides of Ocean Park Boulevard into a well-designed neighborhood commercial
center, and the creation of a mixed-use neighborhood with a balance of jobs and housing. During the specific plan
process, the City will reexamine the land uses at the business park . and work with the Federal Aviation
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Administration, the State of California, the Los Angeles County Airport Land Use Commission and the community
regarding the City’s compliance with legal requirements to operate the Santa Monica Airport through 2015.
AIRPORT AND BUSINESS PARK DISTRICT GOALS AND POLICIES
GOAL D36: Create and adopt a specific plan to transition the Santa Monica Business Park and the Santa Monica Airport from
stand-alone elements to neighborhoods integrated into the City.
POLICIES:
D36.1 The City shall work with the Federal Aviation Administration, the State of California, the Los Angeles
County Airport Land Use Commission, stakeholders and residents to address issues of mutual concern including,
but not limited to, safety and noise.
D36.2 With the exception of housing development, any Rredevelopment or substantial changes to the Santa
Monica Business Park should not be allowed until a specific plan is developed and approved. Prior to the
adoption of the new specific plan, development standards and uses for the business park shall be governed by
the Office Campus designation land use parameters.
D36.3 The Santa Monica Airport/ Business Park Specific Plan should set forth an appropriate mix of land uses as
well as establish a framework of vehicular roadways and pedestrian routes, open space and shared parking
facilities to create a complete neighborhood.
D36.4 The Santa Monica Airport/Business Park Specific Plan should interface carefully with adjoining commercial
uses and establish standards and guidelines to transition to the adjacent residential neighborhoods.
3.2
Community
Benefits
Five Priority Categories of Community Benefits:
The community identified the following five priority categories of community benefits:
1. New Affordable and Workforce Housing
For all projects with a housing component, in which a developer seeks to develop a project that is greater in
height than the base height of 32 feet, affordable housing or a contribution to the affordable housing fund shall
be required. The objective is to incentivize housing along the City’s comme rcial corridors where there is transit,
local-serving retail and an enhanced pedestrian environment, facilitating a complete neighborhood for a range
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of socioeconomic levels. While affordable housing is identified as a primary community benefit, the provision
of a significantly higher percentage of workforce housing units is also a community benefit.
A project developer who chooses to provide affordable housing as part of the base project in accordance with
the percentage requirements specified in the City’s Affordable Housing Production Program will be entitled to
receive a height bonus of 3 feet for a total height of 35 feet.
2. GHG Emissions and Future Congestion Reduction Requirement
A developer who seeks to develop projects above the base heightmeeting specified criteria shall also be required
to provide additional Transportation Demand Management (TDM) trip reduction measures to address congestion and
GHG emission reduction. TDM incentive programs could include: bicycle facilities, shower facilities, dedicated shuttles,
flex cars, transit passes, parking cash-out programs, car-sharing programs, on-site transportation information, and shared
parking programs.
3. Community Physical Improvements
In certain parts of the City, the community benefits could address necessary or desired physical improvements
such as: reconnecting the street grid; quality pedestrian, biking and green connections; and additional ground
level open space, trees and wider sidewalks. It could also include improvements such as gathering places,
recreational open space and the provision of neighborhood-serving retail and services.
4. Social, Cultural and Educational Facilities This category of benefits could include space for preferred uses
such as child care, senior care, youth and teen services and educational uses. The community also endorsed
incentives for the provision of artist workspace and additional cultural venues celebrating Santa Monica’s arts and
cultural heritage.
5. Historic Preservation
This category of benefits could include adaptive reuse, sensitive restoration and treatment, compa tible new
construction, and participation in a Transfer of Development Rights (TDR) program. There are numerous factors in
assessing the type and extent of community benefit that must be provided. Benefits that merely meet or go slightly
beyond standard requirements for all projects, such as TDM or Green Building requirements, would not qualify as
community benefits. Benefits that are for the immediate neighborhood should also be considered in addition to those
that apply citywide
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HOW THE LUCE ACHIEVES COMMUNITY BENEFITS
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 providing community
benefits will be incorporated into the revised Zoning Ordinance using the LUCE concepts.
The LUCE land use policy 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, except for100 percent
affordable housing projects, will be subject to a public review process and additional requirements consistent with the
community’s 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 traditional aesthetic zoning requirements or, in
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 height for a project without providing community benefits is 32
feet or two 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 Development Review Permit or its equivalent or a
Development Agreement (DA).
The Community Shapes the Future: A Three-Tiered Approach
The Plan defines a comprehensive program that incentivizes new development above the 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). heights. 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
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Affordable Housing Production Program. While the 32-foot base accommodates 2 stories, the height available
with this incentive allows 3 stories. A Tier 1 project is ministerial up to the discretionary review threshold
established by the Zoning Ordinance. Even these ministerial projects may be subject to discretionary review
such as use permits, architectural review, historic resource review, etc
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. 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.
Residential Projects
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 review process.
Housing and mixed-use housing projects will be required to provide a percentage of affordable units either
on- or off-site. T he proposal must also provide the City with enumerated community benefits as previously
identified in the “Five Priority Categories of Community Benefits” section of this chap ter.
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 – Additional Height
In the few areas where additional project height above Tier 2 may be requested, the required process is a
Development Agreement to allow the City Council to ensure that these significant projects provide community
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benefits as previously identified in the “Five Priority Categories of Community Benefits” section of this chapter.
Compared to the development review process, 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.
Housing projects as defined by the Zoning Ordinance, shall be exempt from any Development Agreement processing
requirements.
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.
Preservation of Historic Resource
When the project would preserve a City - designated landmark or structure of merit, the 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 projects.
3.3-2: The
LUCE
Housing
Policy
THE LUCE HOUSING POLICY
The overarching goal of the LUCE housing policy is to create significant new additional affordable housing
opportunities where few or none currently exist. These new housing opportunities are to be associated with transit
in a manner that enhances sustainability, creates complete neighborhoods and provides easy access to local
services. The Plan accomplishes this challenge in a variety of innovative ways, adding to the City’s substantial
Housing Element goals to maintain and produce a wide range of housin g types and affordability by:
▪ Incentivizing the creation of new housing opportunities, especially affordable and workforce housing in
selected transit-accessible areas such as in Bergamot Transit Village, along the City’s boulevards and in activity
centers
▪ Transitioning regional -serving office and commercial potential growth into new housing opportunities
▪ Encouraging the creation of complete neighborhoods, locating new housing opportunities near transit and
within walking distance of local retail and services
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▪ Establishing a maximum ministerial base building height of 32 feet and requiring that projects over the base
incorporate community benefits, with affordable housing identified as a primary community benefit
▪ Encouraging and incentivize housing development with development standards that support inclusionary
affordable housing creating equitable opportunities for housing production throughout the City.
▪ Encouraging and incentivizing the production of affordable housing on City-owned/publicly owned sites.
▪ Encouraging collaboration with schools, hospitals and utilities to make creative use of underutilized
institutional land for additional housing
▪ Considering separating, reducing, or eliminating parking requirements for new housing.
▪ Encouraging parking policy tools that facilitate housing affordability along with livability
▪ Promoting the creation of high-quality, livable housing with ground floor open space and connectivity to the
City’s walking and biking networks
▪ Protecting housing in existing neighborhoods by redirecting new residential investment pressure away from
the neighborhoods to appropriate locations along transit corridors and in the vicinity of the proposed Expo Light
Rail stations
▪ Conserving housing in existing neighborhoods through a series of programs such a s Neighborhood
Conservation Overlay Districts, Transfer of Development Rights, new demolition requirements and modification of
development standards
This chapter identifies specific LUCE goals and policies for housing to ensure that Santa Monica has healthy,
diverse residential neighborhoods that provide a range of housing choices. In addition, it includes policies
addressing state requirements to reduce GHG emissions through integrated land use, housing and transportation
planning.
3.3-3, 4
Aggressively
Create New
Affordable
Housing
(3.3-4)
Aggressively Create New Affordable Housing
Affordable housing creation, the primary emphasis of the 2008 –2014 and 2021-2029 Housing Elements, will
continue to be the City’s first housing priority and should not be supplanted by other housing efforts. Affordable
housing will be the focus of any direct City subsidies.
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The LUCE builds on these City policies by identifying clear incentives to create additional affordable and
workforce housing in conjunction with new de velopment. Such process and development incentives will be
targeted to specific transit accessible locations on the boulevards and in the districts as a strategy for change in
those areas. New housing shall also be encouraged in high opportunity area s to ensure fair housing choices. This
approach requires that any project above the established base height must be accompanied by community
benefits, particularly affordable housing. These incentives are progressive in nature and are described below:
▪ Base Building Height up to 32 Feet – Current Affordable Housing Requirements: by -right base height to
32 feet will require compliance with existing Affordable Housing Production Program.
▪ Building Height up to 35 Feet through a 3 -Foot Height Incentive (Additional Floor) –
Affordable Housing requirement on- or off-site along the boulevards: A project will receive a 3 -foot 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 corridor. The additional floor
could double the amount of both affordable and market -rate housing over the 32-foot base. This additional
floor provides a development bonus for affordable housing and provides the incentive for construction of
additional affordable housing on -site at a lower base.
▪ Building Height between 35–45 Feet – Incentivizes Affordable and Workforce Housing Beyond Minimum
Percentage: In order to request an additional 10 fe et in height, allowing for a fourth floor of housing in locations
where this incentive applies, a housing or mixed -use housing project will be required to provide a percentage of
affordable housing units. In addition, workforce and/or more affordable housing units could be built as a community
benefits incentives requirement at this height.
▪ Higher Amount of Affordable Housing Incentivized above 45 Feet – An increased percentage of
affordable housing will be required in housing or mixed -use housing projects in order to request building
height above 45 feet in the limited locations where this incentive applies. Additionally, a greater amount of
affordable and/or workforce housing could be built as the community benefits incentive requirement at this
height.
▪ At any level, the number of affordable housing units required would be conversely related to the income
affordability level of the units, i.e., a smaller amount of low income affordable units would fulfill the requirement as
compared to a higher amount of moderate income affordable or workforce units, creating
the incentive for a project to include units at the lower end of the income affordability spectrum.
▪ Commercial projects above the base height will contribute all applicable project mitigation fees, including
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affordable housing fees.
▪ One hundred percent affordable housing projects will continue to be provided existing incentives, including:
up to a 50% density bonus in residential designations, inclusive of the State density bonus req uirement; building
height in non-residential designations not to exceed the allowable maximum height limit at the highest tier, or 40
feet where applicable; reduced parking requirements; flexibility in providing a reduction in required ground floor
pedestrian-oriented uses; and administrative review of affordable housing projects (up to a maximum of 80% of
median income only) with 50 units or less. One hundred percent affordable housing projects are defined as
housing in which one hundred percent of the dwelling units are deed-restricted or restricted by an agreement
approved by the City for occupancy by low or moderate income households. Such projects may also include non -
residential uses, as long as such uses do not exceed a maximum percentage of th e floor area of the total project
to be established in the Zoning Ordinance.
Housing production will be incentivized by establishing development standards that support inclusionary housing
requirements, creating equitable opportunities for housing production throughout the City. Affordable housing overlay
districts will be evaluated, including moderate-income housing in targeted transit-accessible areas. The production of affordable
housing will also be encouraged on City-owned/publicly owned sites, and on existing surface parking lots serving
commercial, community assembly, or other boulevard-facing uses including the adaptive reuse and conversion of
commercial buildings to residential use. Potential reduction or elimination of parking requirements will be evaluated
for new housing.
3.3-11
Goal H1
GOAL H1: Initiate new programs and maintain existing programs to provide more affordable housing and
affordable housing opportunities within the City.
H1.1 Provide direct subsidies for the production of affordable housing.
H1.2 Maintain programs to require and encourage the production of affordable housing for very low -, low- and
moderate- income households.
▪ Require compliance with the Affordable Housing Production Program and seek additional opportunities to
increase the percentage of affordable housing as a component of for-sale and qualifying rental residential and
mixed-use housing projects.
▪ Incentivize affordable housing projects.
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H1.3 Incentivize the creation of new affordable housing opportunities
▪ Encourage affordable housing in transit- accessible areas.
▪ Create more affordable housing by transitioning the potential growth for regional- serving office and commercial
into new housing opportunities.
H1.4 Incentivize housing production including affordable housing by establishing feasible development standards that
support inclusionary housing requirements and create equitable opportunities for housing production throughout the
City. Provide more affordable housing units by offering a 3-foot bonus above the allowable base height permitting an
extra floor of housing at 35 feet in most districts.
H1.5 Encourage construction of affordable housing units on-site within the corridor or district.
H1.56 Consider allowing housing in all non-residential districts and Eencourage the production of affordable
housing throughout the Cityon the boulevards and in the districts. by requiring a percentage of affordable housing as
a pre-condition for consideration of height above the base.
H1.67 Encourage and incentivize the production of affordable housing on City-owned/publicly owned
sites.Incentivize additional affordable housing as a community benefit along the boulevards and in the districts.
H1.7 Incentivize housing development on existing surface parking lots serving commercial, community assembly, or
other boulevard-facing uses including the adaptive reuse and conversion of commercial buildings to residential use.
H1.8 Consider separating, or reducing, or eliminating parking requirements for new housing.
▪ De-couple the provision of parking so that renters or owners could choose to rent or buy parking spaces as a
separate transaction from the housing rental or purchase. This would facilitate more affordable options to
address the needs of middle-income workers.
▪ Continue to establish reduced parking requirements and explore pursuing additional parking reductions or
consider eliminating parking requirements for affordable all housing projects where appropriate.
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Goal H2
GOAL H2: Identify additional opportunities to increase the amount of workforce housing in the City.
H2.1 Provide workforce housing to complement and augment Affordable Housing Program initiatives and
subsidies.
H2.2 Incentivize workforce housing as a community benefit along the boulevards and in the districts.
H2.3 Encourage workforce housing as a component of activity centers at locations accessible to transit.
H2.4 Consider separating, or reducing, or eliminating parking requirements for workforce housing.
▪ De-couple the provision of parking so that renters or owners could choose to rent or buy parking spaces as a separate
transaction from the housing rental or purchase. This would facilitate more affordable options to address the needs of
middle-income workers.
H2.5 Facilitate the efforts of major employers, such as hospitals, to create new workforce housing in the City.
H2.6 Explore ways to ensure that workforce housing, once created, remains an asset to the City. Covenants or deed
restrictions should be used to ensure that the housing remains affordable for an extended period of time.
3.3-14
Goal H6
GOAL H6: Incentivize new housing to be located in areas and produced in ways that reduce GHG emissions.
H6.1 Encourage housing to be located along transit corridors and close to transit stations.
H6.2 Encourage complementary uses and local services in conjunction with or adjacent to new housing, and locate
housing in close proximity to existing services.
H6.3 Encourage or facilitate the inclusion of complementary land uses not already present within a neighborhood
district such as grocery markets, daily services, and parks.
H6.4 Consider separating out, or reducing, or eliminating parking requirements for new housing near transit.
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H6.5 Establish minimum pedestrian and bicycle facility and connectivity standards in conjunction with new housing
development.
4.0-72
Goal T26
GOAL T26: Use parking policies to achieve housing affordability, congestion management and air quality
goals.
T26.1 Encourage shared parking and discourage reserved parking. Ensure that shared parking is open to all motorists,
regardless of whether they are customers, employees or tenants of a building, with the same parking prices, restrictions
and privileges as building occupants.
T26.2 Ensure that public parking prices reflect the true cost of automobile parking.
T26.3 Use a portion of revenues raised from parking charges to achieve more sustainable transportation choices including
transit, walking and biking.
T26.4 Adjust parking requirements for projects when it can be demonstrated that a lower parking demand is appropriate.
T26.5 Charge a fee when commercial developments remove public on-street parking for a driveway or other purpose.
T26.6 Use parking pricing as a tool to manage congestion.
T26.7 Consider allowing developers to meet their minimum parking requirements via shared parking between uses,
payment of in-lieu fees, or off-site parking within a reasonable walking distance.
T26.8 Encourage coordinated valet services to balance parking supply and demand.
T26.9 In all new multi-family development, seek to provide the option to purchase parking separately from residential
units to reduce the overall cost of housing.
T26.10 In one hundred percent affordable housing projects, consider allowing residential guest parking to be used to
meet parking requirements, or establishing thresholds under which parking would not be required, for on -site local-
serving retail and services.
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T26.11 If the owners and operators of properties can demonstrate that they have more parking than is actually necessary
to meet the needs of their various users (employees, visitors, etc.), consider developing parking efficiency strategies
that include leasing their surplus parking to help alleviate parking shortages and avoid development of unnecessary
parking.
▪ T26.12 Continue to establish reduced parking requirements and explore pursuing additional parking reductions or consider
eliminating parking requirements for all housing projects where appropriate.
5.0-10 Santa Monica Airport/Business Park Specific Plan, Streetscape Plan for Ocean Park Boulevard
Prior to 2015, the City should prepare a specific plan to set forth uses for the airport and a framework for land use decisio ns;
The Specific Plan for the Business Park should identify redevelopment opportunities and desired mix of uses for the business
park, utilization of surface parking area, land uses and enhancements for the north side of Ocean Park, and integration with future of
Santa Monica Airport, if known. A streetscape improvement plan for Ocean Park Boulevard, from Centinela to Lincoln Boulevar ds
should be explored at the same time, or earlier, that emphasizes pedestrian and bike safety, wider sidewalks, dedicated bike lanes
and green space.
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City Council Meeting: March 21, 2023 Santa Monica, California
RESOLUTION NUMBER ______ (CCS)
(City Council Series)
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
MONICA RECOMMENDING TO THE CITY COUNCIL THAT THE CITY COUNCIL
AMEND THE BERGAMOT AREA PLAN FOR CONSISTENCY WITH THE GOALS,
POLICIES AND PROGRAMS SET FORTH IN THE 6TH CYCLE HOUSING ELEMENT
WHEREAS, on September 11, 2013, the City Council adopted the Bergamot Area
Plan (“BAP”), which provides policies and standards to transition 142.5 acres of former
industrial lands into an arts-focused, transit-oriented, mixed use pedestrian-oriented
neighborhood anchored by the Bergamot Exposition Light Rail Station; and
WHEREAS, the BAP envisions creating the City’s most sustainable
neighborhood—one that both conserves the authentic, industrial character that has
fostered a creative community in the area and removes barriers to housing, local
restaurants, and local services to take full advantage of the arrival of the Exposition Light
Rail; and
WHEREAS, the BAP encourages and creates opportunities to develop appropriate
housing for all members of the community, with a target of at least 30% of housing
affordable to people earning between 30% and 180% of the area median income; and
WHEREAS, the Housing Element Law, California Government Code Sections
65580 et seq., requires the City to review and update the Housing Element of its General
Plan every eight years; and
WHEREAS, the State is experiencing a housing supply crisis, with housing
demand far outstripping supply; and
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WHEREAS, in 2018, California ranked 49th out of the 50 states in housing units
per capita; and
WHEREAS, the housing crisis has particularly exacerbated the need for affordable
homes at prices below market rates; and
WHEREAS, the housing crisis has resulted in increased poverty and
homelessness, especially first-time homelessness, forced lower income residents into
crowded and unsafe housing in urban areas, and forced families into lower cost new
housing in greenfields at the urban-rural interface with longer commute times and a higher
exposure to fire hazard; and
WHEREAS, California needs an estimated 180,000 additional homes annually to
keep up with population growth, and the Governor has called for 3.5 million new homes
to be built over 7 years; and
WHEREAS, the City has received a Regional Housing Needs Assessment
(“RHNA”) allocation for the 6th Cycle Housing Element of approximately 8,895 housing
units, with approximately 70 percent allocated as affordable housing; and
WHEREAS, this RHNA allocation will require the City to permit approximately
1,000 housing units annually between 2021 and 2029, 700 of which are required to be
affordable housing, representing an increase of approximately five times over the City’s
RHNA allocation for the 5th Cycle (2013-2021) Housing Element; and
WHEREAS, in September 2020, the City commenced a public outreach process
for the 6th Cycle Housing Element, which has consisted of creation of a dedicated
website, presenting informational webinars, seeking input through questionnaires and
surveys, forming two technical working groups, and conducting a series of study sessions
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with the Planning Commission, Housing Commission, Rent Control Board, and the City
Council; and
WHEREAS, on or about May 24, 2021, City staff published a Draft 6th Cycle
Housing Element (“Draft Housing Element”); and
WHEREAS, on June 2 and 3, 2021, the Planning Commission conducted a public
hearing on the Draft Housing Element and made recommendations to the City Council;
and
WHEREAS, on June 15, 2021, the City Council conducted a public hearing to
discuss the Draft Housing Element and directed staff to transmit the Draft Housing
Element to the California Department of Housing and Community Development (“HCD”)
with revisions; and
WHEREAS, on July 1, 2021, City staff transmitted the Draft Housing Element, as
revised by the City Council, to HCD for a 60-day review period; and
WHEREAS on August 4, 2021, in accordance with Santa Monica Municipal Code
Section 9.45.060(A), the Planning Commission adopted a Resolution of Intention,
Resolution Number 21-006 (PCS), declaring its intention to consider recommending to
the City Council that the City Council adopt the 6th Cycle (2021-2029) Housing Element
of the City’s General Plan and amendments to the Land Use and Circulation of the City’s
General Plan, the Bergamot Area Plan and the Downtown Specific Plan for consistency
with the goals, policies and programs set forth in the Housing Element; and
WHEREAS, on September 24 and October 12, 2021 City staff presented HCD’s
comments and requested revisions for consideration prior to adoption of the final 6th
Cycle Housing Element; and
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WHEREAS, on October 12, 2021, the City Council conducted a duly noticed public
hearing to consider HCD’s comments and the recommendation of the Planning
Commission, and, after considering oral and written testimony, adopted the 6th Cycle
(2021-2029) Housing Element, which has been transmitted to HCD for review and
certification (the “Housing Element”); and
WHEREAS, on February 8, 2022, the City received a letter from HCD determining
that although the Adopted 6th Cycle Housing Element addressed “many statutory
requirements,” “revisions would be necessary to comply with State Housing Element
Law”; and
WHEREAS, the City immediately began efforts to address HCD’s letter, including
scheduling a teleconference with HCD staff on February 14, 2022 to determine the City’s
required next steps in order to achieve an HCD-compliant Housing Element and
conducting a Study Session with the Planning Commission on March 2, 2022; and
WHEREAS, since that February 14, 2022 teleconference, the City has continued
to meet with HCD on a consistent basis, including most recently on August 18, 2022, in
an effort to work toward addressing HCD’s concerns to allow for the submission of a
compliant Housing Element; and
WHEREAS, the City also initiated other efforts to bring the 6th Cycle Housing
Element into compliance, including an April 26, 2022 study session with Council, and
Study Sessions with the Planning Commission on May 11 and June 1, 2022; and
WHEREAS, in consideration of the comments received in the February 8, 2022
letter, consultations with HCD, and input received during study sessions with the City
Council and Planning Commission, City staff prepared draft redline revisions to the
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Housing Element to primarily: 1) make technical revisions; 2) address affirmatively
furthering fair housing obligations; and 3) strengthen the City’s commitment to
development of affordable housing on City-owned sites; and
WHEREAS on June 15, 2022, the Planning Commission considered the draft
redline amendments to the 6th Cycle Housing Element in response to HCD’s comments,
that, among other things, made technical revisions, and proposed amendments to the
element’s affirmatively furthering fair housing requirements and program related to City-
owned sites, made recommended revisions, and recommended that the City Council
direct staff to transmit the redline revisions to HCD for review; and
WHEREAS, on June 21, 2022, the City Council reviewed the draft revisions to the
6th Cycle Housing Element, made recommended revisions, and directed staff to transmit
to HCD for review and comment; and
WHEREAS, on July 8, 2022, the City submitted the draft revised Housing Element
to HCD for review and comment; and
WHEREAS, on September 6, 2022, HCD issued a letter determining that the Draft
Revised Housing Element will comply with State Housing Element Law once adopted,
submitted to, and reviewed by, HCD; and
WHEREAS, AB 1398, which became effective on January 1, 2022, requires local
governments that did not adopt a 6th Cycle Housing Element that HCD determined to be
in substantial compliance with State Housing Element Law within 120 days of the
statutory deadline for adoption to rezone to accommodate the local government’s RHNA
for the 6th Cycle within one year of the statutory deadline; and
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WHEREAS, in accordance with AB 1398, the June 21, 2022 amended draft of the
6th Cycle Housing Element sets forth implementation dates for rezoning and related
programs as of October 15, 2022, one-year after the City’s statutory deadline of October
15, 2021; and
WHEREAS, on June 30, 2022, SB 197 amended the Government Code to add
Section 65583.4, which extends the one-year deadline for rezoning set forth in AB 1398
to three years, or October 15, 2024, for local governments that meet certain conditions,
including adopting a 6th Cycle Housing Element that is compliant with State Housing
Element law within one year of the statutory deadline, or October 15, 2022; and
WHEREAS, implementation dates for the June 21, 2022 draft amended 6th Cycle
Housing Element have been updated to allow for an extension for rezoning should the
City meet all conditions set forth in Government Code Section 65583.4; and
WHEREAS, on September 22, 2022, Planning Commission conducted a duly
noticed public hearing to consider recommending to the City Council that the City Council
adopt the amended 6th Cycle Housing Element, and after considering oral and written
testimony, adopted Resolution Number 220-18 (PCS) recommending that the City
Council adopt the amended the 6th Cycle Housing Element; and
WHEREAS, on September 26, 2022, in accordance with Government Code
Section 65585(b), the City posted the final draft of the amended 6th Cycle Housing
Element incorporating the Planning Commission’s recommendations for updated
implementation dates on the City’s website for public review, and emailed a link to all
individuals and organizations that previously requested notices relating to the City’s 6th
Cycle Housing Element; and
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WHEREAS, on October 11, 2022, the City Council conducted a duly-noticed public
hearing to consider adopting the amended 6th Cycle Housing Element, and after
considering oral and written testimony, adopted Resolution Number 11469 (CCS),
adopting an amended 6th Cycle Housing Element, which was certified by the State on
October 14, 2022; and
WHEREAS, the Housing Element includes a variety of programs intended to
achieve goals and policies related to new housing production for all income categories
and the preservation of existing housing, ensuring there is equitable housing access to
all neighborhoods, housing for the homeless including housing assistance and supportive
services to low-income households, and eliminating housing discrimination; and
WHEREAS, the Housing Element sets forth a range of goals, policies and
programs, including, but not limited to, procedural changes related to streamlining the
review of housing projects, updating development standards and the Affordable Housing
Production Program (“AHPP”) to ensure housing projects are feasible, providing
opportunities for housing in areas of the City that do not currently permit housing,
incentivizing housing in areas of the City that have not historically supported housing
production, amending the City’s density bonus ordinance to ensure consistency with State
law and integration into the City’s land use system, and committing to the production of
affordable housing on City-owned/publicly owned land; and
WHEREAS, the Housing Element requires the City to implement certain programs
through amendments to the Land Use and Circulation Element of the General Plan, the
Bergamot Area Plan, the Downtown Community Plan, and the Zoning Ordinance in
phases, subject to specified deadlines; and
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WHEREAS, the City desires to undertake the first phase of implementation for
consistency with the goals, policies, and programs set forth in the 6th Cycle Housing
Element, including all or portions of Programs 1A, By-Right Approvals for Housing
Projects; 1B, Streamline the Architectural Review Process and Ensure Design Review
Objectivity for Housing Projects; 1C, Incentivize Housing Development on Surface
parking Lots in Residential Zones; 1D, Reduce Minimum Parking Requirements for
Housing Projects; 1F, Revise the Downtown Community Plan Development Standards to
Support Housing Projects; 1G, Incentivize and Facilitate the Development of Accessory
Dwelling Units through an ADU Accelerator Program; 1J, Rezoning by Revising
Development Standards to Ensure that Housing Projects are Feasible and Incentivized
Over Commercial Development; 2A, Establish a Moderate-Income Affordable Housing
Overlay; 2C, Update the City’s Affordable Housing Production Program to Increase the
Number of Affordable Housing Units at all Income Levels; 2D, Update Density Bonus
Ordinance to Ensure Consistency with State Law and Integration into the City’s Land Use
System; 4A, Zoning Ordinance Amendment to Permit Multiple-Unit Housing in Non-
Residential Zones Where Not Currently Permitted; 4B, Facilitate the Development of
Housing on Surface Parking Lots Owned by Community Assembly Uses; and 4C, Provide
New Housing Choices and Affordability in High Opportunity Areas Through Incentives for
Additional ADUs in R1-Zone Neighborhoods; and
WHEREAS, on February 1, 2023, the Planning Commission conducted a duly-
noticed public hearing, and, after considering oral and written testimony regarding the
proposed amendments to the BAP, adopted a Resolution of Recommendation,
Resolution Number 23-005 (PCS), recommending to the City Council that the City Council
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amend the BAP to ensure consistency with the first phase of Housing Element
implementation; and
WHEREAS, on March 21, 2023, the City Council conducted a duly noticed public
hearing to consider the recommendation of the Planning Commission, and, after
considering all oral and written testimony, desires to adopt the proposed amendments to
the BAP.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF SANTA
MONICA DOES RESOLVE AS FOLLOWS:
SECTION 1. Amendments to the text of the Bergamot Area Plan. Pursuant to
Santa Monica Municipal Code Section 9.45.080 and 9.45.130, the City Council does
hereby amend the Bergamot Area Plan for consistency with the goals, policies, and
programs set forth in the 6th Cycle Housing Element, including all or portions of Programs
1A, By-Right Approvals for Housing Projects; 1B, Streamline the Architectural Review
Process and Ensure Design Review Objectivity for Housing Projects; 1C, Incentivize
Housing Development on Surface parking Lots in Residential Zones; 1D, Reduce
Minimum Parking Requirements for Housing Projects; 1F, Revise the Downtown
Community Plan Development Standards to Support Housing Projects; 1G, Incentivize
and Facilitate the Development of Accessory Dwelling Units through an ADU Accelerator
Program; 1J, Rezoning by Revising Development Standards to Ensure that Housing
Projects are Feasible and Incentivized Over Commercial Development; 2A, Establish a
Moderate-Income Affordable Housing Overlay; 2C, Update the City’s Affordable Housing
Production Program to Increase the Number of Affordable Housing Units at all Income
Levels; 2D, Update Density Bonus Ordinance to Ensure Consistency with State Law and
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Integration into the City’s Land Use System; 4A, Zoning Ordinance Amendment to Permit
Multiple-Unit Housing in Non-Residential Zones Where Not Currently Permitted; 4B,
Facilitate the Development of Housing on Surface Parking Lots Owned by Community
Assembly Uses; and 4C, Provide New Housing Choices and Affordability in High
Opportunity Areas Through Incentives for Additional ADUs in R1-Zone Neighborhoods,
as set forth in Exhibit A attached to this Resolution. In adopting these amendments, the
City Council hereby finds and declares that, for the reasons articulated above, in the staff
report dated March 21, 2023, below:
The amendments to the text of the Bergamot Area Plan are consistent with
the General Plan in that the amendments are required to implement all or
portions of Programs 1A, By-Right Approvals for Housing Projects; 1B,
Streamline the Architectural Review Process and Ensure Design Review
Objectivity for Housing Projects; 1C, Incentivize Housing Development on
Surface parking Lots in Residential Zones; 1D, Reduce Minimum Parking
Requirements for Housing Projects; 1F, Revise the Downtown Community
Plan Development Standards to Support Housing Projects; 1G, Incentivize
and Facilitate the Development of Accessory Dwelling Units through an
ADU Accelerator Program; 1J, Rezoning by Revising Development
Standards to Ensure that Housing Projects are Feasible and Incentivized
Over Commercial Development; 2A, Establish a Moderate-Income
Affordable Housing Overlay; 2C, Update the City’s Affordable Housing
Production Program to Increase the Number of Affordable Housing Units at
all Income Levels; 2D, Update Density Bonus Ordinance to Ensure
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Consistency with State Law and Integration into the City’s Land Use
System; 4A, Zoning Ordinance Amendment to Permit Multiple-Unit Housing
in Non-Residential Zones Where Not Currently Permitted; 4B, Facilitate the
Development of Housing on Surface Parking Lots Owned by Community
Assembly Uses; and 4C, Provide New Housing Choices and Affordability in
High Opportunity Areas Through Incentives for Additional ADUs in R1-Zone
Neighborhoods, and otherwise maintain the existing goals, policies,
standards and regulations in the General Plan.
SECTION 2. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_________________________
DOUGLAS SLOAN
City Attorney
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EXHIBIT A
Amendments to the Bergamot Area Plan for consistency with the Goals, Policies,
and Programs Set Forth in the 6th Cycle (2021-2029) Housing Element
[BEHIND THIS PAGE]
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Chapter 4, page 71
The community’s expectation for the Bergamot Plan area to transition to an energetic, equitable and
sustainable new urban neighborhood is addressed through careful land use planning that is integrated
with circulation policies. Many of the land use policies in this section are implemented through the
Development Standards in Chapter 5 that govern scale, height, and permitted mix of uses or designed for
further development in later implementation phases. Maintaining the targets identified in the LUCE for the
balance of commercial and residential uses (60/40 in the Bergamot Transit Village and 50/50 in the
Mixed-Use Creative District) promotes a more walkable, less auto-dependent land use pattern that
meets the City’s broad social, economic and environmental goals. These integrated land use and
circulation policies will foster a neighborhood that is designed from the outset to support the City’s
broad Sustainable City Plan objectives to reduce the community’s carbon footprint and GHG emissions.
Chapter 4, Page 72
Bergamot Transit Village District
Development in the Bergamot Transit Village District (BTV) is directed to create the underlying urban fabric
for a new mixed-use neighborhood that supports a range of uses, activities, open spaces and built forms,
and which deeply integrates the new Bergamot Expo Station and the adjacent Bergamot art center into
community life. The district’s evolution into a pedestrian-oriented, mixed-use destination containing jobs,
housing, retail, services, entertainment and open spaces will build upon Santa Monica’s long-standing
practice of crafting strong urban places.
Permitted Uses
This district allows for the creation of a vibrant concentration of retail and services, multi-family housing,
and creative employment and community gathering spaces, especially in proximity to transit. For the
Bergamot Transit Village, a mix of 60% commercial and 40% residential use is established as the target for
new development. The permitted densities for the Bergamot Transit Village were determined so as to
achieve a scale that is consistent with the community vision for a pedestrian-oriented district that provides
high quality open spaces, and that is oriented to and accessible by transit. Consequently, densities have
been reduced from those described in the LUCE. Permitted development densities are:
Tier I: 1.75 Floor Area Ratio (FAR)
Tier II: 2.0 FAR
Tier III: 2.5 FAR
Chapter 4, page 73
Figure 4.B.02 Map and Legend:
Bergamot Transit Village (BTV) FAR: 1.75, 2.0, 2.5; Housing Projects FAR:
4.0 Mixed Use Creative North of Pennsylvania or South of Expo Bike Path: FAR: 1.5, 1.7,
2.2; Housing Projects FAR: 3.25
Mixed Use Creative (MUC) FAR: FAR: 1.5, 1.7, 2.2; Housing Projects FAR: 4.0
Conservation: Art Center (CAC) Parcels over 100,000 SF, FAR: 1.0; Parcels under 100,000
SF, FAR: 1.0, 1.5, 2.5; Housing Projects FAR: 2.50
Conservation: Creative Sector (CCS) FAR: 1.5; Housing Projects FAR: 2.50
Chapter 4, page 75
Mixed-Use Creative District
The Mixed-Use Creative District (MUC) will emphasize the continuation of the area’s diverse creative and
cultural offerings. It will also encourage the infill of new, complementary uses as a way to provide a
more balanced and sustainable land use pattern that connects residents, employees and visitors to the
district, the neighboring BTV, the Bergamot Expo Station and the Bergamot art center. Existing uses are
encouraged to remain and will be bolstered by the balance of new creative arts jobs, housing affordable to
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the workforce and supportive local-serving retail and services. In consideration to their size and the
character of existing development, smaller parcels will be developed at lower densities and smaller building
scales than those of the BTV District. As in the BTV, the Mixed-Use Creative District’s evolution as a
pedestrian-oriented environment is promoted through policies and standards. The eastern edge of the
MUC will also be easily accessible from the new Bundy Expo Station in the City of Los Angeles.
Permitted Uses
A mix of 50% commercial and 50% residential use is established as the target for new development in the
MUC District. The permitted densities for the MUC District were determined in order to achieve a scale that
is consistent with the community vision for a pedestrian-oriented district that provides high-quality open
spaces, and that is oriented to and accessible by transit. Consequently, densities have been reduced
from those described in the LUCE. Permitted development densities are:
Tier I: 1.5 Floor Area Ratio (FAR)
Tier II: 1.7 FAR
Tier III: 2.2 FAR
As described for the BTV, a blend of uses will be accommodated, including new affordable housing,
housing affordable to the workforce and market-rate housing. These housing types are more completely
described in Table 5.02 in Chapter 5.
Chapter 4, page 76
Conservation: Creative Sector District
Within the Conservation: Creative Sector (CCS) District, emphasis will be placed on small-scale creative
arts, media production, entertainment uses, digital technology, incubators, business services and
supporting uses, such as restaurants and cafés, and housing as defined in Table 5.02. To protect the
scale and character of this important creative cluster within the Plan area, permitted development densities
shall be limited to (Tier I) 1.5 FAR. This restriction is balanced by incentives that can assist creative
businesses in meeting their needs for a certain amount of on-site expansion.
Conservation: Art Center District
As an area-wide anchor for the creative sector, the Conservation: Art Center (CAC) District shall feature
uses which contribute to and enhance both the arts and cultural functions of the Bergamot art center and
the identity it establishes. These uses may include art galleries, studios, exhibition halls, performance
spaces, museums, restaurants and cafés, visitor accommodations and similar uses. Small-scale creative
office uses and housing are also permitted. Distinct densities in the Conservation: Art Center District are
based on parcel size, as described below:
Parcels over 100,000 SF
Tiers I-III: 1.0 Floor Area Ratio (FAR)
Parcels under 100,00 SF
Tier I: 1.0 Floor Area Ratio (FAR)
Tier II: 1.5* FAR
Tier III: 2.5* FAR
*0.5 FAR must be devoted to space for arts-related and arts-compatible uses. Artist live/work could be
considered provided the primary space is used for work.
10.A.b
Packet Pg. 143 Attachment: Attachment B_CDD-Reso-6th Cycle HE (BAP) 032123 [Revision 2] (5570 : Housing Element Implementation (120 mins))