Santa Monica City Council
June 21, 2022

Appendix F:

Report on Suitable Sites
Inventory Analysis
● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ●● ● ● ● ● ● ●●● ● ● ● ● ● F-1 City of Santa Monica 2021-2029 Housing Element
Introduction
Santa Monica’s Regional Housing Needs Allocation for the October 2021 through October 2029 planning period is 8,895 units broken down as follows:

Income Level % of AMI* Units % of RHNA
Allocation
Very Low 31-50% 2,794 31%
Low 51-80% 1,672 19%
Moderate 81-120% 1,702 19%
Above Moderate 120%+ 2,727 31%
Total 8,895 100%
Source: http://SCAG.ca.gov.gov/Housing/rhna.htm
* AMI – Area Median Income.

Note: SCAG’s RHNA does not include the income level of Extremely Low Income (ELI) (0-30% AMI) units, which are required by the City’s AHPP. ELI units produced in the City are counted towards SCAG’s Very Low Income category.

The housing element of the general plan must include an inventory of land suitable and available for residential development to meet the locality’s regional housing need allocation (RHNA) by income level. This inventory is known as the Suitable Sites Inventory (SSI) and is used to demonstrate that there is sufficient land at appropriate densities and development standards to accommodate the RHNA at the income levels specified. This document has been prepared to outline the methodology used for identifying potential housing sites for the City of Santa Monica’s 6th Cycle Housing Element SSI. The methodology follows State Housing Element Law and the guidance of the Housing Element Site Inventory Guidebook prepared by the Housing and Community Development Department (June 2020).

Overview of the City’s Suitable Sites Inventory
Per State law, the City’s SSI consists of sites that are reasonably likely to be redeveloped into residential during 6th Cycle planning period. The SSI includes sites with approved/pending projects, underdeveloped sites that were identified, and non-site-specific accessory dwelling unit potential. A total of 340 sites are identified.

Under current zoning, the SSI has an anticipated unit potential of 7,596 units with capacity for 4,064 affordable units. Therefore, the City will have an anticipated shortfall of 1,109 lower income units and 1,003 moderate units. State law dictates that if sufficient capacity to meet the RHNA cannot be demonstrated based on existing zoning,the City is required to rezone sites on the inventory by October 15, 2024 to demonstrate the ability to meet sufficient capacity. The rezoning programs are Programs 1.F, 1.J, 1.K, and 4.A. With these rezoning programs, the City’s Appendix F | Report on Suitable Sites Inventory Analysis F-2 SSI capacity is estimated to be approximately 13,600 units which includes capacity for 8,044 lower income units and 1,901 moderate income units.

Methodology for Suitable Sites Inventory
The City of Santa Monica maintains a comprehensive land use inventory that includes details for every parcel within City limits. The methodology for the Suitable Sites Inventory consists of a multistep process that narrows down the list of suitable sites from the City’s Land Use Inventory. The Land Use Inventory was first created in 2010 during preparation of the City’s Land Use and Circulation Element, and is a master inventory of each parcel in the City that identifies existing uses, ownership, building age, zoning, and other information. The Land Use Inventory is updated every two years using assessor land use information, the City’s building permit database (for demolitions and new construction), and site visits to confirm existing uses.

The SSI process utilizes the Land Use Inventory to first identify which parcels are available for redevelopment based on zoning and general site constraints such as historic designations and land use. After screening out unavailable sites, City staff then further evaluated the sites individually using Google Streetview or site visits and assigned a potential redevelopment rating of “high, medium high, medium, or low” based on site-specific factors such as existing use, market factors, physical attributes, ownership, and other local knowledge by City Staff.

Sites that were rated as “high” comprise the SSI. Following this process of identifying high potential SSI sites, the City applied development standards to the available sites to calculate housing capacity. The City then conducted a spot-check of individual parcels against current and past projects to confirm that the unit calculations resulted in realistic capacity. The methodology is described step by step below:

F-1 City of Santa Monica 2021-2029 Housing Element
Step 1: Identify Available Multi-Unit Residential Zoned Parcels • Difficult to identify Single Unit parcels for SSI
Step 2: Site Screening
• Properties with Residential Unlikely to
Redevelop (rent control units, condos,
multifamily, SB330 replacement
requirements)
Step 3: Assess Suitability of Sites
Review Residential Potential with Consideration to:
• Parking lots (or A-lots) associated with
Commercial fronting parcels
• Parking lots associated with religious
institutions
• Vacant sites
City Land Inventory

1. Filter out: Single Family,
Ocean Park Single
Family, Ocean Park
Duplex, Residential
Mobile Home
Residential Parcels Commercial and City Parcels

2. Remove properties
based on Site
Constraints & Other
Known Factors
Screened Commercial and City Parcels

4. Assess
Suitability of Sites
based on Factors
Step 3: Categorize Potential Sites
Categorize Potential Sites that have highest
potential for turnover
Step 1: Identify Available Commercial Zoned Parcels & City Owned Properties • Ensures No Net Loss
• Consistent with Housing Preservation goals and policies • Consistent with LUCE Neighborhood Protection goals and policies Step 2: Site Screening
Remove sites based on Factors That Impede Residential Redevelopment • Government Open Space
• Historic Landmarks
• Affordable Housing & Condominiums
• Unique land uses (cemetery, hospital, parks, libraries, fire/police stations etc)
• Under Construction or Recently Constructed Projects
• Newer buildings (constructed post 1980)
• Right-of-ways (such as medians/transportation corridors) Step 4: Assess Suitability based on Site Specific Evaluation Review Residential Redevelopment Potential with Consideration to:
• Physical Attribute - Sites with these factors are most suitable:
• Sites of 15,000 sf or more
• Corner parcels
• Existing Use - Sites with these factors are most suitable:
• Parking lots (if site is completely or partially developed as parking)
• One story building
• Vacant (no tenants) or Less than 2 Tenants
• Redevelopment Potential – Sites with these factors are most suitable • AVR less than 0.5
• Ownership by known housing provider
• Developer interest based on current or past discussions with City staff
• Other Local Knowledge – Sites are removed if
• Existing tenants have longevity (eg, well known successful tenant with long term lease)
• Significant improvements and investments have occurred on the site within the past 4 years

1. Approved/Pending Projects

2. Prior SSI properties

3. Downtown Community Plan
buildout

4. City Owned Sites

5. Vacant & Parking Lots

6. Auto Dealership Inventory Lots

7. Recently sold/for sale

8. Large parcels (15,000 sf +)

9. Development Potential of 20K sf

10. Remaining parcels less than 0.5 ILR

3. Categorize
Potential
Sites
SSI Sites
*Identified as high potential sites meeting the
suitability factors of Existing Use, Physical Attribute, and Development Potential

2. Remove
properties if there
are existing
residential uses
Screened Residential Parcels

3. Assess
Suitability of Sites
SSI Sites
*Identified as A lots associated with commercial
fronting parcels or those associated with religious
institutions
F-3 City of Santa Monica 2021-2029 Housing Element
Step 1: Identify Available Commercial and Residential Parcels As a first step in the SSI process, parcels that are not available for residential redevelopment due to zoning were removed from consideration. Parcels in the City’s single unit zones (R1, OP1, and OPD) were filtered out from the SSI process for the following reasons:
• Lack of vacant parcels in these zones
• Difficulty in identifying specific parcels for the inventory since there are no known factors that could assist in determining which parcels would be redeveloped. • Even if parcels were identified, redevelopment would likely consist of demolition and replacement of existing on-site units
• Parcels in the Residential Mobile Home (RMH) and Open Space (OS) districts are also removed from the SSI process since these parcels are protected by the City for low income housing and open space uses respectively.

Step 2: Site Screening for Non-Suitable Parcels
As a second step in preparing the SSI, parcels in the City that are not potential candidates for housing development during the Housing Element planning period were screened out based on a set of criteria. Since housing development on residential and commercial parcels are influenced by different sets of factors, residential and commercial parcels were separately screened.

Commercial Parcels
In general, commercial parcels meeting any of these criteria were determined to not be suitable as a housing site and screened out from the SSI:
• Historic Designations: Designated historic resources, including Landmarks and/or Structures of Merits, are protected by the City’s Landmark Ordinance and the California Environmental Quality Act. Demolition of historic resources are only permitted with a Certificate of Hardship. While there have been instances where new residential development is proposed on larger parcels in conjunction with the preservation or adaptive reuse of historic resources, such instances are uncommon.

Therefore, the presence of historic resources is presumed to preclude new housing development on the site.
• Under Construction or Recent Construction Projects: Parcels that are under construction or have recently completed projects are not available for redevelopment into housing and therefore, are screened out from the SSI process. • Commercial Entitlements: Parcels that have approved or pending entitlements for solely for commercial uses are screened out from the SSI process since these parcels will be redeveloped into commercial.
• Government or Institutional Uses: Parcels that have unique land uses such as governmental or institutional uses are unavailable for redevelopment and are also screened out from the SSI process. These include parcels with uses such as the Civic Center government uses (Santa Monica City Hall, Los Angeles County Courthouse, Civic Auditorium), UCLA and Providence Saint John hospitals, Santa Monica Cemetery, Appendix F | Report on Suitable Sites Inventory Analysis F-4 SMUUSD schools, Santa Monica College, public parks, utilities, libraries, police/fire stations, transportation infrastructure/Metro Expo Light Rail and the Santa Monica Airport. The City and institutions are unable to remove these uses in this housing element cycle as they are necessary to serve the community. • Residential Uses: The City filtered the inventory to remove parcels that are currently occupied by residential uses. In particularly, parcels developed with affordable housing, condominium units, and rent control units are highly unlikely to be redeveloped. Affordable housing is protected by long term deed restrictions, and therefore were screened out. Condominium units are common interest properties with multiple owners, and therefore, are screened out due to infeasibility of acquiring all condo ownership parcels. Rent control units are governed by the City’s Rent Control laws that limit the removal of such units and are therefore screened out from the inventory.
• Newer Buildings: Parcels with newer buildings developed post 1980 are highly unlikely to be redeveloped as supported by a review of current approved and pending projects (see Attachment 1, Table 2).

Residential Parcels
The City screened the inventory to remove residential parcels that are currently occupied by residential uses. This approach is conservative since the City’s general plan emphasizes the protection of existing residential units and because parcels with residential uses are governed by SB330 unit replacement requirements. Furthermore, parcels developed with affordable housing, condominium units, and rent control units are unlikely to be redeveloped. Affordable housing is protected by long term deed restrictions, condominium units are common interest properties with multiple owners, and rent control units are governed by the City’s Rent Control laws that limit the removal of such units.

F-5 City of Santa Monica 2021-2029 Housing Element
Step 3: Categorizing Sites
After screening out parcels that are not available for redevelopment, the remaining list of sites were categorized.

Commercial Parcels
Based on this first set of screening criteria, 1,368 potential commercially zoned sites and Cityowned sites were initially identified. These sites were then categorized according to the figure below:

Figure F-1 Category of Potential Commercially Zoned and Mixed Use Zoned Sites Category Description Count of Parcels Land SF
1 Approved and Pending Housing
Projects
172 3,222,092
2 Prior SSI Sites 46 1,015,545
3 DCP Buildout 12 180,263
4 City-Owned Sites 106 3,723,505
5 Parking Lots 116 1,026,709
6 Auto Inventory Lots 41 407,651
7 Parcels with recent/active sales 47 385,129
8 Underutilized Sites (20,000 excess
sf development potential)
183 5,953,899
9 Large Parcels (15,000 sf+) 66 2,268,697
10 Remaining Sites less than 0.5 ILR 579 3,721,870
Category 1 Sites: Pending/Approved Housing Entitlements The RHNA projection period for the 2021-2029 Housing Element begins on June 30, 2021.

Therefore, pipeline housing projects that are pending or have received approved entitlements butdid not receive a building permitas of July 1, 2021are expected to counttoward the 6thCycle RHNA.

Category 2 Sites: Prior Sites listed in the 2013-2021 5th Cycle Housing Element 83 parcels were listed in the 5th Cycle 2013-2021 Housing Element. Some of these parcels have undergone entitlements but the remaining have not. These are categorized as Category 2 Sites.

Category 3 Sites: Downtown Buildout Sites
As part of the Downtown Community Plan (DCP), sites in the Downtown were identified for potential redevelopment. A number of these sites have already undergone pending and Appendix F | Report on Suitable Sites Inventory Analysis F-6 approved entitlements (captured in Category 1), and as such, are eliminated from further consideration. In addition, a small number were previously identified in the prior SSI for the 5th Cycle Housing Element (hence are captured in Category 2). The remaining DCP sites are classified as Category 3.

Category 4 Sites: City-owned Sites
An important strategy for the City to meet its RHNA targets is the utilization of existing City owned sites for housing, particularly affordable housing. All City owned sites that are not currently developed with open space/parks, community centers, civic uses, utilities, etc. are categorized as Category 4 sites. Public parking structures such as Parking Structure (PS) #3, PS#1, PS#2, and PS#4 are reviewed in this category since these structures require seismic retrofit improvements for their continued operation. Additionally,the City’s parking lots on Main Street are reviewed as potential housing sites.

Category 5 Sites: Parking Lots
There are no vacant sites in the City as it is highly urbanized. No vacant sites are located in the commercial and mixed use zones. However, a number of sites in the City are developed as surface parking lots. Surface parking lots are very underutilized and represent the greatest opportunity for new housing without displacement of existing uses. Redevelopment of these lots are considered with the commercial uses they serve.

Category 6 Sites: Auto Inventory Lots
These are parcels currently being utilized almost entirely as auto inventory surface lots, with the majority occurring on the eastern end of Santa Monica Boulevard. Auto dealerships have indicated interest in turning over these large surface lots into redevelopment opportunities as they are rethinking their sales operations.

Category 7 Sites: Recent/Active Sales
Based on a review of the Assessor’s Parcel Data and a review of commercial real estate websites (such as Loopnet), a number of properties have recently sold during 2019-2021 or have active sales listings. These sites could have redevelopment potential.

Category 8 Sites: Underutilized Sites (20,000 sf excess development potential) Category 8 sites are sites that do not meet the criteria of Categories 1-7 but have been identified to have a net new development potential of 20,000 sf or greater (based on their existing built area compared against the maximum floor area permitted).

Category 9 Sites: Remaining Large parcels
Category 9 sites are all remaining sites that are 15,000 sf and larger.

Category 10 Sites: Remaining Parcels with 0.5 ILR or less Category 10 sites are all the remaining sites (not meeting Category 1-9) with an improvements to land value ratio (ILR) of 0.5 or less.

F-7 City of Santa Monica 2021-2029 Housing Element
Residential Parcels
For residentially-zoned parcels, sites that were not screened out are categorized as religious institutional uses, or parking lots. Approximately 38 parcels were identified as parking lots that are associated with religious institutions and 97 parcels are surface parking lots for adjacent street fronting commercial uses.

Figure F-2 Category of Potential Residentially Zoned Sites Category Description Count of Parcels Land SF
11 Religious Institutions 38 555,589
12 A-Lots and Residentially Zoned Parking Lots 97 911,847 Category 11 Sites: Religious Institutions
Category 11 sites are properties of religious congregations (churches, synagogues, etc.).

AB1851 was passed in 2020 to remove an important barrier to housing construction on lands owned by a religious institution. The law states that a jurisdiction cannot deny a housing project proposed by a religious institution on the sole basis that it will remove parking. A number of religious institutions with large surface parking lots are located throughout the City. These lots could play an important part in providing affordable housing. Program 4.B of the Housing Element would amend the Zoning Ordinance to create special standards for housing projects on sites owned by community assembly uses so that these sites would be incentivized for the production of housing.

Category 12 Sites: A-Lots and Residentially Zoned Parking Lots “A-Lots” are residentially-zoned (R1/R2/R3/R4) parcels with an “A” Off-Street Parking Overlay.

Within the City, there are 42 A-lots. Zoning regulations prevent their use to enable the expansion of associated commercial uses, but also effectively prevent their redevelopment for housing. Additionally, there are other residentially-zoned parcels without the A-Lot overlay that are similarly developed as surface parking lots. These surface parking lots are intended to support the parking needs of commercial corridors and neighborhood commercial areas, and to serve as a buffer between commercial and residential uses. The existing multi-unit residential zones have density caps of 4-6 units regardless of the size of the property, which limits their capacity for housing potential.

Appendix F | Report on Suitable Sites Inventory Analysis F-8 Step 4: Evaluating Suitability of Nonvacant Sites for Housing Potential Government Code section 65583.2(g)(1) requires that, where non-vacant sites comprise over 50% of the Suitable Sites Inventory, existing uses are presumed to impede development unless findings with substantial evidence are provided that the use is likely to be discontinued. Santa Monica is a dense, urban coastal community and is entirely built out with little to no vacant land remaining. Therefore, the methodology used to identify the suitability of non-vacant sites for housing potential must consider factors such as site physical characteristics, existing uses, improvements to land value ratio, ownership, development interest, location and context, local knowledge, and environmental constraints.

Methodology
Once all the screened sites were categorized,
all individual sites in Category 1-10 were
reviewed by the City’s Housing Policy team
using Google Streetview, City Accela permit
database, and if necessary, in-person site
visits. All of the sites are non-vacant, and have
an existing use or are developed as parking
lots. The City focused the list of non-vacant
sites to those that are underutilized and
primarily located within the mixed use and
commercial districts where the City has encouraged housing. These districts include, but are not limited to, the Downtown districts, the Bergamot Area, and the corridors of Santa Monica Boulevard, Wilshire Boulevard, Colorado Avenue, Broadway, and Lincoln Boulevards. Recent project applications that have been filed by the City support the assumption that there is a strong housing demand in these districts.

Each site was analyzed to determine its likelihood and suitability for residential redevelopment based on a set of site-specific factors. These factors were selected based on City Staff’s experience and long standing knowledge of the current projects in the pipeline and development interest in certain areas of the City. Interviews with local developers and architects from the Housing Production Technical Working Group and the general public confirmed also informed the factors and assumptions in the Site Inventory. The criteria and factors for the City’s Housing Element site inventory was presented to the public, Planning Commission, and City Council where all agreed these are appropriate criteria.

The City also verified its assumptions by analyzing recent project application since adoption of the LUCE to assess development trends. Since July 2010, 152 residential and mixed use residential development applications have been received for more than 5,553 new housing units – all of which have occurred on non-vacant sites. A review of these past and current housing projects support the use of these site specific factors (see Attachment B), which are described below:

Per HCD, a vacant site is a site without any
houses, offices, buildings, parking lot, or other
significant improvements on it. The City of
Santa Monica is a dense, urban coastal
community and is entirely built out with no
vacant land remaining. Nonvacant,
underutilized sites will be relied on to achieve
the 6th Cycle RHNA. This is supported by past
residential development trends which has
primarily consisted of new multi-unit buildings
replacing older one-story buildings on infill
sites (see Attachment 1).

F-9 City of Santa Monica 2021-2029 Housing Element
• Site Physical Characteristics - Sites were reviewed for physical characteristics that could make them more amenable to residential development, such as size, location relative to the urban grid, and shape of the site.
o Size: Based on a review of past and current housing projects (see Attachment 2), housing projects have occurred on commercial and mixed used zoned sites that are as small as 7,500 sf. This includes 100% affordable housing projects where site sizes have ranged from 7,500 sf to 30,000 sf.

Housing development trends in the City indicate that a site that is 15,000 sf is generally considered sufficiently sized for residential redevelopment in the mixed-use, commercial zones (see Attachment 2). Since the majority of the housing projects (more than 90%) have occurred on sites that are 15,000 sf or greater, City staff used a size threshold of 15,000 sf for the SSI process. Sites as small as 7,500 sf may be appropriate for certain projects such as those in the Downtown and/or 100% affordable housing projects which do not require parking.

Individual parcels less than 15,000 sf are unlikely to be developed. However, if two smaller adjacent parcels share common ownership, there could be potential for housing development depending on the remaining factors. The City does not have any restrictions on lot consolidations for the commercial or mixed use zoning districts, and consolidation is a common practice. Housing developers have historically consolidated lots for development and such consolidations are administratively approved as part of the plan check process. o Corner Parcels or Parcels with Alleys: As a general policy, the City’s General Plan discourages vehicular access from the main boulevard. Therefore, based on City staff experience as well as current trends of development, sites with corner parcels are more likely to be redeveloped given that vehicular access can be taken from the side street or from the alley.
o Other Factors: Sites were reviewed for any other potential physical characteristics that could preclude residential development, such as narrow depth/width, grade, and other physical constraints such as lack of access. • Existing uses – Due to the built up nature of the City, past and currently proposed housing projects have all occurred on non-vacant sites. These sites were built or proposed on sites with existing uses consisting of older buildings or surface parking lots as listed in Attachment B. Using Google Streetview supplemented with site visits as necessary, existing uses on the site were assessed to determine its future viability and likelihood for the uses to be discontinued. Based on past experiences as well as review of approved/pending projects (see Attachment 1, Table 2), City staff determined that sites with these existing uses are most suitable:
o Parking lots (if site is completely or partially developed as parking) - Sites that are developed as parking lots are considered more likely to be redeveloped than sites with existing building improvements.

Appendix F | Report on Suitable Sites Inventory Analysis F-10 o One story building - Sites that are developed with one story buildings are also more likely to be redeveloped as they are considered underutilized. o Vacant (no tenants) or Less than 2 Tenants - Similarly, sites that are vacant or have only a single tenant are more likely to turn over than multiple tenant sites. • Redevelopment Potential – Sites were also reviewed using redevelopment potential factors such as the improvements to land ratio based on assessor’s value of land to improvements ratio, ownership information, and known developer interest. o Improvements to Land Value Ratio - A low improvements to land value ratio (ILR), which is the ratio of improvement value to the land value, is a strong indicator of the likelihood that a site has a high probability of being redeveloped.1 A review of current pending and approved projects show that these projects have occurred almost all on commercial/mixed use zoned parcels with ILR less than 0.5 (see Attachment 1, Table 2).
o Ownership – Ownership of properties was also considered in the analysis. As previously stated, if two smaller adjacent parcels share common ownership, there is a high potential for housing development. The City does not have any restrictions on lot consolidations for the commercial or mixed use zoning districts, and will continue to facilitate consolidation through administrative lot tie agreements as part of the plan check process. Therefore, adjacent parcels that are held by the same owner could be developed jointly as evidenced in the City’s list of approved and pending projects (see Attachment 1, Table 2).

Furthermore, parcels that are owned by known housing developers, for example, are very likely to be redeveloped. Several underutilized sites in the City are owned by State entities, institutions, and public utility companies that have the potential to accommodate housing, including the Department of Motor Vehicles (DMV) site at 2235 Colorado Ave, Santa Monica Municipal Unified School District (SMMUSD) former district offices at 1651 16th St, and the University of California, Los Angeles (UCLA)-owned parking lots at 1521 & 1601 Santa Monica Blvd. The City initiated discussions with these entities to inquire about their potential interest in housing development. Both the DMV and UCLA indicated that they had no plans for future housing on their properties. However, the SMMUSD indicated their intent and interest in developing housing for their staff at their former district offices (see Attachment 4). If State controlled sites are included in the SSI, HCD requires documentation be provided that shows that housing can be accommodated with the Housing Element planning cycle.
1 The Institute of Urban and Regional Development (IURD) at the University of California, Berkeley suggests that a ratio of improvement value to land value that is below 1.0 is an appropriate factor to identify potential housing sites on infill commercial properties.

F-11 City of Santa Monica 2021-2029 Housing Element
o Known Developer Interest – If a developer has expressed interest in developing a site either through a pre-submittal meeting with the City or through general inquiry, then there is a higher likelihood that the site will be redeveloped. • Location and Context – The location of the site was also considered in terms of its access to schools, jobs, transit, residential amenities such as parks/open space, health care services, and retail shops such as grocers. Many of the sites south of Olympic Boulevard lack access to these amenities and services, and, as such, were determined to not be suitable. Additionally, existing/past housing development trends in the site surrounding area were considered – reviewing if the project is located in an area where there is significant residential growth.
• Other Local Knowledge – City Staff have in-depth local knowledge of properties that could preclude site development. For example, specific parcels were removed if:
o Existing tenants have longevity (eg, well known successful tenant with long term lease) - For example, uses that are more unique in a particular location (such as a successful grocer in a residential neighborhood, a popular restaurant, long-standing reputable business, etc.) have demonstrated longevity, and, as such, may be considered an impediment to redevelopment of the site.
o Significant improvements and investments have occurred on the site within the past 4 years – Where there has been significant investments and improvements that have been made to a site, the site is unlikely to be redeveloped in the near term.
• Environmental and Infrastructure Constraints –HCD requires that cities identify any environmental constraints (e.g., fault hazard zones, flood areas, landslide zones, very high fire hazard severity zones) and infrastructure limitations that have the potential to impact the development viability of the identified sites. These constraints can include natural resources, hazards/safety concerns, or lack of sufficient infrastructure capacity. All parcels included in the sites inventory were reviewed for any known environmental constraints, such as flood zones, steep slopes, and other possible constraints to development feasibility. The sites included in the inventory are not constrained by topography, known environmental factors, or other site-specific constraints that would limit development. As summarized in Attachment 3, environmental concerns do not pose a constraint to housing production. Infrastructure upgrades would be necessary to accommodate the development of 8,895 units in the next 8 years but these are anticipated to occur with the City’s Capital Improvements Program or in conjunction with housing projects. Therefore, infrastructure systems do not pose a constraint to housing.

Evaluation
City staff reviewed the current status of each site and evaluated the sites using the factors above. Sites were given a rating of whether they had low, medium, medium high, and high Appendix F | Report on Suitable Sites Inventory Analysis F-12 potential for housing redevelopment. The table below show the qualifying factors for each rating. Staff did extensive research on the site, reviewing physical conditions, existing uses and other factors and removed any identified sites with demonstrated impediments. Finally, staff also conducted additional market research to support assumptions around parcel turnover at thesites. In general, as shown in the table, high potential sites include those that are adequately sized or have common ownership with adjacent parcels, are occupied with single tenants, are underutilized and occupied with aging, one story buildings, and are located in proximity to other recent housing projects.

Figure F-3 Sites Inventory Evaluation Factors
Factors Utilized Redevelopment Potential
High Medium
High
Medium Low
Physical Attribute
Sites of 15,000 sf or more x x x
Corner parcels x x
Existing Use
Parking lot or One Story x x
Vacant or Less than 2
tenants
x
Redevelopment Potential
ILR less than 0.5
At least
one
x
Ownership by Developer
Known Developer Interest
Location
Near transit/amenities x x x
Other Local Knowledge
Existing uses have longevity x
Recent investments x
The Suitable Sites Inventory is comprised of 341 high potential sites categorized as follows.

Category 1 Sites: Pending/Approved Housing Entitlements As of May 2022, there were approximately 2,594 approved units (of which 637 are affordable) and 2,550 pending units (of which 420 are affordable). All approved and pending projects are considered high potential sites.

Category 2 Sites: Prior Sites listed in the 2013-2021 5th Cycle Housing Element The parcels listed in the 5th Cycle 2013-2021 Housing Element were re-evaluated to determine suitability for housing potential. Parcels were determined to have low potential if they are inadequately sized (less than 7,500 sf), have undergone recent tenant improvements, or are occupied with newer tenants (indicating long term leases). Remaining sites were evaluated and considered high potential if they are adequately sized and if there is a low ILR of less than F-13 City of Santa Monica 2021-2029 Housing Element

1.0 FAR, the existing buildings on the site are more than 40 years old, there is known developer interest, or if the existing use doesn’t appear to have longevity (e.g., existing aging one story building, single tenant or unoccupied, etc).

Category 3 Sites: Downtown Buildout Sites
As part of the Downtown Community Plan (DCP), sites in the Downtown were identified for potential redevelopment. All these sites have low ILR and have older buildings, indicating high potential. The Downtown is one of the most attractive areas for housing development due in part to higher development standards for housing, access to a variety of amenities, proximity to transit, and no parking minimums. In general, the limiting factor is site size. Based on discussions with developers from the Housing Element Housing Production working group, single lot parcels (generally consisting of 7,500 sf) are infeasible to develop. Therefore, sites within the DCP that are 7,500 sf or smaller were eliminated. The remaining DCP sites are considered high potential.

Category 4 Sites: City-owned Sites
City staff reviewed all City-owned land to determine if there is potential for housing development. A number of City-owned sites have the highest potential to accommodate the production of affordable housing. These sites do not have long-term leases with outside parties that extend beyond the 6th Cycle Housing Element planning period and do not have existing uses that are non-City operated, and therefore are considered high potential. High potential City-owned sites include the parcels serving as the parking lots on Main Street and along Wilshire Boulevard, the Bergamot Arts Center, Public Parking Structure 3, and the Bank of America/Chase bank site at 4th Street/Arizona.

Category 5 Sites: Parking Lots
As previously stated, there are a number of sites in the City that are developed as surface parking lots. Many of these lots serve one-story commercial uses. These surface parking lots were considered in conjunction with the commercial uses they serve, if any. Sites were considered high potential if they are adequately sized, if there is common ownership with adjacent commercial parcels they serve, the existing buildings on the site are more than 40 years old, there is known developer interest, and if the existing use doesn’t appear to have longevity (e.g., existing aging one story building, single tenant or vacant, on-site business is not well known in the community, etc.).

Category 6 Sites: Auto Inventory Lots
Santa Monica has a number of auto dealerships with large surface parking lots used for auto inventory. In some cases, auto dealerships span multiple parcels with some on adjoined lots and some on separate lots. Some of the parcels serve as inventoryparking for used cars or new cars. Sites were considered high potential if they are adequately sized, there is common ownership with adjacent parcels, there are other multiple parcels located elsewhere that are also owned by the same owner (if so, they can adequately serve as inventory for both used and new cars), or if there has been known developer interest.

Appendix F | Report on Suitable Sites Inventory Analysis F-14 Category 7 Sites: Recent/Active Sales
Properties that have recently sold during 2019-2021 or have active sales listings were evaluated and considered high potential if they are adequately sized and located in an area where residential has occurred or occurred nearby. Recently sold sites that are occupied with new tenants were excluded and determined to have low potential.

Category 8 Sites: Underutilized Sites (20,000 sf excess development potential) Category 8 sites have a net new development potential of 20,000 sf or greater (based on their existing built area compared against the maximum floor area permitted). Sites were evaluated and considered high potential if they are adequately sized and if there is a low ILR, the existing buildings on the site are more than 40 years old, there is known developer interest, or if the existing use doesn’t appear to have longevity (e.g., existing aging one story building, single tenant or vacant, etc).

Category 9 Sites: Remaining Large parcels
Category 9 sites are all remaining sites that are 15,000 sf and larger. Sites were evaluated and considered high potential if they are adequately sized and if there is a low ILR, the existing buildings on the site are more than 40 years old, there is known developer interest, or if the existing use doesn’t appear to have longevity (e.g., existing aging one story building, single tenant or vacant, etc.).

Category 10 Sites: Remaining Parcels with 0.5 ILR or less Category 10 sites are all the remaining sites (not meeting Category 1-9) with an improvements to land value ratio (ILR) of 0.5 or less.

Based on the assessment of sites using the above factors and methodology, there are 137 parcels that have approved and pending projects for residential development (Category 1) and 185 non-vacant commercial/mixed use zoned parcels (Categories 2-10) in the City identified to have high potential for residential redevelopment. An additional 22 residentially zoned sites developed as surface parking lots are identified as having high potential, and therefore are also included in the SSI. The Housing Element includes Program 1.C to adopt standards that will incentivize A-Lots and residentially zoned parking lots to be developed in support of multi-unit housing development. Together these 340 parcels comprise approximately 5.2 million sf of land area and are included in the SSI.

Figure F-4 Summary of Commercial and Mixed Use Zoned Sites in SSI High Potential for Redevelopment
Category Description Total Land Area Count of Parcels
1 Approved and Pending Housing Projects 1,921,522 138
2 Prior SSI Sites 466,371 21
3 DCP Buildout 94,015 7
4 City-Owned Sites 778,481 24
5 Vacant Sites/Parking Lots 164,891 21
F-15 City of Santa Monica 2021-2029 Housing Element
6 Auto Storage Lots 206,212 23
7 Parcels with recent/active sales 168,576 17
8 Underutilized Sites (20,000 excess sf development
potential)
767,643 30
9 Large Parcels (15,000 sf+) 135,267 6
10 Remaining Sites with less than 0.5 ILR 210,996 31
Grand Total 4,913,974 318
Figure F-5 Summary of Residentially Zoned Sites in SSI
High Potential Residentially Zoned Sites
Category Description Total Land Area Count of Parcels
11 Religious Institutions 149,307 7
12 A-Lots/Residentially Zoned Parking Lots 168,609 15
Grand Total 317,916 22
Reliance on Nonvacant Sites to Accommodate more than 50 percent of RHNA The City of Santa Monica is a dense, urban coastal community and is entirely built out with little to no vacant land remaining. As such, this Housing Element relies on nonvacant sites to accommodate 100 percent of its RHNA for lower income households. Based on analysis of the factors discussed above for each category of sites (such as age of buildings, known developer interest, low ILRs, size of sites, development trends, market conditions, ownership information), the City anticipates that the existing uses on the SSI sites will likely be discontinued during the planning period. Pursuant to Government Code Section 65583.2(g)(2), as part of its resolution adopting this Housing Element, the City will include findings stating that uses on nonvacant sites identified in the SSI to accommodate the RHNA for lower income is likely to be discontinued during the planning period.

Replacement of Affordable Units
Excluding approved and pending housing projects (Category 1 sites), two sites on the SSI have existing residential uses. As required by Government Code Section 65915(c)(3), this Housing Element includes Program 3.A, which would require new housing projects on sites with existing residential units or within the last 5 years, that have or had residential units that are lower income, rent control, or affordable units to replace those units at the same or lower income level.

Map F- 1 Suitable Sites Inventory
F-17 City of Santa Monica 2021-2029 Housing Element
Step 5: Realistic Capacity Analysis of Suitable Sites
Per Government Code Section 65583.2(c), the SSI must include a calculation of the realistic residential development capacity of the sites. To ensure that sufficient capacity exists in the housing element to accommodate the RHNA throughout the planning period, HCD recommends that a jurisdiction create a buffer in the housing element inventory of at least 15 to 30 percent more capacity than required, especially for capacity to accommodate the lower income RHNA.

Category 1 – Approved and Pending Projects
As previously stated, as of May 2022, there were approximately 2,594 approved units (includes 637 affordable) and 2,550 pending units (includes 420 affordable). These sites are listed in Appendix A. A review of the past 5th Cycle Housing Element show that 15% of approved and pending projects are withdrawn, have had permit approvals expire, or have not pulled building permits within 8 years of project approval (i.e., housing element cycle). It is not possible for City staff to predict which specific approved and pending projects would be withdrawn or ultimately not developed. Eliminating some projects and not others would be arbitrary and speculative.

However, based on information from the prior Housing Element cycle, a 15% discount factor was applied to the current number of approved and pending units to allow for the possibility that some projects may never proceed to construction. This results in 2,205 approved units and 2,168 pending units that are projected to be counted towards the 6th Cycle Housing Element.

Figure F-6 Approved and Pending Projects Housing Capacity # of Units # Units Counted for SSI
(w/ 10% discount)
Category 1 Approved 2,594 2,205
Category 1 Pending 2,550 2,168

Category 4 – City-Owned Sites
The City-owned sites determined to have the highest potential to accommodate the production of affordable housing include parcels serving as parking lots on Main Street and along Wilshire Boulevard, the Bergamot Arts Center, Parking Structure 3, and the site at 4th Street/Arizona. All parcels are developed as public parking or have uses with expiring lease terms during this 6th Cycle planning period, which provide for the most housing development potential. Furthermore, these sites do not have any existing residential uses. However, the existing density standards and FARs limit housing potential. For example, the public parking parcel on Main Street is zoned R3 and has a density cap of 5 units on a parcel. Therefore, this 6th Cycle Housing Element includes Program 2.E, which would commit City-owned sites for the development of affordable housing through a public process, which would include necessary rezoning to accommodate the estimated realistic capacity for these sites. To determine the estimated realistic capacity, the City engaged with HR&A advisors and local architects who consideredexisting constraints, including, but not limited to, lease terms for commercial uses on the property located at 4th/Arizona and Property Management Agreement with associated annual leases at the Bergamot Arts Center, financial feasibility, available funding sources, etc.

Appendix F | Report on Suitable Sites Inventory Analysis F-18 Based on an assumption that affordable housing would likely not be greater than 6-7 stories (due to increasing costs associated with construction type – e.g., Type 3 vs. Type 4 construction), it is estimated that the City-owned sites could accommodate a density of 150 units per acre. Therefore, applying a density factor of 150 units/acre, City-owned sites have the potential for accommodating 1,880 units. To ensure that City-owned SSI sites can be counted towards meeting the RHNA, Program 2.E commits the City to plan for a targetof1,880affordable units across City-owned sites which may include, but shall not be limited, to rezoning actions in the LUCE, Specific Plans, and/or Zoning Ordinance amendments.

F-19 City of Santa Monica 2021-2029 Housing Element
Figure F-7 City-Owned SSI Sites
Address Parcel Nos. GP Designation Zoning Existing Use
Existing Base
Allowable
Density or FAR
Proposed
Density
with
Program

2.E
Land Area
(sf)
Unit
Capacity
with
Program

2.E
Other Info
1146 16th St 4281005900 Low Density
Residential R2
Public parking
lot 8 behind
Café Zella
1 unit/2000 sf
or 4 units
(whichever
less)
150
units/acre 7,500 26 No leases – parking is
City operated
1217 Euclid St 4282004900
Medium
Density
Residential
R3 Public parking
lot 7
1 unit/1500 sf
or 5 units
(whichever
less)
150
units/acre 7,500 52 No leases– parking is
City operated
1217 14th St

4282003900 Medium
Density
Residential
R3

Public parking
lot 12 behind
Petco

1 unit/1500 sf
or 5 units
(whichever
less)
150
units/acre
22,500
52 No leases– parking is
4282003901 City operated
Main St between
Ocean Park Blvd
and Kinney St
4288009900
High Density
Residential R3/R4
Public parking
lots 9, 10, and 11
on Main St
(excludes
alleys)
1 unit/1500 sf
or 5 units
(whichever
less)
150
units/acre 167,388 577
No leases– parking is
City operated; but
replacement parking
will be necessary
(Coastal Zone)
4288010900
4288014901
4288011900

4288012902
4288013905
4288015901
1333 4th St

4291011909
Bayside
Conservation BC
Bank of
America; Chase
bank

2.25 FAR 150
units/acre 52,489 181
Bank of America’s
lease ends in 2026 and
Chase Bank has
requested to extend
their lease to 2026 and
terminate alongside
the BofA lease.
4291011910
1324 5th St

4291011900
Neighborhood
Village NV Public parking
lot 27 2.25 FAR 150
units/acre 52,470 181 No leases– parking is
City operated 4291011901
4291011902
Address Parcel Nos. GP Designation Zoning Existing Use
Existing Base
Allowable
Density or FAR
Proposed
Density
with
Program

2.E
Land Area
(sf)
Unit
Capacity
with
Program

2.E
Other Info

4291011903
4291011904
4291011905
4291011908
1318 4th St

4291012900
Bayside
Conservation
BC

Parking
Structure 3 2.25 FAR 150
units/acre 30,000 104
City Council
authorized exclusive
negotiation
agreement on
1/22/2022 with EAH for
development of
affordable housing;
Demolition began
March 2022
4291012901
2500 Olympic

4268013919
Conservation
Arts Center
CAC

Bergamot Arts
Center1

1.0 FAR 150
units/acre 205,000 707
Property Management
Agreement until April
2027. City has annual
leases with 30
businesses (expiring
12/31) that will be
renewed each year
until redevelopment
4268014900
Total Estimated Capacity
1,880
1 The 205,000 sf land area accounts for half of the Bergamot Arts Center parcel being occupied by an existing leased R&D building which precludes housing development on this portion of the site
F-21 City of Santa Monica 2021-2029 Housing Element
Category 11 and 12- Religious Congregations and Parking Lots Surface parking lots located in the multi-unit residential zoning districts have the ability to accommodate housing. These include parking lots associated with religious congregations and parking lots associated with street-fronting commercial uses.

Discussions with religious congregation leaders have indicated that there is a strong desire to develop affordable housing on the parking lots of sites owned by religious congregations.

Program 4.B in this Housing Element would amend the Zoning Ordinance to allow housing projects on these religious congregation sites to be developed to unlimited density, no minimum parking requirements, and an additional 33 feet of building height, provided that 50% of the units are provided as affordable. However, based on discussions with affordable housing developers, it is unlikely that affordable housing projects will be built greater than 5 stories. Therefore, housing capacity of sites owned by religious congregations were analyzed assuming a height of 5 stories.

Surface parking lots in residential zones have housing potential but their potential is limited by existing residential unit caps. The Housing Element includes Program 1.C which would amend the Zoning Ordinance to eliminate the maximum unit caps within these residentially-zone surface parking lots and to create special standards for housing projects on these sites.

The capacity analysis applies the following factors to calculate realistic capacity of Category 11 and 12 sites:
• Typical Density: Parking lots owned by religious congregations would be developed with affordable housing projects and as such, would be afforded new development standards that would give it increased height as compared to other sites in the residential zones. However, as stated above, such projects would likely be limited by the number of stories. Affordable housing developers have indicated that they will likely build no more than 5-6 stories due to construction costs and prevailing wages requirements for projects constructed at greater heights. Therefore, the capacity analysis assumes a maximum of 5 stories for parking lots associated with religious congregations. For surface parking lots, the capacity analysis assumes removal of the unit caps and applies the density factors of the underlying zones as well as the maximum building height.
• Realistic capacity of Site: Application of the maximum parcel coverage permitted based on the underlying multi-unit zoning.
• Land Use Controls and Site Improvements: Incorporation of the Zoning Ordinance’s requirements for unit size and unit mix requirements which could reduce maximum residential yield.
• Infrastructure Availability and Environmental Constraints: No application of environmental constraints and infrastructure constraints, per the discussion in Attachment 3.
• Income levels: Some religious congregational leaders have indicated that there may be a need to provide some market rate units as part of housing redevelopment to ensure revenue. Therefore, these sites assume 50% of the total unit capacity could be accommodated at affordable low-income levels consistent with Program 4.B.

With this methodology, Category 11 sites yielded an estimated housing capacity of 257 units and Category 12 sites yielded an estimated housing capacity of 96 units.

Figure F-8 Example Capacity Calculation for Multifamily Parcel Site
Attribute
Zoning R2
Site Area (SF) 10,000
Typical
Density
Max # Stories 5
Density unlimited
Realistic
Capacity
Parcel Coverage (Maximum % of site area) 0.45%
Ground Floor Parcel Coverage Floor Area (GSF) 6,750 SF
Land Use
Controls
Upper Story Parcel Coverage
(% of ground floor parcel coverage) 90%
Upper Story Floor Area [(6,750 SF*.90)*4 stories] = 24,300 SF Capacity Total Floor Area 31,050 SF
Average GSF per Unit based on Unit Mix requirements 1,050 Max # of Units 30
All Remaining Sites – Categories 2, 3, 5, 6, 7, 8, 9, 10 The City of Santa Monica’s General Plan and Zoning Ordinance implements a Zoning Ordinance using floor area ratios (FAR) and heights to determine maximum development. The Housing Elementincludes Programs 1.F and 1.J, which would amend the Downtown Community Plan and Zoning Ordinance to establish new increased FARs and heights for housing projects. • Assumptions of Residential Probability vs Commercial
 Development Trends – In the past decade, development in Santa Monica has trended towards new residential development rather than new commercial development (see graphic below). This is particularly true in the Downtown district, where housing projects are incentivized with greater FARs than commercial projects. Housing is in high demand in the southern California region, particularly in Santa Monica, which has seen a significant increase in development applications for residential and mixed use projects.

This trend is expected to continue to increase during the timeframe of the Housing Element. The City allows standalone, multi-unit residential development as a use permitted by-right (without discretionary approvals) in most mixed-use, commercial, and industrial zones throughout the City. These zones also allow for a broad range of other nonresidential uses. For example, a review of project applications in the City revealed that approximately 15% of projects were commercial only while the F-23 City of Santa Monica 2021-2029 Housing Element
overwhelming majority were residential or mixed-use with a large residential component. As such, the City developed assumptions for the realistic capacity for the likely mix of residential and non-residential (e.g., retail, office, hotel, employment) projects on commercially and mixed use zoned sites.
 Market Conditions - The Housing Element will continue to incentivize commercial projects over residential projects across the City through Program 1.J, which will rezone the mixed-use and commercial zoning districts with higher maximum allowable FAR and height for housing projects. The FARs for housing projects will be at least 75% greater than the commercial FARs. Financial feasibility testing conducted by the City’s economic consultant indicates that with the new higher FARs and heights, housing projects will be more likely to occur than commercial projects. All the sites selected on the SSI will be rezoned with the new higher FARs and heights for housing projects. Therefore, it is highly likely that the sites will be redeveloped for residential rather than commercial. However, to be conservative,
 Availability of Regulatory Incentives – The City has also most recently adopted regulatory incentives to encourage residential development, including adopting an Emergency Interim Ordinance on March 10, 2020, allowing 100% affordable housing projects and housing projects up to Tier 2 maximums that are subject to the protections of the Housing Accountability Act to be reviewed through a by-right administrative process.

Program 1.A would make this streamlining provision permanent and expand the 4 7 7
8 4
10 19
17 23
15 18
4 4
2 4
3 1
3 6
2 2
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 # OF PROJECTS

APPLICATION YEAR
Number of New Construction Commercial and Residential
Projects by Application Year
Residential Commercial
applicability to other housing projects, including projects that are granted minor modifications.
• Site Capacity Calculation
To assess the housing capacity of the remaining Category 2-10 sites that have been identified for the SSI, the realistic capacity of the sites was assessed by applying the new rezoned heights and FAR for housing projects as listed in Programs 1.F and 1.J. The capacity analysis applies the following factors to calculate realistic capacity of sites within Category 2, 3,5, 6, 7, 8, 9, and 10:
 Typical Density: The maximum allowable Tier 1 FARs for housing project is utilized for the site capacity analysis. This assumption is supported by past production trends which demonstrate that all residential developers will utilize the maximum FAR for residential and mixed-use projects, especially given high land cost and construction cost. Attachment 1 provides a list of approved and pending projects which show that almost all developers have proposed the maximum allowable FAR. Additionally, in the past (prior to the City’s 2017 adoption of the Downtown Community Plan), a couple of approved housing projects were processed as development agreements and therefore, proposed FARs exceeded the established maximum FARs in the Zoning Ordinance. For the purposes of this SSI analysis, Tier 2 FARs and Tier 3 FARs (which are greater than Tier 1) are not utilized since these are considered elective and require project developers to contribute community benefits.
 Realistic capacity of Site: The capacity analysis assumes that 80% of the site area will be developed given setback and open space requirements based on a review of past housing projects.
 Land Use Controls and Site Improvements: Incorporation of the Zoning Ordinance’s requirements for active ground floor use (for example retail) and unit mix requirements which could reduce maximum residential yield.  Commercial Likelihood: To account for the possibility that commercial use could be built, a 15% discount factor was applied to the capacity calculation. The 15% is based on the percentage of commercial projects vs residential projects that have occurred in the past 8 years. With this discount factor, the assumed capacity on the sites in the inventory is significantly lower than the actual housing development potential that is allowed on the sites per the Zoning Code and General Plan. For example, a 0.23 acre site that is zoned MUBL (Mixed Use Boulevard Low) with a max FAR of 2.25, has a maximum development potential of 22 units. However, this site is a mixed use-zoned site that allows 100% commercial projects, so to account for market feasibility and the potential for commercial development on the site, the inventory only counts 19 units on the parcel.
 Infrastructure Availability and Environmental Constraints: No application of environmental constraints and infrastructure constraints, per the discussion in Attachment 3.

F-25 City of Santa Monica 2021-2029 Housing Element
Site Capacity Calculation
Step 1: Apply
Max FAR to site
area
Maximum Building Floor Area
Step 2: Apply Site
Coverage Factor
(80% buildable)
Realistic Buildable Floor Area
Step 4: Apply Unit
Mix Requirement
Residential Floor Area
Step 3: Assume
Ground Floor
Commercial
Max # of Units
Step 5: Apply
Commercial
Probability Factor
Realistic Number of Units
Appendix F | Report on Suitable Sites Inventory Analysis F-26 Figure F-9Example Capacity Calculation for Mixed Use and Commercial Parcel Site Attribute Zoning MUB
Site Area (SF) 10,000
Typical Density
Tier 1
Max Proposed FAR 2.25
Max SF 22,500
Realistic Capacity Building Coverage (% of Site Area) 80% Land Use Controls
Ground Floor Area (GSF) 8,000 SF
Ground Floor Use Retail
Commercial Floor Area (NSF) 6,960 SF
Capacity Upper Floor Uses Residential
Residential Floor Area (NSF) 15,540 SF
Average NSF per Unit based on Unit Mix
requirements 688
Max # of Units 22 units
Commercial Probability 15% 19 units
Max Density Capacity
Max # units/acreage of site
(19 units/0.23 acres) =
83 units/acre
The unit capacity that resulted with this calculation was spot checked against the typical densities of housing projects that have occurred in the past 10 years which is shown in the table below.

Figure F-10 Typical Densities of Housing Projects by Zoning since LUCE City Areas Zoning District
Housing
Current Tier 1
FARs
Parcel Sizes of
Housing Projects
(SF)
% of Max FAR or
Density1 Typical
Densities
Units/acre
Bergamot BTV 1.75 35,000 92% 77-110
MUC 1.50 20,000 –145,000 95-100% 103-107
CCS 1.50 -- -- --
CAC 1.0 -- -- --
Blvd MUBL 1.50 7,500-203,000 88-150% 58-129
MUB 1.50 7,500 82-135% 52-197
GC SMB 1.25 13,000 100-125% 79-108
GC Lincoln/
Pico

1.50 14,000-32,000 92-150% 63-114
NC 1.50 15,000-30,000 100-137% 97-113
NC (Main,
Montana)

1.00 -- -- --
Industrial IC Not -- -- --
Office OC Not -- -- --
Hospital HMU 1.50 -- -- --
Downtown LT 1.50 15,000-37,000 80-100% 87-192
NV 2.25 7,500-18,500 89-100% 116-349
BC 2.25 15,000 189% 160
TA 2.25 7,500 – 108,000 100-163% 161-390
F-27 City of Santa Monica 2021-2029 Housing Element
OT2 2.25 -- -- -
WT 1.50 15,000 100% 122
Multi-family OF
1 unit/1500 sf 23,000-45,000 100% 41-80
OP2 1 unit/2000 sf 4,700-11,000 100% 22
OP3 1 unit/1500 sf 7,500-18,000 100% 29
OP4 1 unit/1250 sf 24,500 100% 35
R2
2,000 (or 4
total units)*
7,500-29,000 100% 22
R3
1,500 (or 5
total units)*
5,000-22,000 100% 29
R4
1,250 (or 6
total units)*
19,000 200% 74
Step 6: Assessing Appropriateness of Sites to Accommodate Lower Income levels
For the City of Santa Monica,
California Government Code
Section 65583.2 states that a
density of 30 units per acre is
appropriate to enable lower
income housing. In the City’s
mixed-use and commercial
districts, the Zoning Ordinance uses
FAR rather than the density factor
of units per acre. Therefore, to
determine how many units per acre
are possible on each SSI site, the
number of units possible was first
calculated based on the current
Tier 1 FARs and new allowable FARs
established in Programs 1.A and 1.J.

The number of units was then
translated into units/acre based on
the parcel size of each site. Under
current development standards
and with the rezoning in Programs

1.F and 1.J, all the SSI sites that are
zoned mixed-use or commercial
can accommodate housing at
greater densities than default density of 30 unitsper acre. Therefore, per HCD, all the mixed-use and commercial zoned sites are considered as having capacity for Low-Income units.

Accommodating for Very Low-and Low-Income Housing
The State uses the density allowed on a site as a “proxy” for determining whether a site can accommodate housing at
lower-income levels.
• Very Low- and Low-Income. State law establishes a
“default density standard” of 30 units per acre for
lower-income units in the City of Santa Monica. This
means that if a site’s zoning allows for a density that is greater than 30 units per acre, the zoning is
considered appropriate to accommodate the RHNA
for lower income households. Under current standards
and with the rezoning in Programs 1.F and 1J, all the
non-vacant, commercially zoned sites in the SSI can
accommodate housing at greater densities than
default density of 30 units. Therefore, per HCD, these
sites can be identified as lower-income sites that have the capacity to accommodate lower-income units.
• Moderate-income. Since all the identified SSI sites that are commercially zoned can accommodate lowerincome units, the City has also determined that each of these sites can accommodate moderate-income
housing since units affordable to lower-income
households would also be affordable to moderateincome households.

Appendix F | Report on Suitable Sites Inventory Analysis F-28 Step 7: Summary of Capacity to Accommodate the RHNA
Without rezoning, the sites in the inventory can accommodate 7,596 units, resulting in a shortfall in total capacity which includes a shortfall in lower income capacity. While HCD requires that only candidate sites need to be rezoned to accommodate the shortfall, the HE includes programs to rezone entire districts, rather than individual sites. This approach is conservative and allows for the potential for candidate sites to be removed or sites to be added over the Housing Element cycle. With rezoning, the sites in the inventory can accommodate 13,600 units.

All of the sites are non-vacant, and almost all are consolidated sites. The City will continue to administratively process lot tie agreements as part of the plan check process. After accounting for consolidation, only 4 sites identified in the SSI accommodate less than 15 units (inclusive of lower income). These sites are vacant parcels located in the R2/R3 zones which have a density limit of 4 to 5 units.

Capacity to Accommodate the RHNA by Income Under Current Zoning Based on current FARs and densities in the City’s Zoning Ordinance, Bergamot Area Plan, and Downtown Community Plan, the sites identified for the SSI combined with anticipated ADU production has the capacity to accommodate 7,596 units, a shortfall of 15% below the City’s RHNA of 8,895 units. This includes a shortfall of 1,109 units in all lower-income categories (ELI, VI, and LI) and 1,003 units in the moderate income category.

Figure F-11 Summary of Capacity Analysis – Under Current Zoning Standards Total Capacity Capacity for Affordable Units
# Units
Total
Affordable
Capacity ELI VLI LI Moderate
Category 1 Approved 2,205 637 127 162 148 148
Category 1 Pending 2,168 420 24 321 41 41
Category 4 City Sites 808 808 269 269 269 -
Category 11 Religious Sites 29 0 0 0 0 0
Category 12 Parking Lots 61 0 0 0 0 0
All Remaining Categories 1,950 1,950 488 488 488 488
ADUs 376 249 56 8 162 23
Total 7,596 4,064 964 1,247 1,146 700
RHNA Targets 8,895 6,168 1,397 1,397 1,672 1,702
Shortfall (1,299) (2,104) (433) (150) (526) (1,003)
-15%
Capacity to Accommodate the Shortfall of Sites by Income Under Proposed Rezoning
Programs 1.F and 1.J would amend the Zoning Ordinance, LUCE, and associated specific and area plans to allow for increased FARs and heights in the mixed use and commercial districts in the City in order to incentivize greater housing production. Additionally, Program 4.A would F-29 City of Santa Monica 2021-2029 Housing Element
amend the Zoning Ordinance, LUCE, and associated specific and area plans to add multi-unit housing as a permitted use in non-residential zones where housing is currently prohibited.

Under current zoning, the City has a shortfall of 1,109 lower income units. The City-owned sites can accommodate 1,880 lower income units, sufficient to meet this shortfall. To ensure compliance with Government Code section 65583.2, subdivisions (h) and (i), the HE includes Program 1K which requires that development on City-owned sites identified in the SSI must be at minimum 50% residential uses and flexibility to have 100% residential use. Additionally, while not required to meet the shortfall of lower-income units, the Zoning Ordinance shall be amended to specify additional mixed-used zoning districts that shall be allowed 100 percent residential uses.

With the rezoning programs identified in this Housing Element, the sites identified for the SSI combined with anticipated ADU production has the capacity to accommodate at least 13,600 units providing a 53 percent buffer above the City’s RHNA of 8,895 units as shown in Figure F-8.

The buffer accounts for the likelihood that not all identified SSI sites may be necessarily developed by a property owner for housing. The land inventory includes capacity for 2,521 extremely low, 2,891 very low income, 2,703 low income, and 1,901moderate income units. Figure F-9 provides a summary breakdown of the SSI by zoning and income levels.

Figure F-12 Summary of Capacity Analysis – With New Development Standards Under HE Rezoning Programs
Total
Capacity Capacity for Affordable Units
# Units
Total
Affordable
Capacity ELI VLI LI Moderate
Category 1 Approved 2,205 637 127 347 148 15
Category 1 Pending 2,168 420 24 224 41 131
Category 4 City Sites 1,880 1,880 627 627 627 -
Category 11 Religious Sites 257 130 32 32 32 34
Category 12 Parking Lots 96 9 - - 9 -
All Remaining Categories 6,619 6,619 1,655 1,655 1,655 1,655 ADUs 376 249 56 8 162 23
Total 13,600 9,944 2,521 2,819 2,703 1,901
RHNA Targets 8,895 6,168 1,397 1,397 1,672 1,702
Buffer +4,705 +3,776 + 1,124 + 1,495 + 1,031 +199
53%
Appendix F | Report on Suitable Sites Inventory Analysis F-30 Figure F-13 Summary of SSI Sites Capacity by Zoning
(excludes Category 1 Approved/Pending Projects)
City Areas Zoning District
# Units
Capacity
Lower
Income
Moderate
Income
Above
Moderate
Bergamot Area Plan BTV 156 39 39 78
CCS 25 6 6 13
MUC 888 223 217 448
CAC 707 707 - -
Blvd GC 967 254 225 488
MUB 1,334 334 325 675
MUBL 2,368 604 574 1,190
NC 157 40 35 82
Downtown NV 381 233 48 100
BC 285 285 - -
LT 270 72 63 135
Industrial IC 54 14 13 27
Office Campus OC 59 15 13 31
Multifamily R2 306 109 26 171
R3 655 604 8 43
R4 99 99 - -
Total 8,852 3,674 1,626 3,552
Comparison of the RHNA with Adopted City Plan Projections With the adoption of the LUCE in 2010, the City had originally anticipated the addition of 4,955 new housing units in the City by 2030, but that forecast was increased by 2,326 units after adoption of the Downtown Community Plan in 2017. Considering that approximately 2,200 units have been constructed since 2010 and approximately 1,000 units are under construction, the remaining growth anticipated through 2030 under current plans is 4,081 units. The 6th Cycle Housing Element RHNA of 8,895 units is more than twice than the planned amount of units anticipated under City plans and zoning.

F-31 City of Santa Monica 2021-2029 Housing Element
Step 8: Assessment of Sites to Affirmatively Furthering Fair Housing This section analyzes the distribution of sites in the inventory by fair housing metrics and provides a comparison to the distribution of existing households in the City within each census tract. A disproportionately high number of units are within the mid-City and Downtown area, which reflects the City’s General Planning strategy of focusing new housing in areas served by transit, consistent with planning best practices and state guidelines for reducing greenhouse gas emission emissions. Census tracts in the mid-City and Downtown have a higher share of low-income units within it compared to other unit income categories. In contrast, a relatively low share of all units, including low-income units, are identified within the North of Montana and Northeast neighborhoods, which are discussed in Chapter 2 as being higher-resourced, whiter, and more wealthy. These areas are being underrepresented in the SSI given limited opportunity for high-density growth. Additional units are anticipated in these areas through lower-scale development such as Accessory Dwelling Units or “missing middle” housing, but are not reflected on the site inventory. The R2/R3/R4 zones also has a lower share of units allocated to it compared to its proportion of existing housing stock, but this reflects the city’s focus on preserving existing housing, particularly rent-controlled housing.

Effects of Sites on Segregation and Integration
The City’s suitable sites inventory was evaluated to determine how sites planned for future development could further affect patterns of segregation and integration relative to racial concentrations and income levels. As previously discussed in Chapter 2, the City is generally more homogenous than the other nearby cities in Los Angeles. Within Santa Monica, there are more predominant populations of Hispanic/Latino residents in the Pico Neighborhood while the remaining areas of the City are predominantly White. Most of the identified sites are in the Downtown and in Mid-City, which have predominantly White households. The table below shows that the census tracts with most of the available lower-income sites identified in the SSI are in areas with white predominance. About 11 percent of the lower-income capacity is identified in census tracts with a Hispanic/Latino majority. The distribution of low income and moderate unit capacities correspond generally to existing racial patterns. Therefore, the sites would not exacerbate ongoing patterns of segregation by race in the City.

Figure F-14 Sites Distribution by Racial Predominance
Racial Predominance White Hispanic
Total City Existing % 78% 13%
SSI Lower Income Units 89% 11%
SSI Moderate Income Units 88% 12%
SSI Above Moderate Unit 96% 4%
Appendix F | Report on Suitable Sites Inventory Analysis F-32 Map F-2 Distribution of Sites by Racial Predominance
F-33 City of Santa Monica 2021-2029 Housing Element
Map F-3 Site Capacity Increases by Racial Predominance
Relative to segregation based on household income, the sites are distributed across a number of census blocks with various median household income levels (Map F-3). The census tracts with most of the available lower-income SSI sites havelower median income levels. This is mostly due to the availability of land suitable for higher density development along the I-10 freeway such as the Downtown and Bergamot Plan areas. Development on the identified sites in the inventory has the potential to add housing of all income levels, including low-income housing. There are 115 sites identified in the census tracts with more than 55% low- to moderate-income populations, which include the Downtown, Pico Neighborhood and the Bergamot Area. While development of low-income housing on these sites could moderately exacerbate ongoing patterns of segregation, it is very unlikely that all these sites would develop as low-income particularly given the higher land cost in the Downtown. Furthermore, these sites are located in areas that are the most accessible to the Metro E light-rail stations, jobs, and other resources including schools (Santa Monica College). Therefore, while the Sites Inventory does not actively improve conditions, the sites would not exacerbate ongoing patterns of segregation by race in the City.

Appendix F | Report on Suitable Sites Inventory Analysis F-34 Figure F-15 Sites Distribution by Median Income
Map F-4 Distribution of Sites by Median Household Income Median Income
Less than
$69K
$69K to
$81K
$81K to
$107
$107 to
$136,500 > $136,500
Existing Citywide
Households 21% 4% 42% 30% 3%
SSI Lower Income Units 54% 8% 26% 12% 0%
SSI Moderate Income
Units 59% 11% 17% 13% 0%
SSI Above Moderate
Unit 65% 3% 14% 18% 0%
F-35 City of Santa Monica 2021-2029 Housing Element
Map F-5 Site Capacity Increases by Median Income
Figure F-16 Sites Distribution by Lower Moderate Income Households Lower Moderate Income
Households 0-25% 25.1-35% 35.1% to 45% 45.1% to 55% 55.1% + Existing Citywide
Households 14% 13% 52% 4% 17%
SSI Lower Income Units 2% 9% 35% 13% 41%
SSI Moderate Income Units 2% 10% 28% 16% 43%
SSI Above Moderate Unit 4% 14% 17% 6% 60%
Appendix F | Report on Suitable Sites Inventory Analysis F-36 Map F-6 Distribution of Sites by Low to Moderate Income Households F-37 City of Santa Monica 2021-2029 Housing Element
Map F-7 Site Capacity Increases by Low to Moderate Households Effects of Sites on Displacement Potential and Disproportionate Housing Needs Reflecting the geographic analysis above, the tracts designated as more stable or exclusive, which are primarily located in the North of Montana and Northeast neighborhoods, are underrepresented in the inventory. While not large in numbers, the sites inventory do show some unit capacity in these areas, representing a small step towards opening up these areas to new housing at all income levels and reducing gentrification and displacement pressure from other areas in the City. Additionally, the sites inventory show a greater proportion oflower income and moderate income capacity within areas that are classified as “advanced gentrification” or “at risk”. This has a greater potential to protect vulnerable residents from being displaced under changing market pressures and ensure that these areas do not become exclusive. The identified sites would not exacerbate disproportionate housing needs. As described in Chapter 2, the significant contributing factors to disproportionate housing needs in the City are:
displacement due to economic pressures, high housing cost, lack of affordable accessible housing, and land/zoning laws that limit density. The sites would not contribute to these factors but rather would result in improved conditions since housing development on these sites would Appendix F | Report on Suitable Sites Inventory Analysis F-38 minimize displacement of existing rent controlled units, 2 provide new housing choice and
affordability to high opportunity areas, produce new inclusionary affordable units as part of the City’s Affordable Housing Production Program, and contribute to increased residential density.

Figure F-16 Sites Distribution by Displacement Potential Displacement
Typology
Advanced
Gentrification
Stable
Moderate At Risk
Becoming
Exclusive
Stable
Exclusive
Existing Citywide
Households 10% 17% 35% 17% 21%
SSI Lower Income
Units 25% 25% 31% 15% 3%
SSI Moderate
Income Units 29% 22% 37% 9% 3%
SSI Above Moderate
Unit 16% 48% 17% 4% 15%
2 With the exception of two sites, sites that have existing residential uses included in the SSI consist of approved/pending housing projects. The other two sites were included in the SSI because of identified developer interest. All remaining sites in the inventory are developed with commercial uses or surface parking.

F-39 City of Santa Monica 2021-2029 Housing Element
Map F-8 Sites Capacity Increases by Displacement Potential Effects of Sites on Access to Opportunity
As shown in the Figure F-9 below, the identified sites would increase housing opportunities throughout the City, furthering fair housing in areas of high resources and opportunity. The identified sites would have access to low-cost transportation, jobs, and neighborhood-serving commercial uses that serve residential. Additionally, almost all of the identified sites (with the exception of the approved/pending projects) are on properties that are developed with underutilized commercial buildings and/or parking lots and therefore, would generally, minimize displacement potential. With the proposed development standards in Program 1.J, the identified sites would all have sufficient densities to accommodate lower-income units.

Additionally, the City’s Affordable Housing Production Program requires housing projects to include inclusionary, affordable units, thereby expanding housing opportunities for lowerincome households.

Appendix F | Report on Suitable Sites Inventory Analysis F-40 Figure F-9 Map of Sites within High Resource Areas
In terms of environmentally healthy areas, the census tracts that represent the North of Montana and Northeast neighborhoods generally have a higher (more healthy) environmental index than the remaining areas of the City. Similar to the discussion above, these areas are underrepresented in the sites inventory as they have the least housing capacity.

Figure F-17 Sites Distribution by Environmental Health Index

Least Healthy Most Healthy
Environmental
Health Index 0 1 to 4 5 to 6 7 to 8 9 to 19
Existing Citywide
Households 37% 34% 10% 16% 3%
SSI Lower Income
Units 27% 58% 11% 4% 0%
SSI Moderate
Income Units 15% 70% 11% 4% 0%
SSI Above Moderate
Unit 49% 31% 4% 16% 0%
F-41 City of Santa Monica 2021-2029 Housing Element
Map F-10 Sites Capacity Increases by Environmental Health Index Appendix F | Report on Suitable Sites Inventory Analysis F-42 Attachment 1 – Approved and Pending Housing Projects
The table below provides a list of approved (not yet constructed) and housing projects pending review in the City of Santa Monica.

All projects are located on non-vacant sites that are developed with existing buildings or surface parking lots. All housing projects with 4 or more units are required to meet the inclusionary requirements in the City’s Affordable Housing Production Program, Santa Monica Municipal Code Chapter 9.64, providing either on-site or off-site affordable housing units. These affordable housing units (Extremely Low Income, Very Low Income, Low Income, and Moderate) are required to be deed restricted for a term of no less than 55 years.

Table 1 - Approved and Pending Housing Projects as Broken Down by Affordability

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
12/7/2010 10FIM002 2 Unit Multifamily 1021 Grant Street market rate 2 Approved R2 6/1/2015 15ARB-0038 3-Unit Condos 610 California
Ave
market rate 3 Approved R2
5/11/2016 05TM-009 15-Unit Condominium 1211 12th St market rate 9 Approved R3 5/11/2016 05TM-009 15-Unit Condominium 1211 12th St VLI 4 Approved R3 6/1/2016 16ENT-0011 5-Unit Condos 1840 17th St LI 1 Approved R2 6/1/2016 16ENT-0011 5-Unit Condos 1840 17th St market rate 4 Approved R2 7/13/2016 16ENT-0072 3-Unit Condos 1422 20th St market rate 3 Approved R2 7/13/2016 16ENT-0071 3-Unit Condos 1420 20th St market rate 3 Approved R2 6/21/2017 16ENT-0041 3-Unit Townhomes 1121 22nd St market rate 3 Approved R2 6/21/2017 17ENT-0027 3-Unit Condos 1649 Centinela
Ave
market rate 3 Approved R2
10/18/2017 15ENT-0266 Mixed Use 1430-1444 Lincoln Blvd market rate 100 Approved MUB 10/18/2017 17ENT-0105 3-Unit Condos 1900 20th St market rate 3 Approved R2 11/28/2017 16ENT-0143 Mixed Use 1313-1325 6th St market rate 64 Approved NV 12/6/2017 16ENT-0098 Mixed Use (Upscale
furniture building)
1437-1443 Lincoln Blvd LI 6 Approved MUB
12/6/2017 16ENT-0115 Mixed Use DRP 601-611 Wilshire Blvd market rate 37 Approved MUB 12/6/2017 16ENT-0115 Mixed Use DRP 601-611 Wilshire Blvd ELI 3 Approved MUB F-43 City of Santa Monica 2021-2029 Housing Element

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
12/6/2017 16ENT-0098 Mixed Use (Upscale
furniture building)
1437-1443 Lincoln Blvd market rate 34 Approved MUB
1/1/2018 17ENT-0286 3-Unit Condos 2512 7th St market rate 3 Approved OP2 2/7/2018 16ENT-0102 Mixed Use 1318 Lincoln Blvd market rate 39 Approved MUB 2/7/2018 16ENT-0102 Mixed Use 1318 Lincoln Blvd ELI 4 Approved MUB 4/4/2018 11DEV014 Mixed-Use DRP 1650-1660 Lincoln Blvd ELI 8 Approved MUB 4/4/2018 11DEV014 Mixed-Use DRP 1650-1660 Lincoln Blvd market rate 90 Approved MUB 6/21/2018 16ADM-0050 Mixed Use 2901-2907 Santa Monica
Blvd
VLI 5 Approved MUBL
6/21/2018 16ADM-0050 Mixed Use 2901-2907 Santa Monica
Blvd
LI 2 Approved MUBL
6/21/2018 16ADM-0050 Mixed Use 2901-2907 Santa Monica
Blvd
market rate 44 Approved MUBL
7/5/2018 18ENT-0199 Mixed Use (Fritto misto) 601-609 Colorado Ave market rate 104 Approved TA 7/5/2018 18ENT-0199 Mixed Use (Fritto misto) 601-609 Colorado Ave Moderate 36 Approved TA 7/27/2018 18ENT-0077 Condos 1443 18th St market rate 11 Approved MUBL 8/1/2018 17ARB-0043 Apartments 1754 10th St market rate 3 Approved R2 10/12/2018 18ARB-0221 100% Affordable Housing 1342 Berkeley ELI 8 Approved R2 11/7/2018 18ENT-0005 Mixed Use (bowling
alley)
216-248 Pico Blvd VLI 9 Approved MUBL
11/7/2018 18ENT-0005 Mixed Use (bowling
alley)
216-248 Pico Blvd market rate 93 Approved MUBL
11/7/2018 18ENT-0005 Mixed Use (bowling
alley)
216-248 Pico Blvd LI 3 Approved MUBL
1/31/2019 19ENT-0039 SRO Mixed Use Project 1437 5th St LI 7 Approved TA 1/31/2019 19ENT-0039 SRO Mixed Use Project 1437 5th St market rate 14 Approved TA 1/31/2019 19ENT-0039 SRO Mixed Use Project 1437 5th St SRO 38 Approved TA 1/31/2019 19ENT-0041 SRO Mixed Use Project
with Commercial
1338-1342 5th St SRO 80 Approved NV
1/31/2019 19ENT-0041 SRO Mixed Use Project
with Commercial
1338-1342 5th St market rate 20 Approved NV
Appendix F | Report on Suitable Sites Inventory Analysis F-44

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
1/31/2019 19ENT-0041 SRO Mixed Use Project
with Commercial
1338-1342 5th St LI 14 Approved NV
1/31/2019 19ENT-0041 SRO Mixed Use Project
with Commercial
1338-1342 5th St ELI 6 Approved NV
1/31/2019 19ENT-0039 SRO Mixed Use Project 1437 5th St ELI 4 Approved TA 3/6/2019 18ENT-0182 Mixed Use 1618 Stanford market rate 43 Approved MUC 3/6/2019 18ENT-0182 Mixed Use 1618 Stanford ELI 4 Approved MUC 4/18/2019 223 Auto Dealership 1802 Santa Monica
Blvd
market rate 0 Approved GC
4/18/2019 17ENT-0297 Mixed Use 1707 Cloverfield market rate 58 Approved BTV 4/18/2019 17ENT-0297 Mixed Use 1707 Cloverfield ELI 5 Approved BTV 4/23/2019 15ENT-0300 Mixed Use Project 1828 Ocean Ave VLI 16 Approved OF 4/23/2019 15ENT-0297 Mixed Use Project 1921 Ocean Front Walk
market rate 22 Approved OF
4/23/2019 15ENT-0300 Mixed Use Project 1828 Ocean Ave market rate 67 Approved OF 5/15/2019 15ENT-0310 21-Unit
Condominium/2020
Virginia
2002-2008 21st St market rate 19 Approved R2
6/14/2019 19ENT-0054 3-Unit Condos 1802 Delaware
Ave
market rate 3 Approved R2
7/9/2019 19ENT-0130 3-Unit Condos 122 Strand St market rate 3 Approved OP3 9/4/2019 17ENT-0298 Mixed Use 2906-2918 Santa Monica
Blvd
market rate 42 Approved MUBL
9/4/2019 17ENT-0298 Mixed Use 2906-2918 Santa Monica
Blvd
ELI 4 Approved MUBL
9/6/2019 19ENT-0128 Addition of 4 units 1410 5th St market rate 4 Approved TA 10/2/2019 19ENT-0258 3-Unit Condos 949 10th St market rate 3 Approved R2 10/4/2019 18ENT-0129 Mixed Use 100%
affordable housing
711 Colorado Ave ELI 17 Approved TA
10/4/2019 18ENT-0129 Mixed Use 100%
affordable housing
711 Colorado Ave Moderate 39 Approved TA
10/21/2019 18ENT-0211 Mixed Use 1425-1427 5th St market rate 92 Approved TA F-45 City of Santa Monica 2021-2029 Housing Element

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
11/7/2019 18ENT-0244 Mixed Use 3223 Wilshire Blvd market rate 49 Approved MUB 11/7/2019 18ENT-0244 Mixed Use 3223 Wilshire Blvd ELI 4 Approved MUB 11/12/2019 18ENT-0210 Mixed Use 1543-1547 7th St Moderate 8 Approved TA 11/12/2019 18ENT-0210 Mixed Use 1543-1547 7th St ELI 5 Approved TA 11/12/2019 18ENT-0210 Mixed Use 1543-1547 7th St VLI 5 Approved TA 11/12/2019 18ENT-0210 Mixed Use 1543-1547 7th St LI 7 Approved TA 11/12/2019 18ENT-0210 Mixed Use 1543-1547 7th St market rate 75 Approved TA 11/14/2019 186 Commercial building 3280 Lincoln Blvd market rate 1 Approved GC 12/4/2019 16ENT-0118 Mixed Use 3030 Nebraska
Ave
ELI 9 Approved MUC
12/4/2019 16ENT-0118 Mixed Use 3030 Nebraska
Ave
market rate 174 Approved MUC
12/9/2019 19ENT-0425 3-Unit Condos 918 5th St market rate 3 Approved R2 12/19/2019 19ENT-0256 Mixed Office/SFR 1348 10th St market rate 1 Approved GC 1/15/2020 19ENT-0267 Condos 1432 17th St market rate 6 Approved R2 1/30/2020 19ENT-0042 SRO Mixed Use Project 1415-1423 5th St market rate 32 Approved TA 1/30/2020 19ENT-0042 SRO Mixed Use Project 1415-1423 5th St LI 14 Approved TA 1/30/2020 19ENT-0042 SRO Mixed Use Project 1415-1423 5th St SRO 79 Approved TA 1/30/2020 19ENT-0042 SRO Mixed Use Project 1415-1423 5th St ELI 9 Approved TA 2/13/2020 18ENT-0206 SRO Project with
Commercial
701 Colorado Ave SRO 35 Approved TA
2/13/2020 18ENT-0206 SRO Project with
Commercial
701 Colorado Ave market rate 14 Approved TA
2/13/2020 18ENT-0206 SRO Project with
Commercial
701 Colorado Ave LI 6 Approved TA
2/13/2020 18ENT-0206 SRO Project with
Commercial
701 Colorado Ave ELI 4 Approved TA
3/23/2020 18ENT-0283 SRO Mixed Use Project
with Commercial
1323 5th St market rate 8 Approved NV
3/23/2020 18ENT-0283 SRO Mixed Use Project
with Commercial
1323 5th St SRO 35 Approved NV
Appendix F | Report on Suitable Sites Inventory Analysis F-46

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
3/23/2020 18ENT-0283 SRO Mixed Use Project
with Commercial
1323 5th St Moderate 3 Approved NV
3/23/2020 18ENT-0283 SRO Mixed Use Project
with Commercial
1323 5th St LI 6 Approved NV
3/23/2020 19ENT-0040 SRO Mixed Use Project
with Commercial
1437 6th St ELI 3 Approved NV
3/23/2020 19ENT-0040 SRO Mixed Use Project
with Commercial
1437 6th St market rate 35 Approved NV
3/23/2020 19ENT-0040 SRO Mixed Use Project
with Commercial
1437 6th St SRO 8 Approved NV
3/23/2020 19ENT-0040 SRO Mixed Use Project
with Commercial
1437 6th St LI 6 Approved NV
4/4/2020 20ENT-0020 100% Affordable Housing 1819 Pico Blvd LI 47 Approved NC 4/4/2020 20ENT-0020 100% Affordable Housing 1819 Pico Blvd market rate 1 Approved NC 4/14/2020 18ENT-0212 100% Affordable Housing 1514 7th St VLI 10 Approved TA 4/14/2020 18ENT-0212 100% Affordable Housing 1514 7th St Moderate 16 Approved TA 4/14/2020 18ENT-0212 100% Affordable Housing 1514 7th St LI 14 Approved TA 4/14/2020 18ENT-0212 100% Affordable Housing 1514 7th St ELI 10 Approved TA 4/14/2020 18ENT-0200 100% Affordable Housing 1238 7th St Moderate 13 Approved NV 4/14/2020 18ENT-0200 100% Affordable Housing 1238 7th St LI 10 Approved NV 4/14/2020 18ENT-0200 100% Affordable Housing 1238 7th St VLI 7 Approved NV 4/14/2020 18ENT-0200 100% Affordable Housing 1238 7th St ELI 7 Approved NV 4/15/2020 20BLD-1044 New Duplex 2409 28th St market rate 2 Approved R2 4/22/2020 18ENT-0229 Mixed Use (Performance
Bicycles)
501 Broadway market rate 75 Approved TA
4/22/2020 18ENT-0229 Mixed Use (Performance
Bicycles)
501 Broadway VLI 19 Approved TA
4/30/2020 19ENT-0085 Mixed Use 1448 7th St Moderate 1 Approved NV 4/30/2020 19ENT-0085 Mixed Use 1448 7th St LI 1 Approved NV 4/30/2020 19ENT-0085 Mixed Use 1448 7th St market rate 6 Approved NV 5/20/2020 20ENT-0063 3-Unit Condos 2425 20th St market rate 3 Approved R2 F-47 City of Santa Monica 2021-2029 Housing Element

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
5/30/2020 20ENT-0045 5-Unit Condos 1949 17th St LI 1 Approved R2 5/30/2020 20ENT-0045 5-Unit Condos 1949 17th St market rate 4 Approved R2 6/15/2020 20ARB-0138 duplex 2714 Highland market rate 2 Approved OP2 6/17/2020 20ENT-0073 3-Unit Condos 817 16th St market rate 3 Approved R2 7/20/2020 20ENT-0019 3-Unit Condos adjacent
to Landmark
2501 2nd St market rate 3 Approved OP2
8/24/2020 20ENT-0079 100% Affordable Housing 1413 Michigan Ave VLI 57 Approved NC 8/24/2020 20ENT-0079 100% Affordable Housing 1413 Michigan Ave market rate 1 Approved NC 9/13/2020 11DEV-003 Miramar Hotel Project
DA
1133 Ocean Ave market rate 60 Approved OT - ELS
10/21/2020 20ENT-0164 Condos 1510 Franklin St market rate 3 Approved R2 11/16/2020 20ENT-0011 Mixed Use 1512 Euclid St market rate 8 Approved MUBL 11/16/2020 20ENT-0011 Mixed Use 1512 Euclid St LI 2 Approved MUBL 12/9/2020 20ENT-0163 Mixed Use 1427-31 Lincoln Blvd market rate 24 Approved LT 12/9/2020 20ENT-0163 Mixed Use 1427-31 Lincoln Blvd VLI 1 Approved LT 12/9/2020 20ENT-0163 Mixed Use 1427-31 Lincoln Blvd LI 1 Approved LT 12/9/2020 20ENT-0163 Mixed Use 1427-31 Lincoln Blvd Moderate 3 Approved LT 12/9/2020 20ENT-0163 Mixed Use 1427-31 Lincoln Blvd ELI 1 Approved LT 12/14/2020 20ENT-0280 2-Unit Condos 1514 Princeton market rate 2 Approved R2 12/14/2020 18ENT-0243 remodel to 5 of 6
live/work condo
1643 12th St market rate 0 Approved IC
12/22/2020 20ARB-0213 Triplex addition to SFR 1902 Euclid St market rate 3 Approved R2 1/19/2021 20ENT-0238 100% affordable housing
for Miramar
1127-1129 2nd St VLI 21 Approved WT
1/19/2021 20ENT-0238 100% affordable housing
for Miramar
1127-1129 2nd St ELI 6 Approved WT
1/19/2021 20ENT-0238 100% affordable housing
for Miramar
1127-1129 2nd St LI 15 Approved WT
1/20/2021 19ENT-0235 3-Unit Condos on
Landmark property
1527 17th St market rate 3 Approved R2
Appendix F | Report on Suitable Sites Inventory Analysis F-48

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
2/23/2021 20ENT-0293 6 unit condos 1319 Centinela
Ave
market rate 6 Approved R2
6/16/2021 20ENT-0241 Mixed Use (Von's) 710 Broadway market rate 206 Approved TA 6/16/2021 20ENT-0241 Mixed Use (Von's) 710 Broadway ELI 17 Approved TA 6/16/2021 20ENT-0241 Mixed Use (Von's) 710 Broadway VLI 17 Approved TA 6/16/2021 20ENT-0241 Mixed Use (Von's) 710 Broadway LI 26 Approved TA 6/16/2021 20ENT-0241 Mixed Use (Von's) 710 Broadway Moderate 29 Approved TA 2/28/2013 13DEV004 Hotel/Mixed Use DA
(Ocean Avenue Project)
101-129 Santa Monica
Blvd
market rate 82 Pending OT - ELS
2/28/2013 13DEV004 Hotel/Mixed Use DA
(Ocean Avenue Project)
101-129 Santa Monica
Blvd
VLI 18 Pending OT - ELS
2/11/2021 21ENT-0035 Mixed-Use 1101 Wilshire Blvd VLI 11 Pending MUB 2/11/2021 21ENT-0035 Mixed-Use 1101 Wilshire Blvd market rate 82 Pending MUB 1/8/2013 13DEV001 Mixed Use 1431 Colorado Ave market rate 42 Pending MUBL 1/8/2013 13DEV001 Mixed Use 1431 Colorado Ave LI 8 Pending MUBL 5/22/2018 18ENT-0136 Mixed Use 1437 7th St VLI 13 Pending NV 5/22/2018 18ENT-0136 Mixed Use 1437 7th St market rate 52 Pending NV 4/13/2021 21ENT-0091 Mixed Use 1524 7th St affordable
housing**
20 Pending TA
4/13/2021 21ENT-0091 Mixed Use 1524 7th St market rate 80 Pending TA 8/6/2020 20ENT-0196 Apartments 1546 9th St market rate 9 Pending R3 8/4/2016 16ENT-0112 3-Unit Condos 1665 Appian Way market rate 3 Pending OF 3/31/2020 20BLD-1218 New addition of 2 units 1958 20th St market rate 2 Pending R2 4/13/2021 21ENT-0093 Mixed Use 3025 Olympic Blvd market rate 307 Pending MUC 4/13/2021 21ENT-0093 Mixed Use 3025 Olympic Blvd affordable housing**
38 Pending MUC
11/27/2018 18ENT-0362 Mixed Use 525 Colorado Ave market rate 30 Pending TA 11/27/2018 18ENT-0362 Mixed Use 525 Colorado Ave VLI 10 Pending TA 1/8/2013 13DEV002 Mixed Use 603 Arizona Ave market rate 39 Pending NV 1/8/2013 13DEV002 Mixed Use 603 Arizona Ave VLI 8 Pending NV F-49 City of Santa Monica 2021-2029 Housing Element

APPROVAL OR

APPLICATION
DATE

PROJECT ID PROJECT DESCRIPTION ADDRESS STREET AFFORDABILITY LEVEL*

UNITS PROJECT
STATUS
ZONING
10/2/2020 20ENT-0234 3-Unit Condos 734 12th St market rate 3 Pending NC 9/12/2019 19ENT-0340 Mixed Use Building 825 Santa Monica Blvd
market rate 41 Pending GC
9/12/2019 19ENT-0340 Mixed Use Building 825 Santa Monica Blvd
VLI 7 Pending GC
* Affordable units are required to be deed restricted for a term of at least 55 years. **Affordability level to be determined
Appendix F | Report on Suitable Sites Inventory Analysis F-50 Table 2 - Approved and Pending Projects by Age of Building, Improvements Land Ratio (ILR), Existing Use Consolid
ated Site
Project ID Address AIN Zoning
District
Land
Area
Existing Use Building
Age
ILR
A 18ENT-0244 4266001046 MUB 6522 parking lot for Aah's 0 0.000 A 18ENT-0244 3223 WILSHIRE BLVD 4266001045 MUB 13063 one-story Aah's retail store 1955 0.108 AA 1431 LINCOLN BLVD 4282027019 LT 7512 one-story comic book store 1983 0.130 AA 20ENT-0163 1427 LINCOLN BLVD 4282027020 LT 7501 one-story comic book store 1956 0.024 AC 22ENT-0037 1527 LINCOLN BLVD 4282028019 LT 7494 former tile store; vacant retail building 1945 0.310 AC 22ENT-0037 1533 LINCOLN BLVD 4282028018 LT 7510 former tile store; vacant retail building 1952 0.429 AM 4289019022 MUBL 5601 vacant one story bowling alley 0 0.000 AM 216 PICO BLVD 4289019023 MUBL 5613 vacant one story bowling alley 1962 0.057 AM 228 PICO BLVD 4289019021 MUBL 5621 vacant one story bowling alley 0 0.000 AM 248 PICO BLVD 4289019017 MUBL 5590 vacant one story bowling alley 0 0.000 AM 254 PICO BLVD 4289019016 MUBL 5611 vacant one story bowling alley 0 0.000 AM 21ENT-0219 234 PICO BLVD 4289019019 MUBL 28008 vacant one story bowling alley 1959 0.096 AO 19ENT-0041 1342 5TH ST 4291011019 NV 7509 parking lot 0 0.000 AO 19ENT-0041 1342 5TH ST 4291011020 NV 7485 parking lot 0 0.000 AR 19ENT-0039 1445 5TH ST 4291019016 TA 7498 vacant one-story multitenant retail building 1946 0.016 AR 19ENT-0039 1445 5TH ST 4291019017 TA 7511 parking lot next to vacant retail 0 0.002 AT (blank) 4291021009 LT 3751 parking lot 0 0.000
AT 1438 LINCOLN BLVD 4291021008 LT 3752 parking lot 0 0.000 AT 1444 LINCOLN BLVD 4291021010 LT 7491 parking lot 0 0.000 AT 15ENT-0266 1430 LINCOLN BLVD 4291021006 LT 7507 parking lot 0 0.000 AT 15ENT-0266 1432 LINCOLN BLVD 4291021007 LT 7492 parking lot 0 0.000 AU 1500 LINCOLN BLVD 4291022003 LT 7500 one-story Von's with parking lot 0 0.003 AU 1500 LINCOLN BLVD 4291022025 LT 22450 one-story Von's with parking lot 0 0.003 AU 1518 LINCOLN BLVD 4291022004 LT 7500 one-story Von's with parking lot 0 0.003 AU 1526 LINCOLN BLVD 4291022005 LT 7500 one-story Von's with parking lot 0 0.003 AU 1534 LINCOLN BLVD 4291022006 LT 7500 one-story Von's with parking lot 0 0.003 AU 20ENT-0241 710 BROADWAY 4291022026 TA 52450 one-story Von's with parking lot 1995 0.179 AX 22ENT-0011 1553 4TH ST 4291025028 TA 7474 Vacant bank site across DT station 0 0.001 AX 22ENT-0011 1555 4TH ST 4291025012 TA 7497 Vacant bank site across DT station 1973 0.013 AY 20ENT-0238 1127 2ND ST 4292021010 WT 7517 parking lot 0 0.003 F-51 City of Santa Monica 2021-2029 Housing Element
Consolid
ated Site
Project ID Address AIN Zoning
District
Land
Area
Existing Use Building
Age
ILR
AY 20ENT-0238 1129 2ND ST 4292021009 WT 7490 parking lot 0 0.003 BG 22ENT-0006 1152 21ST ST 4276007021 MUB 3491 rear parking lot for NOMA sushi and Veggie grill (2025 wilshire)
0 0.019
BG 22ENT-0006 2025 WILSHIRE BLVD 4276007027 MUB 14987 one story Veggie grill 1969 0.096 BL 1115 WILSHIRE BLVD REAR 4281020029 MUB 13949 rear parking lot 1927 0.181 BL 21ENT-0035 1101 WILSHIRE BLVD 4281020012 MUB 8559 one-story JP bar 1922 0.191 BN 1819 SANTA MONICA BLVD 4276029011 GC 14986 Honda auto inventory lot 0 0.000 BN 21ENT-0227 1350 19TH ST 4276029010 GC 7495 Honda auto inventory lot 0 0.001 BN 21ENT-0229 1342 19TH ST 4276029009 R2 8991 Honda auto inventory lot 0 0.001 BO 2911 SANTA MONICA BLVD 4267011022 MUBL 6501 one story retail building 1926 0.200 BO 16ADM-0050 1347 YALE ST 4267011021 MUBL 3266 one-story retail building 1926 0.248 BO 16ADM-0050 1349 YALE ST 4267011020 MUBL 9368 one story multitenant retail building, two story apartment building w parking lot
1923 0.111
BP 1543 LINCOLN BLVD 4282028010 LT 7497 one story vacant auto repair 1947 0.128 BP 1547 LINCOLN BLVD 4282028009 LT 7499 one story vacant auto repair 1999 0.435 BP 22ENT-0037 1537 LINCOLN BLVD 4282028011 LT 7496 one story vacant auto repair 1945 0.245 BS 15ENT-0310 2002 21ST ST 4274026001 R2 7533 one-story apartments 0 0.101 BS 15ENT-0310 2008 21ST ST 4274026003 R2 7130 one-story apartments 0 0.107 BT 19ENT-0328 1840 14TH ST 4283030018 NC 7524 100% affordable housing under construction 1962 0.258 BT 19ENT-0328 1844 14TH ST 4283030017 NC 7485 100% affordable housing under construction 1922 0.496 BT 19ENT-0328 1848 14TH ST 4283030016 NC 7525 100% affordable housing under construction 1968 0.003 BU 19ENT-0042 1415 5TH ST 4291019021 TA 7494 two story multitenant retail building 1980 0.000 BU 19ENT-0042 1423 5TH ST 4291019020 TA 7525 two story multitenant retail building 1966 0.000 BV 18ENT-0210 1543 7TH ST 4291022014 TA 7500 parking lot 1990 1.725 BV 18ENT-0210 1547 7TH ST 4291022013 TA 7500 parking lot 0 0.000 BW 1547 6TH ST 4291023011 TA 7505 one-story multi-tenant building, restaurant, office 1986 0.000 BW 18ENT-0199 609 COLORADO AVE 4291023010 TA 14982 one-story multi-tenant building, restaurant, office 1984 0.167 BX 16ENT-0115 601 WILSHIRE BLVD 4292005029 WT 10010 vacant one and two story buildings 1977 0.071 BX 16ENT-0115 611 WILSHIRE BLVD 4292005026 WT 4997 vacant one and two story buildings 1922 0.143 BY 11DEV014 1650 LINCOLN BLVD 4290002008 LT 16220 one-story retail, boxing fitness building 1954 0.000 BY 11DEV014 1660 LINCOLN BLVD 4290002006 LT 7570 one-story retail, boxing fitness building 1954 0.000 BZ 16ENT-0098 1437 LINCOLN BLVD 4282027018 LT 7485 one-story retail building 1949 0.000 BZ 16ENT-0098 1443 LINCOLN BLVD 4282027028 LT 7510 one-story retail 1959 0.000 Appendix F | Report on Suitable Sites Inventory Analysis F-52 Consolid
ated Site
Project ID Address AIN Zoning
District
Land
Area
Existing Use Building
Age
ILR
C 22ENT-0007 2501 WILSHIRE BLVD 4276001026 MUB 14319 one-story commercial building with multiple retailers; corner parcel; with rear residential
parking lot
1951 0.138
C 22ENT-0007 2515 WILSHIRE BLVD 4276001025 MUB 6164 one-story multi-tenant commercial building 1941 0.486 C 22ENT-0007 2525 WILSHIRE BLVD 4276001027 MUB 10347 one-story commercial building, Starbucks, Urgent Care, Postal Store; common ownership; corner
parcel with rear residential parking
1970 0.435
CA 16ENT-0143 1313 6TH ST 4291009021 NV 15010 parking lot 0 0.000 CA 18ENT-0283 1323 5TH ST 4291010029 NV 7512 parking lot 0 0.000 CH 22ENT-0014 1902 WILSHIRE BLVD 4276013020 MUB 4989 one story retail/restaurant building (Thai dishes, salon, medical office)
1939 0.328
CH 22ENT-0014 1908 WILSHIRE BLVD 4276013030 MUB 24993 one-story retail/restaurant building (Thai dishes, salon, medical office)
1925 0.201
CI 21ENT-0228 1921 WILSHIRE BLVD 4276008014 MUB 15015 one-story retail building (GAP) 1975 0.406 CI 21ENT-0228 1933 WILSHIRE BLVD 4276008015 MUB 10520 one-story retail building (GAP) 1958 0.333 E 20ENT-0311 2906 SANTA MONICA BLVD 4267018026 MUBL 21314 vacant two story office 1969 0.792 E 20ENT-0311 2918 SANTA MONICA BLVD 4267018003 MUBL 7021 vacant parking lot 1965 0.117 P 21ENT-0226 1347 18TH ST 4276029026 GC 7512 Honda dealership with surface inventory 1969 0.001 P 21ENT-0226 1801 SANTA MONICA BLVD 4276029048 GC 14984 Honda dealership with surface inventory 1953 0.018 S 825 SANTA MONICA BLVD 4282010012 GC 7505 Toyota dealership 0 0.000 S 21ENT-0261 825 SANTA MONICA BLVD 4282010013 GC 7491 Toyota dealership 1951 0.010 S 21ENT-0261 825 SANTA MONICA BLVD 4282010014 GC 7502 Toyota dealership 1951 0.002 05TM-009 1211 12TH ST 4282005053 R3 15008 one story apartment buildings 0 0.000 09FIM003 1434 14TH ST 4282022027 R3 7500 (blank) 1925 0.221 10FIM002 1021 GRANT ST 4284015017 R2 6491 (blank) 1928 0.421 11DEV-003 1133 OCEAN AVE 4292028001 OT 190963 Miramar Hotel 1938 0.532 13DEV001 1431 COLORADO AVE 4282034009 MUBL 22485 one-story marble store 1923 0.009 13DEV004 129 SANTA MONICA BLVD 4291014024 BC 30000 parking lot 1871 0.019 15ARB-0038 610 CALIFORNIA AVE 4292005022 R2 5002 (blank) 1912 0.209 15ENT-0297 4289025005 OF 23222 vacant parking lot next to Casa del mar hotel 0 0.000 15ENT-0300 4290020045 OF 45314 parking lot 0 0.002
16ENT-0011 1840 17TH ST 4283032008 R2 7490 (blank) 1955 0.250 16ENT-0041 1121 22ND ST 4276005022 R2 6114 (blank) 1924 0.029 16ENT-0060 (blank) 4275006026 HMU 6242 parking lot owned by Saint John's 0 0.003 16ENT-0102 1318 LINCOLN BLVD 4291008025 LT 15003 parking lot 0 0.000 F-53 City of Santa Monica 2021-2029 Housing Element
Consolid
ated Site
Project ID Address AIN Zoning
District
Land
Area
Existing Use Building
Age
ILR
16ENT-0112 1665 APPIAN WAY 4290018018 R3 4430 residential 1914 0.375 16ENT-0118 (blank) 4268010017 MUC 64297 one-story light industrial/creative office 0 0.002 16ENT-0205 2102 5TH ST 4289010006 OP2 5661 (blank) 1911 0.024 17ARB-0043 1754 10TH ST 4283018002 R2 7511 (blank) 1922 0.250 17ENT-0027 1649 CENTINELA AVE 4268006016 R2 6313 single family dwelling 1948 0.250 17ENT-0048 436 PIER AVE 4287027065 OP2 7480 (blank) 1911 0.250 17ENT-0105 1900 20TH ST 4274019056 R2 7575 single family dwelling 0 0.000 17ENT-0286 4287003017 OP2 7973 (blank) 0 0.000
17ENT-0297 1707 CLOVERFIELD BLVD 4268014013 BTV 76562 parking lot of Extra Space sotrage 1955 0.658 18ARB-0221 1342 BERKELEY ST 4267012009 R2 7858 Vacant lot 0 0.000 18ENT-0077 1443 18TH ST 4275010016 MUBL 7500 Vacant lot 1957 0.004 18ENT-0129 711 COLORADO AVE 4291022012 TA 7500 construction staging site 0 0.000 18ENT-0136 1437 7TH ST 4291021029 NV 14991 three story office building 1983 1.223 18ENT-0182 1618 STANFORD ST 4268002005 MUC 20016 one story office building 1950 0.201 18ENT-0200 1238 7TH ST 4291006006 NV 7500 one-story office 1912 0.001 18ENT-0206 1557 7TH ST 4291022021 TA 7500 one story brick office building 1959 0.028 18ENT-0211 1427 5TH ST 4291019019 TA 15007 one-story vacant retail building 1954 0.000 18ENT-0212 1514 7TH ST 4291023002 TA 7504 construction staging parking site 0 0.000 18ENT-0229 501 BROADWAY 4291019027 TA 15007 one-story vacant retailer (Black tux) 0 0.000 18ENT-0362 525 COLORADO AVE 4291024014 TA 7483 one-story creative office 1960 0.000 19ENT-0039 1437 5TH ST 4291019018 TA 7484 parking lot 0 0.000 19ENT-0040 1437 6TH ST 4291020016 NV 7497 one story residence 0 0.000 19ENT-0235 1527 17TH ST 4275012020 R2 7500 single dwelling unit 1923 0.053 19ENT-0258 949 10TH ST 4281025014 R2 7484 (blank) 1916 0.250 19ENT-0267 1432 17TH ST 4282019007 R2 7504 (blank) 1959 0.083 19ENT-0425 918 5TH ST 4292015004 R2 7520 (blank) 1910 0.250 20ARB-0138 2714 HIGHLAND AVE 4287019012 OP2 4708 (blank) 1912 0.273 20ARB-0213 1902 EUCLID ST 4283028010 R2 7499 (blank) 1940 0.228 20BLD-1044 2409 28TH ST 4270004017 R2 9005 (blank) 1937 0.125 20BLD-1218 1958 20TH ST 4274019001 R2 7609 (blank) 0 0.133 20ENT-0011 1512 EUCLID ST 4282032003 MUBL 7500 vacant single family home 0 0.250 Appendix F | Report on Suitable Sites Inventory Analysis F-54 Consolid
ated Site
Project ID Address AIN Zoning
District
Land
Area
Existing Use Building
Age
ILR
20ENT-0019 2501 2ND ST 4287010011 OP2 6478 (blank) 0 0.077 20ENT-0020 1819 PICO BLVD 4274017019 NC 13510 parking lot for religious institution 1950 0.383 20ENT-0045 1949 17TH ST 4274015020 R2 7747 Vacant lot 0 0.000 20ENT-0063 2425 20TH ST 4273019001 R2 6746 one story single family unit 1928 0.331 20ENT-0073 817 16TH ST 4281001021 R2 7481 one story single family dwelling 0 0.403 20ENT-0079 1413 MICHIGAN AVE 4283013024 NC 17992 Vacant lot 1905 0.069 20ENT-0164 1510 FRANKLIN ST 4267027057 R2 8118 two story single family unit 1924 0.310 20ENT-0234 734 12TH ST 4280025015 NC 4802 one story single family dwelling 1926 0.250 20ENT-0280 1514 PRINCETON ST 4267022010 R2 4999 one story single family dwelling 1940 0.250 20ENT-0293 1319 CENTINELA AVE 4267014026 R2 9274 two story single family unit 1929 0.488 21ENT-0027 1448 7TH ST 4291020008 NV 7498 two story apartment buildings w parking lot 1952 0.067 21ENT-0143 1546 9TH ST 4282028007 R3 7503 one story single family unit 1909 0.250 22ENT-0002 1302 6TH ST 4291010027 NV 18521 two story office 1978 0.129 22ENT-0012 2537 LINCOLN BLVD 4284008016 GC 19239 closed car wash 1965 0.167 22ENT-0013 2601 LINCOLN BLVD 4285001030 MUBL 203990 one story Gelsons shopping center; multiple tenants
1956 0.349
22ENT-0047 1333 7TH ST 4291008018 NV 7510 small site; single dental tenant; long standing owner/tenant
1978 1.333
F-55 City of Santa Monica 2021-2029 Housing Element
Attachment 2 - FAR and Size of Sites for Past and Current Housing Projects HCD states that a parcel smaller than 0.5 acre (21,780 sf) is considered inadequate to accommodate housing affordable to lower income households, unless the housing element demonstrates development of housing affordable to lower income households on these sites is realistic orfeasible. The City of Santa Monica is a small, compact city with parcel sizes that range across the City. Parcels in the Bergamot Plan area, Office Campus districts, and Industrial Conservation zones are generally larger (more than 30,000 sf). On the main commercial corridors, sites range between 10,000 sf to 15,000 sf. However, in the Downtown area, parcels are as small as 7,500 sf. As shown in the Table below, past and current multifamily housing projects (including 100% affordable housing projects) on mixed use and commercially zoned sites that are 15,000 sf are common. Generally, only in the Downtown have multi-unit housing projects occurred on sites less than 7,500 sf. As shown in the table, past and current housing projects in commercial and mixed use zones generally propose the maximum FAR or greater (through a development agreement). Therefore, the below development trends for housing projects demonstrate that development of housing affordable to lower income households on smaller commercial and mixed use sites within Santa Monica is typical, realistic, and feasible.

PROJECT ID PROJECT
TYPE

ADDRESS STREET ZONING SITE SIZE
(SF)

FAR FAR
(ALLOWABLE)
% OF

MAXIMUM
FAR

STORIES MARKET

RATE UNITS

AFFORDABLE
UNITS
TOTAL
UNITS

UNITS/ACRE

BUILT/PROPOSED
20ENT-0238 100%
Affordable
Housing
1127-1129 2nd St WT 14.984 2.75 2.75 100% 5 - 42 42 122 18ENT-0200 100%
Affordable
Housing
1238 7th St NV 7.486 3.50 3.50 100% 6 - 37 37 215
18ENT-0212 100%
Affordable
1514 7th St TA 7.493 4.00 4.00 100% 8 - 50 50 291
18ENT-0357 100%
Affordable
1445-1453 10th St MUBL 13.495 2.00 2.00 100% 4 1 39 40 129 18ENT-0105 100%
Affordable
1820-1826 14th St NC 15 1.75 1.75 100% 3 - 39 39 113
19ENT-0328 100%
Affordable
1834-1848 14th St NC 30.06 1.75 1.75 100% 4 1 72 73 106 12AA-002 100%
Affordable
Housing
520 Colorado Ave TA 6.26 1.90 2.00 95% 5 - 34 34 237
18ENT-0129 100%
Affordable
711 Colorado Ave TA 7.48 4.00 4.00 100% 7 - 56 56 326
19ENT-0014 100%
Affordable
2120 Lincoln Blvd GC 14.16 2.00 2.00 100% 4 1 36 37 114 07AA-007 100%
Affordable
1447 Lincoln Blvd LT 23 1.8 (1.3
+0.5)

1.80 100% 5 - 97 97 188
Appendix F | Report on Suitable Sites Inventory Analysis F-56

PROJECT ID PROJECT
TYPE

ADDRESS STREET ZONING SITE SIZE
(SF)

FAR FAR
(ALLOWABLE)
% OF

MAXIMUM
FAR

STORIES MARKET

RATE UNITS

AFFORDABLE
UNITS
TOTAL
UNITS

UNITS/ACRE

BUILT/PROPOSED
15ENT-0306 100%
Affordable
1626 Lincoln Blvd MUB 27.808 1.78 2.75 65% 5 - 64 64 100 20ENT-0020 100%
Affordable
1819 Pico Blvd NC 21.524 1.99 2.00 100% 4 1 47 48 97
09AA-007 100%
Affordable
2802 Pico Blvd NC 16.2 1.50 1.5 (NC) + 3
units (R2)
100% 4 0 33 33 89
22ENT-0001 100%
Affordable
1211-1215 19th St MUB 7.5 2.81 2.25 125% 6 - 34 34 197
22ENT-003 100%
Affordable
1333 7th St NV 7.5 5.06 4 127% 8 - 38 38 221
21ENT-0269 100%
Affordable
1634 20th IC 19.8 3.95 2.25 176% 7 - 78 78 172
12DEV001 Market
Rate
1318-1324 2nd St BC 15 3.10 1.77 / 2.0 155% 4 45 10 55 160 17ENT-0275 Market
Rate
1235 5th St NV 7.35 3.50 3.50 100% 5 18 5 23 136
18ENT-0283 Market
Rate
1323 5th St NV 7.496 3.50 3.50 100% 6 43 9 52 302
19ENT-0041 Market
Rate
1338-1342 5th St NV 14.985 3.50 3.50 100% 6 100 20 120 349 19ENT-0042 Market
Rate
1415-1423 5th St TA 14.961 4.00 4.00 100% 8 111 23 134 390 18ENT-0211 Market
Rate
1425-1427 5th St TA 15 4.00 4.00 100% 8 92 - 92 267
19ENT-0039 Market
Rate
1437 5th St TA 7.489 4.00 4.00 100% 8 52 11 63 366
16ENT-0143 Market
Rate
1313-1325 6th St NV 15 3.10 3.50 89% 6 64 - 64 186
19ENT-0040 Market
Rate
1437 6th St NV 7.5 3.50 3.50 100% 6 43 9 52 302
11DEV008 Market
Rate
1317 7th St NV 15 3.57 1.6 / 2.0 (3.75
DA)
179% 5 51 6 57 166
05AA-015 Market
Rate
1427 7th St NV 15 1.87 2.00 94% 5 43 5 48 139
18ENT-0136 Market
Rate
1437 7th St NV 14.991 NA 2.0 - 6 52 13 65 189
F-57 City of Santa Monica 2021-2029 Housing Element

PROJECT ID PROJECT
TYPE

ADDRESS STREET ZONING SITE SIZE
(SF)

FAR FAR
(ALLOWABLE)
% OF

MAXIMUM
FAR

STORIES MARKET

RATE UNITS

AFFORDABLE
UNITS
TOTAL
UNITS

UNITS/ACRE

BUILT/PROPOSED
21ENT-0027 Market
Rate
1448 7th St NV 7.5 3.50 3.50 100% 5 15 5 20 116
18ENT-0210 Market
Rate
1543-1547 7th St TA 14.962 4.00 4.00 100% 8 75 25 100 291 18ENT-0206 Market
Rate
701 Colorado Ave TA 7.481 4.00 4.00 100% 8 49 10 59 344 14AA-001 Market
Rate
1347 19th St GC (C4) 7.5 1.00 0.80 125% 2 3 - 3 17
11DEV007 Market
Rate
702 Arizona Ave NV 15 3.00 3.0 (DA) 100% 4 40 5 45 131
13DEV-008 Market
Rate
500 Broadway TA 67.5 4.00 4.00 100% 7 249 - 249 161
18ENT-0229 Market
Rate
501 Broadway TA 14.975 4.00 4.00 100% 8 75 19 94 273
06DR-003 Market
Rate
525 Broadway TA 37.5 1.90 2.00 95% 6 115 10 125 145
20ENT-0241 Market
Rate
710 Broadway TA 108.5 2.75 / 4.0 2.75 / 4.0 (split
zone)
100% 8 206 89 295 118
17ENT-0095 Market
Rate
2225 Broadway MUBL 9.7 1.75 1.75 100% 3 13 2 15 67
18ENT-0362 Market
Rate
525 Colorado Ave TA 7.5 5.4 4.00 137% 8 30 10 40 232
18ENT-0199 Market
Rate
601-609 Colorado Ave TA 22.5 4.00 4.00 100% 8 104 36 140 271 13DEV001 Market
Rate
1431 Colorado Ave TA 22.6 1.99 4.00 50% 42 8 50 96
07DEV-005 Market
Rate
2930 Colorado Ave MUC 148.966 2.20 2.20 (DA) 100% 5 318 38 356 104 17ENT-0096 Market
Rate
1450 Cloverfield MUBL 19.6 1.75 1.75 100% 3 32 3 35 78
17ENT-0297 Market
Rate
1707 Cloverfield BTV 74.065 1.85 2.00 92% 4 58 5 63 37
20ENT-0011 Market
Rate
1512 Euclid St MUBL 7.5 1.45 1.50 97% 3 8 2 10 58
16ENT-0102 Market
Rate
1318 Lincoln Blvd MUB 14.982 2.25 2.75 82% 5 39 4 43 125 Appendix F | Report on Suitable Sites Inventory Analysis F-58

PROJECT ID PROJECT
TYPE

ADDRESS STREET ZONING SITE SIZE
(SF)

FAR FAR
(ALLOWABLE)
% OF

MAXIMUM
FAR

STORIES MARKET

RATE UNITS

AFFORDABLE
UNITS
TOTAL
UNITS

UNITS/ACRE

BUILT/PROPOSED
20ENT-0163 Market
Rate
1427-31 Lincoln Blvd LT 15 2.25 2.25 100% 5 24 6 30 87
15ENT-0266 Market
Rate
1430-1444 Lincoln Blvd MUB 30 2.75 2.75 100% 5 100 - 100 145 16ENT-0098 Market
Rate
1437-1443 Lincoln Blvd MUB 15.044 2.25 2.75 82% 5 34 6 40 116 12DEV017 Market
Rate
1560 Lincoln Blvd MUB 37.5 2.73 2.75 (DA) 100% 5 80 20 100 116 12DEV011 Market
Rate
1601 Lincoln Blvd MUB 33.154 2.34 2.25 (DA) 104% 5 71 19 90 118 16ENT-0036 Market
Rate
1613-1637 Lincoln Blvd MUB 69.096 2.25 2.25 100% 5 176 15 191 120 16ENT-0058 Market
Rate
1641-1645 Lincoln Blvd MUB 20.905 2.25 2.25 100% 5 61 5 66 138 11DEV014 Market
Rate
1650-1660 Lincoln Blvd MUB 31.065 2.25 2.25 (DA) 100% 5 90 8 98 137 16ENT-0035 Market
Rate
2903-2931 Lincoln Blvd GC 32.277 1.84 2.00 92% 4 43 4 47 63 20ENT-0079 Market
Rate
1413 Michigan Ave NC 18 2.06
(w/SDB)

1.75 118% 4 1 57 58 140
16ENT-0118 Market
Rate
3030 Nebraska Ave MUC 74.185 1.42 1.50 95% 4 174 9 183 107 15ENT-0300 Market
Rate
1828 Ocean Ave OF 45.12 1.81 2.0 91% 4 67 16 83 80
15ENT-0297 Market
Rate
1921 Ocean Front Walk OF 23.258 1.7 2.0 83% 4 22 - 22 41 18ENT-0005 Market
Rate
216-234 Pico Blvd MUBL 55.689 1.75 1.75 100% 3 93 12 105 82 08AA-002 Market
Rate
519 Santa Monica Blvd NV 14.9 1.90 2.00 95% 5 36 4 40 116 19ENT-0340 Market
Rate
825 Santa Monica Blvd GC 22.5 1.50 1.50 125% 3 52 4 56 108 18ENT-0038 Market
Rate
2822 Santa Monica Blvd MUBL 28.487 1.75 1.75 100% 3 46 4 50 76 16ADM-0050 Market
Rate
2901-2907 Santa Monica Blvd MUBL 19.122 1.50 1.50 100% 3 44 7 51 116 F-59 City of Santa Monica 2021-2029 Housing Element

PROJECT ID PROJECT
TYPE

ADDRESS STREET ZONING SITE SIZE
(SF)

FAR FAR
(ALLOWABLE)
% OF

MAXIMUM
FAR

STORIES MARKET

RATE UNITS

AFFORDABLE
UNITS
TOTAL
UNITS

UNITS/ACRE

BUILT/PROPOSED
17ENT-0298 Market
Rate
2906-2918 Santa Monica Blvd MUBL 28.309 1.68 1.75 96% 3 42 4 46 71 15ENT-0313 Market
Rate
3008 Santa Monica Blvd MUBL 14.307 1.74 1.75 100% 3 22 4 26 79 18ENT-0182 Market
Rate
1618 Stanford MUC 19.969 1.70 1.70 100% 5 43 4 47 103
16ENT-0115 Market
Rate
601-611 Wilshire Blvd MUB 14.952 2.25 2.25 100% 4 37 3 40 117 06DR-020 Market
Rate
2300 Wilshire Blvd C6 40.6 1.48 1.50 99% 3 30 - 30 32
19ENT-0028 Market
Rate
2729 Wilshire Blvd MUB 7.5 1.25 1.25 100% 2 8 1 9 52
18ENT-0244 Market
Rate
3223 Wilshire Blvd MUB 19.5 2.25 2.25 100% 4 49 4 53 118 21ENT-0035 Market
Rate
1101 Wilshire Blvd MUB 22.489 3.03
(SDB)

2.25 135% 6 82 11 93 180
22ENT-0011 Market
Rate
1553-1555 4th St TA 14.997 2.87 2.25 128% 5 54 6 60 174 22ENT-002 Market
Rate
1302 6th St NV 18.4 3.50 3.5 100% 6 73 7 80 189
21ENT-0091 Market
Rate
1524 7th St TA 15 4.00 2.25 178% 8 80 20 100 290
21ENT-0217 Market
Rate
528 Arizona Ave NV 18.5 3.50 3.50 100% 6 73 7 80 188
22ENT-0037 Market
Rate
1527-1547 Lincoln Blvd LT 37.455 2.25 2.25 100% 5 106 8 114 133 22ENT-0012 Market
Rate
2537 Lincoln Blvd GC 19.2 2.25 1.50 150% 4 44 5 49 111
22ENT-0013 Market
Rate
2601-2645 Lincoln Blvd MUBL 203.25 2.25 1.50 150% 5 468 53 521 112 21ENT-0226 Market
Rate
1801 Santa Monica Blvd GC 22.49 1.50 1.50 100% 3 41 - 41 79 21ENT-0227 Market
Rate
1819 Santa Monica Blvd GC 22.5 1.50 1.50 100% 3 41 - 41 79 22ENT-0005 Market
Rate
1902 Wilshire Blvd MUB 22.5 2.25 2.25 100% 5 71 - 71 137 Appendix F | Report on Suitable Sites Inventory Analysis F-60

PROJECT ID PROJECT
TYPE

ADDRESS STREET ZONING SITE SIZE
(SF)

FAR FAR
(ALLOWABLE)
% OF

MAXIMUM
FAR

STORIES MARKET

RATE UNITS

AFFORDABLE
UNITS
TOTAL
UNITS

UNITS/ACRE

BUILT/PROPOSED
21ENT-0228 Market
Rate
1931 Wilshire Blvd MUB 25.5 2.25 2.25 100% 5 60 - 60 102 22ENT-0006 Market
Rate
2025 Wilshire Blvd MUB 18.5 2.25 2.25 100% 4 46 - 46 108 22ENT-0007 Market
Rate
2501 Wilshire Blvd MUB 30.8 2.25 2.25 100% 4 78 - 78 110 F-61 City of Santa Monica 2021-2029 Housing Element
Attachment 3 - Environmental and Infrastructure Constraints Government Code Section 65583.2(b)(4) requires a general description of any environmental constraints to the development of housing within the jurisdiction, the documentation for which has been made available to the jurisdiction. This information need not be identified on a sitespecific basis. Below is a summary of the analysis of potential environmental and infrastructure constraints:

1. Environmental Constraints
a. Fire
The City is highly urbanized and does not include any areas designated as a High or Very High Fire Hazard Severity Zone (FHSZ). The nearest wildfire zones are to the north of the City associated with the Santa Monica Mountains and as such, wildfire risk is very limited within City boundaries. The primary fire hazard risks are man-made and are most likely to occur in commercial and industrial areas where industrial chemicals are used, stored, or transported.

These potential fire risks, however, are mitigated by stringent enforcement of State and Federal regulations related to hazardous materials storage and transport. Fire risks are not considered constraints to housing development since there are existing regulations and plans in place to address such risk.
b. Flooding
FEMA recently updated the City’s flood maps to account for flooding due to climate change and rising ocean levels. Based on the new maps, 85 beach front properties along Pacific Coast Highway in the City are now within a FEMA defined Special Flood Hazard Area (SFHA), which is an area subject to a one percent or greater chance of flooding in any given year. To ensure compliance with FEMA, the City amended Santa Monica Municipal Code Chapter 7.68 (Floodplain Management Regulations) on March 3, 2021. The amended regulations require new construction in the special flood zones to obtain a floodplain development permit and implement safety requirements addressing flood risks. Inundation by tsunami can also affect the low-lying beach front properties of the City. In the event of a tsunami, the City has designated tsunami evacuation routes and has also adopted a Multi Hazard Functional Emergency Plan to reduce risk and prevent loss from large scale emergencies, including tsunamis. Location in a flood zone or tsunami zone are not considered constraints to housing development since there are existing regulations and plans in place to address such risk. c. Fault Rupture and Seismic Hazards
The City of Santa Monica is located in a seismically active area. The closest known fault in the City is the Santa Monica Fault, which is comprised of various segments with several strands that cross through the northeastern portion of the City. The Santa Monica Fault zone was designated in 2018 as an active fault by the California Geological Survey (CGS). A number of SSI sites identified on the eastern end of Wilshire Boulevard and Santa Monica Boulevard are located within this fault zone. The State does not prohibit housing in an active fault zone, but instead Appendix F | Report on Suitable Sites Inventory Analysis F-62 requires that structures built for human occupancy be assessed for potential fault rupture risks.

Consistent with State requirements, the City’s Building and Safety Division requires the submittal of a Fault Rupture Study to assess potential fault rupture risks and implement measures as necessary to mitigate such risks.

Additionally, the design and construction of new buildings are required to be engineered to withstand the seismic ground acceleration that may occur during an earthquake, pursuant to the Santa Monica Building Code which incorporates applicable provisions of the California Building Code (CBC). The City also requires new buildings to submit a Design-Level Geotechnical Report prior to building permit issuance in accordance with the requirements of the City’s Guidelines for Geotechnical Reports. All recommendations and design features in the Design-Level Geotechnical Report must be incorporated into the building design to minimize seismic hazards. Fault rupture risks and seismic hazards are not considered constraints to housing development since there are existing regulations and plans in place to address such risks.
d. Liquefaction
Liquefaction occurs when ground shaking transforms granular material from a solid state to a liquefied state due to earthquake. These soils may acquire a high degree of mobility and lead to structurally damaging deformations. Liquefaction begins below the water table, but after liquefaction has developed, the groundwater table will rise and cause the overlying soil to mobilize. Liquefaction typically occurs in areas where the groundwater is less than 30 feet from the surface and where the soils are composed of poorly consolidated fine to medium sand. The CGS Seismic Hazard Zone Map that covers the City of Santa Monica identifies the beach front areas and a small eastern portion of the City between Olympic Boulevard and Pearl Street as having liquefaction risk. However, according to the City’s Safety Element Geologic Hazards map, the City has varying potential for liquefaction:
• Along the beach
• From the beach, inland to the southwest corner of the city to Marine Park following the lowlands along Lincoln Boulevard
• In the northern industrial corridor
Liquefaction risks are addressed through the City’s building permit process. The design and construction of new buildings are required to be engineered to address potential liquefaction risks, pursuant to the Santa Monica Building Code which incorporates applicable provisions of the California Building Code (CBC). Additionally, the City requires developers of new buildings to submit a Design-Level Geotechnical Report in accordance with the requirements of the City’s Guidelines for Geotechnical Reports. The Geotechnical Report is required to include a sitespecific soils investigation to determine liquefaction potential on the site. All recommendations and design features in the Design-Level Geotechnical Report must be incorporated into the building design prior to building permit issuance to minimize liquefaction risks. As such, liquefaction is not considered to be a constraintto housing development since there are existing regulations and plans in place to address this environmental concern.

F-63 City of Santa Monica 2021-2029 Housing Element
e. Landslides
The main areas of landslide concern within the City are confined to the areas along Highway 1/Pacific Coast Highway (Hwy 1) below the Palisades bluffs, at the southwestern edge of the City. The City has implemented a number of projects in the past decade to reduce landslide risks and soil instability at the bluffs including the California Incline Bridge Replacement Project and the Santa Monica Palisades Bluff Stabilization Project. The geotechnical reports for these two projects were submitted to the California Coastal Commission, Caltrans, and the City of Santa Monica and each agency concluded that the planned construction improvements on the bluff would be safe and not cause or contribute to erosion or degradation of geologic stability. In addition, several slope stabilization and dewatering measures have been implemented by the City which has decreased rate of erosion and improved the stability of the bluffs. As a result of these measures, landslide risks below the bluffs are considered low.

The properties in the northern portion of the City (near the Santa Monica Mountains) and in the Bryn Mawr Avenue residential area near Marine Park are characterized by steeper slopes. The design and construction of new buildings are required to be engineered to minimize landslide risks and soil instability, pursuant to the Santa Monica Building Code which incorporates the applicable provisions of the California Building Code (CBC). The City also requires new buildings to submit a Design-Level Geotechnical Report prior to building permit issuance in accordance with the requirements of the City’s Guidelines for Geotechnical Reports. All recommendations and design features in the Design-Level Geotechnical Report must be incorporated into the building design to minimize landslide and soil collapse hazards. Landslide risks are not considered to be constraints to housing development since there are existing regulations and plans in place to address such concerns.
f. Former Claypit/Landfill Areas
Beginning in the early 1900s, clay mining operations took place in the east central portion of the City (near the City Yards andthe Bergamot Plan area). After clay quarries were depleted, some clay pit areas were used as municipal landfills by the City from the mid-1940s until December 1970. After the landfills closed, structures were built over the landfills and remediation efforts have taken place including the installation of methane probes at the City Yards. Future housing projects occurring in these former claypit/landfill areas would require detailed Phase I environmental Site Assessments and subsurface investigations (Phase II) as necessary to address human health hazards. Any clean up recommendations and remediation measures in Phase I and Phase II site assessments are required to be implemented under the oversight of the appropriate clean up agency (Department of Toxic Substances Control, State Water Resources Control Board, Santa Monica Fire Department, etc.). The former claypit/landfill areas are not considered to be constraints to housing development since there are existing regulations and plans in place to address such concerns on a case-by-case basis. g. Santa Monica Airport
The Santa Monica Municipal Airport, located in the southeastern area of the City, covers approximately 215 acres of land generally bounded by Bundy Drive to the east, Santa Monica Business Park and Ocean Park Boulevard to the north, 23rd Street to the west, and Dewey Street Appendix F | Report on Suitable Sites Inventory Analysis F-64 in the City of Los Angeles to the south. The Santa Monica Municipal Airport is a general aviation airport that primarily caters to personal aircraft and flight schools and contains a number of non-aviation uses primarily located in the area south of the runways, including the Santa Monica College Bundy Campus. This airport is currently subject to a settlement agreement with the FAA and Consent Decree that require the City to maintain airport operations through December 31, 2028, and to also Santa Monica Measure LC, which governs use of the entire airport site should the City elect to close its airport at any time after December 31, 2028, as authorized by the Consent Decree.

The Los Angeles County Airport Land Use Commission (ALUC) is responsible for airport land use compatibility planning for Los Angeles County. Local actions, including rezoning and new housing projects located within an Airport Influence Areas (AIA) must be submitted to the ALUC for review. None of the sites identified in the SSI are located in Santa Monica’s AIA. The other potential environmental issue associated with the airport relates to operational noise. In general, residential uses should be sited outside of an airport’s 65 dBA CNEL (decibels, Community Noise Equivalent Level) noise contour. None of the sites identified in the SSI are located within the Santa Monica Airport’s 60, 65, and 70 CNEL noise contours. Therefore, the presence of the Santa Monica Airport is not considered to be a constraint to housing development.
h. Biological Resources
The City is mostly urbanized, with few areas of native wildlife habitat occurring within the City limits. The nearest wildlife habitat occurs along the coast at Santa Monica State Beach.

Substantial forested open space occurs in the Santa Monica Mountains, located approximately

3.5 miles to the north. The majority of the City of Santa Monica has been developed, paved, or landscaped, and is generally devoid of large expanses of habitat that support sensitive species.

No major regional wildlife migration corridors are known to exist within the City limits. No native riparian habitat, blueline streams, wetlands, or sensitive natural communities are located in the City limits. The beach areas of the City do provide foraging and roosting opportunities for several special status species (e.g., least terns. Snowy plovers). The City is not recognized as an existing or proposed Significant Ecological Area (SEA) that links wildlife populations. Biological resources are not considered to be constraints to housing development.

2. Infrastructure Constraints
As an urbanized community with well established residential neighborhoods and commercial districts, Santa Monica has a comprehensive backbone infrastructure which includes existing sewer and water lines, and storm drains. Based on existing and planned capacity, the City has sufficient infrastructure (water, sewer, and storm drain) capacity to accommodate the RHNA at all income levels.
a. Sewer System
The City’s sewer system consists of approximately 210 miles of sewer pipes ranging in size from 6 to 36 inches in diameter. Sewer lines are composed of vitrified clay pipes, plastic pipes, or reinforced concrete pipes. Sewer pipes have a flow capacity based on the diameter of the pipe F-65 City of Santa Monica 2021-2029 Housing Element
and the slope of the pipeline. Increased wastewater flows from construction of up to 8,895 units in the next 8 years under the RHNA is projected to result in impacts to existing sewer pipes, incrementally triggering the need for expansion or replacement of individual sewer line segments. The City’s Public Works Department anticipates that an increase in the Capital Facilities Fee would be necessary to finance the capital improvements necessary to accommodate the increase in housing. While an increase in sewage capacity will be required to serve future housing development, the City will be increasing the Capital Facilities Fee to implement improvements as necessary to serve future housing development. The City does not budget or pay for improvements that are necessary to support individual private development projects, which includes affordable housing projects. If it is shown that infrastructure capacity will be exceeded by a project, private developers are generally responsible for the cost of upsizing the mains needed to support the demand generated by the project. Housing projects would not be constrained by sewer capacity issues.
b. Water System
The City of Santa Monica Water Resources Division is a retail water agency providing water service throughout the City, including single- and multi-unit residential, commercial, and industrial customers, and landscape and fire protection supply. The City distributes water to approximately 18,000 customer accounts through a 140-mile network of water lines ranging from 4 to 36 inches in diameter. New housing would be required to comply with the City’s Water Neutrality Ordinance, which requires an offset of new water demand (50% offset of new water demand for 100% affordable housing projects). Nevertheless, water demand from construction of new housing is expected to increase, which could trigger the need for additional water distribution pumps if there is insufficient water pressure. While an increase in water system capacity will be required to serve future housing development, the City will be increasing the Capital Facilities Fee to implement improvements as necessary to serve future housing development. The City does not budget or pay for improvements that are necessary to support individual private development projects, which includes affordable housing projects. If it is shown that infrastructure capacity will be exceeded by a project, private developers are generally responsible for the cost of upsizing the mains needed to support the demand generated by the project. Housing projects would not be constrained by water system capacity issues.
c. Water Supply
The City water supply consists of local groundwater, imported water from Metropolitan Water District of Southern California (MWD), and urban treated runoff water from the Santa Monica Urban Runoff Recycling Facility (SMURRF). The City’s primary sources of water supply include groundwater drawn from the Santa Monica Groundwater Basin (SMGB) and imported water supplies provided by the Metropolitan Water District of Southern California (MWD). The City prepared a 2020 Urban Water Management Plan (UWMP) which is slated for adoption in June 2021. The UWMP indicates that sufficient water supply exists to serve the forecasted planned housing in the Housing Element Update. Therefore, water supply is not considered a constraint to housing development.

Appendix F | Report on Suitable Sites Inventory Analysis F-66 d. Storm Drains
The overall drainage pattern of the City of Santa Monica is to the southwest. An underground storm drain system intercepts surface runoff through a series of catch basins, connector pipes and mainlines and carries the majority of the storm water to the Santa Monica Bay portion of the Pacific Ocean. The storm drain system is comprised principally of pipes and channels owned by two separate entities: the City of Santa Monica and the County of Los Angeles. Additionally, a few drainage facilities within the right-of-way of Interstate 10 are under Caltrans jurisdiction.

The storm drain pipes/channels in the city range from 16 inches to 11 feet in diameter. The conduits are mainly constructed of reinforced concrete pipe (RCP) or reinforced concrete (RC). A few of the structures are brick arch drains, or corrugated metal pipes (CMP).

Approximately 75miles of storm drain pipes are within the city. Of the approximately 1,900 catch basins collecting runoff into the storm drain system, about 1,050 are owned and maintained by the County; 70 by the City of Santa Monica, and 100 by Caltrans.

The City has constructed an Urban Runoff Recycling Facility (SMURRF) to treat the dry weather storm drain discharges from excess irrigation, spills, construction sites, pool draining, car washing and other activities that would otherwise drain into the Santa Monica Bay and recycle it for irrigation and dual plumbed building purposes.

All projects on sites over 15,000 sf would be subject to the City’s Runoff Conservation and Sustainable Management Ordinance requirements. This would include preparation and implementation of a Runoff Mitigation Plan to minimize polluted runoff in accordance with the City’s Ordinance. In addition, the projects would be required to store and use (for non-potable purposes), infiltrate, or evapotranspire project-generated runoff during a 0.75-inch storm event, or alternatively, pay the City an urban runoff-reduction fee. Therefore, storm drains do not pose a constraint to housing development.

F-67 City of Santa Monica 2021-2029 Housing Element
Attachment 4 – Letter of Intent from SMMUSD
Appendix F | Report on Suitable Sites Inventory Analysis B-68 Attachment 5 – Suitable Sites Inventory Table