1 City Council Meeting: March 21, 2023 Santa Monica, California RESOLUTION NUMBER ______ (CCS)
(City Council Series)
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA
MONICA RECOMMENDING TO THE CITY COUNCIL THAT THE CITY COUNCIL
AMEND THE BERGAMOT AREA PLAN FOR CONSISTENCY WITH THE GOALS, POLICIES AND PROGRAMS SET FORTH IN THE 6TH CYCLE HOUSING ELEMENT WHEREAS, on September 11, 2013, the City Council adopted the Bergamot Area Plan (“BAP”), which provides policies and standards to transition 142.5 acres of former industrial lands into an arts-focused, transit-oriented, mixed use pedestrian-oriented neighborhood anchored by the Bergamot Exposition Light Rail Station; and WHEREAS, the BAP envisions creating the City’s most sustainable neighborhood—one that both conserves the authentic, industrial character that has fostered a creative community in the area and removes barriers to housing, local restaurants, and local services to take full advantage of the arrival of the Exposition Light Rail; and
WHEREAS, the BAP encourages and creates opportunities to develop appropriate housing for all members of the community, with a target of at least 30% of housing affordable to people earning between 30% and 180% of the area median income; and WHEREAS, the Housing Element Law, California Government Code Sections 65580 et seq., requires the City to review and update the Housing Element of its General Plan every eight years; and
WHEREAS, the State is experiencing a housing supply crisis, with housing demand far outstripping supply; and
2 WHEREAS, in 2018, California ranked 49th out of the 50 states in housing units per capita; and
WHEREAS, the housing crisis has particularly exacerbated the need for affordable homes at prices below market rates; and
WHEREAS, the housing crisis has resulted in increased poverty and homelessness, especially first-time homelessness, forced lower income residents into crowded and unsafe housing in urban areas, and forced families into lower cost new housing in greenfields at the urban-rural interface with longer commute times and a higher exposure to fire hazard; and
WHEREAS, California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years; and
WHEREAS, the City has received a Regional Housing Needs Assessment (“RHNA”) allocation for the 6th Cycle Housing Element of approximately 8,895 housing units, with approximately 70 percent allocated as affordable housing; and WHEREAS, this RHNA allocation will require the City to permit approximately 1,000 housing units annually between 2021 and 2029, 700 of which are required to be affordable housing, representing an increase of approximately five times over the City’s RHNA allocation for the 5th Cycle (2013-2021) Housing Element; and WHEREAS, in September 2020, the City commenced a public outreach process for the 6th Cycle Housing Element, which has consisted of creation of a dedicated website, presenting informational webinars, seeking input through questionnaires and surveys, forming two technical working groups, and conducting a series of study sessions 3 with the Planning Commission, Housing Commission, Rent Control Board, and the City Council; and
WHEREAS, on or about May 24, 2021, City staff published a Draft 6th Cycle Housing Element (“Draft Housing Element”); and
WHEREAS, on June 2 and 3, 2021, the Planning Commission conducted a public hearing on the Draft Housing Element and made recommendations to the City Council; and
WHEREAS, on June 15, 2021, the City Council conducted a public hearing to discuss the Draft Housing Element and directed staff to transmit the Draft Housing Element to the California Department of Housing and Community Development (“HCD”) with revisions; and
WHEREAS, on July 1, 2021, City staff transmitted the Draft Housing Element, as revised by the City Council, to HCD for a 60-day review period; and WHEREAS on August 4, 2021, in accordance with Santa Monica Municipal Code Section 9.45.060(A), the Planning Commission adopted a Resolution of Intention, Resolution Number 21-006 (PCS), declaring its intention to consider recommending to the City Council that the City Council adopt the 6th Cycle (2021-2029) Housing Element of the City’s General Plan and amendments to the Land Use and Circulation of the City’s General Plan, the Bergamot Area Plan and the Downtown Specific Plan for consistency with the goals, policies and programs set forth in the Housing Element; and WHEREAS, on September 24 and October 12, 2021 City staff presented HCD’s comments and requested revisions for consideration prior to adoption of the final 6th Cycle Housing Element; and
4 WHEREAS, on October 12, 2021, the City Council conducted a duly noticed public hearing to consider HCD’s comments and the recommendation of the Planning Commission, and, after considering oral and written testimony, adopted the 6th Cycle (2021-2029) Housing Element, which has been transmitted to HCD for review and certification (the “Housing Element”); and
WHEREAS, on February 8, 2022, the City received a letter from HCD determining that although the Adopted 6th Cycle Housing Element addressed “many statutory requirements,” “revisions would be necessary to comply with State Housing Element Law”; and
WHEREAS, the City immediately began efforts to address HCD’s letter, including scheduling a teleconference with HCD staff on February 14, 2022 to determine the City’s required next steps in order to achieve an HCD-compliant Housing Element and conducting a Study Session with the Planning Commission on March 2, 2022; and WHEREAS, since that February 14, 2022 teleconference, the City has continued to meet with HCD on a consistent basis, including most recently on August 18, 2022, in an effort to work toward addressing HCD’s concerns to allow for the submission of a compliant Housing Element; and
WHEREAS, the City also initiated other efforts to bring the 6th Cycle Housing Element into compliance, including an April 26, 2022 study session with Council, and Study Sessions with the Planning Commission on May 11 and June 1, 2022; and WHEREAS, in consideration of the comments received in the February 8, 2022 letter, consultations with HCD, and input received during study sessions with the City Council and Planning Commission, City staff prepared draft redline revisions to the 5 Housing Element to primarily: 1) make technical revisions; 2) address affirmatively furthering fair housing obligations; and 3) strengthen the City’s commitment to development of affordable housing on City-owned sites; and WHEREAS on June 15, 2022, the Planning Commission considered the draft redline amendments to the 6th Cycle Housing Element in response to HCD’s comments, that, among other things, made technical revisions, and proposed amendments to the element’s affirmatively furthering fair housing requirements and program related to Cityowned sites, made recommended revisions, and recommended that the City Council direct staff to transmit the redline revisions to HCD for review; and WHEREAS, on June 21, 2022, the City Council reviewed the draft revisions to the 6th Cycle Housing Element, made recommended revisions, and directed staff to transmit to HCD for review and comment; and
WHEREAS, on July 8, 2022, the City submitted the draft revised Housing Element to HCD for review and comment; and
WHEREAS, on September 6, 2022, HCD issued a letter determining that the Draft Revised Housing Element will comply with State Housing Element Law once adopted, submitted to, and reviewed by, HCD; and
WHEREAS, AB 1398, which became effective on January 1, 2022, requires local governments that did not adopt a 6th Cycle Housing Element that HCD determined to be in substantial compliance with State Housing Element Law within 120 days of the statutory deadline for adoption to rezone to accommodate the local government’s RHNA for the 6th Cycle within one year of the statutory deadline; and 6 WHEREAS, in accordance with AB 1398, the June 21, 2022 amended draft of the 6th Cycle Housing Element sets forth implementation dates for rezoning and related programs as of October 15, 2022, one-year after the City’s statutory deadline of October 15, 2021; and
WHEREAS, on June 30, 2022, SB 197 amended the Government Code to add Section 65583.4, which extends the one-year deadline for rezoning set forth in AB 1398 to three years, or October 15, 2024, for local governments that meet certain conditions, including adopting a 6th Cycle Housing Element that is compliant with State Housing Element law within one year of the statutory deadline, or October 15, 2022; and WHEREAS, implementation dates for the June 21, 2022 draft amended 6th Cycle Housing Element have been updated to allow for an extension for rezoning should the City meet all conditions set forth in Government Code Section 65583.4; and WHEREAS, on September 22, 2022, Planning Commission conducted a duly noticed public hearing to consider recommending to the City Council that the City Council adopt the amended 6th Cycle Housing Element, and after considering oral and written testimony, adopted Resolution Number 220-18 (PCS) recommending that the City Council adopt the amended the 6th Cycle Housing Element; and WHEREAS, on September 26, 2022, in accordance with Government Code Section 65585(b), the City posted the final draft of the amended 6th Cycle Housing Element incorporating the Planning Commission’s recommendations for updated implementation dates on the City’s website for public review, and emailed a link to all individuals and organizations that previously requested notices relating to the City’s 6th Cycle Housing Element; and
7 WHEREAS, on October 11, 2022, the City Council conducted a duly-noticed public hearing to consider adopting the amended 6th Cycle Housing Element, and after considering oral and written testimony, adopted Resolution Number 11469 (CCS), adopting an amended 6th Cycle Housing Element, which was certified by the State on October 14, 2022; and
WHEREAS, the Housing Element includes a variety of programs intended to achieve goals and policies related to new housing production for all income categories and the preservation of existing housing, ensuring there is equitable housing access to all neighborhoods, housing for the homeless including housing assistance and supportive services to low-income households, and eliminating housing discrimination; and WHEREAS, the Housing Element sets forth a range of goals, policies and programs, including, but not limited to, procedural changes related to streamlining the review of housing projects, updating development standards and the Affordable Housing Production Program (“AHPP”) to ensure housing projects are feasible, providing opportunities for housing in areas of the City that do not currently permit housing, incentivizing housing in areas of the City that have not historically supported housing production, amending the City’s density bonus ordinance to ensure consistency with State law and integration into the City’s land use system, and committing to the production of affordable housing on City-owned/publicly owned land; and WHEREAS, the Housing Element requires the City to implement certain programs through amendments to the Land Use and Circulation Element of the General Plan, the Bergamot Area Plan, the Downtown Community Plan, and the Zoning Ordinance in phases, subject to specified deadlines; and
8 WHEREAS, the City desires to undertake the first phase of implementation for consistency with the goals, policies, and programs set forth in the 6th Cycle Housing Element, including all or portions of Programs 1A, By-Right Approvals for Housing Projects; 1B, Streamline the Architectural Review Process and Ensure Design Review Objectivity for Housing Projects; 1C, Incentivize Housing Development on Surface parking Lots in Residential Zones; 1D, Reduce Minimum Parking Requirements for Housing Projects; 1F, Revise the Downtown Community Plan Development Standards to Support Housing Projects; 1G, Incentivize and Facilitate the Development of Accessory Dwelling Units through an ADU Accelerator Program; 1J, Rezoning by Revising Development Standards to Ensure that Housing Projects are Feasible and Incentivized Over Commercial Development; 2A, Establish a Moderate-Income Affordable Housing Overlay; 2C, Update the City’s Affordable Housing Production Program to Increase the Number of Affordable Housing Units at all Income Levels; 2D, Update Density Bonus Ordinance to Ensure Consistency with State Law and Integration into the City’s Land Use System; 4A, Zoning Ordinance Amendment to Permit Multiple-Unit Housing in NonResidential Zones Where Not Currently Permitted; 4B, Facilitate the Development of Housing on Surface Parking Lots Owned by Community Assembly Uses; and 4C, Provide New Housing Choices and Affordability in High Opportunity Areas Through Incentives for Additional ADUs in R1-Zone Neighborhoods; and
WHEREAS, on February 1, 2023, the Planning Commission conducted a dulynoticed public hearing, and, after considering oral and written testimony regarding the proposed amendments to the BAP, adopted a Resolution of Recommendation, Resolution Number 23-005 (PCS), recommending to the City Council that the City Council 9 amend the BAP to ensure consistency with the first phase of Housing Element implementation; and
WHEREAS, on March 21, 2023, the City Council conducted a duly noticed public hearing to consider the recommendation of the Planning Commission, and, after considering all oral and written testimony, desires to adopt the proposed amendments to the BAP.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF SANTA MONICA DOES RESOLVE AS FOLLOWS:
SECTION 1. Amendments to the text of the Bergamot Area Plan. Pursuant to Santa Monica Municipal Code Section 9.45.080 and 9.45.130, the City Council does hereby amend the Bergamot Area Plan for consistency with the goals, policies, and programs set forth in the 6th Cycle Housing Element, including all or portions of Programs 1A, By-Right Approvals for Housing Projects; 1B, Streamline the Architectural Review Process and Ensure Design Review Objectivity for Housing Projects; 1C, Incentivize Housing Development on Surface parking Lots in Residential Zones; 1D, Reduce Minimum Parking Requirements for Housing Projects; 1F, Revise the Downtown Community Plan Development Standards to Support Housing Projects; 1G, Incentivize and Facilitate the Development of Accessory Dwelling Units through an ADU Accelerator Program; 1J, Rezoning by Revising Development Standards to Ensure that Housing Projects are Feasible and Incentivized Over Commercial Development; 2A, Establish a Moderate-Income Affordable Housing Overlay; 2C, Update the City’s Affordable Housing Production Program to Increase the Number of Affordable Housing Units at all Income Levels; 2D, Update Density Bonus Ordinance to Ensure Consistency with State Law and 10 Integration into the City’s Land Use System; 4A, Zoning Ordinance Amendment to Permit Multiple-Unit Housing in Non-Residential Zones Where Not Currently Permitted; 4B, Facilitate the Development of Housing on Surface Parking Lots Owned by Community Assembly Uses; and 4C, Provide New Housing Choices and Affordability in High Opportunity Areas Through Incentives for Additional ADUs in R1-Zone Neighborhoods, as set forth in Exhibit A attached to this Resolution. In adopting these amendments, the City Council hereby finds and declares that, for the reasons articulated above, in the staff report dated March 21, 2023, below:
The amendments to the text of the Bergamot Area Plan are consistent with the General Plan in that the amendments are required to implement all or portions of Programs 1A, By-Right Approvals for Housing Projects; 1B, Streamline the Architectural Review Process and Ensure Design Review Objectivity for Housing Projects; 1C, Incentivize Housing Development on Surface parking Lots in Residential Zones; 1D, Reduce Minimum Parking Requirements for Housing Projects; 1F, Revise the Downtown Community Plan Development Standards to Support Housing Projects; 1G, Incentivize and Facilitate the Development of Accessory Dwelling Units through an ADU Accelerator Program; 1J, Rezoning by Revising Development Standards to Ensure that Housing Projects are Feasible and Incentivized Over Commercial Development; 2A, Establish a Moderate-Income Affordable Housing Overlay; 2C, Update the City’s Affordable Housing Production Program to Increase the Number of Affordable Housing Units at all Income Levels; 2D, Update Density Bonus Ordinance to Ensure 11 Consistency with State Law and Integration into the City’s Land Use System; 4A, Zoning Ordinance Amendment to Permit Multiple-Unit Housing in Non-Residential Zones Where Not Currently Permitted; 4B, Facilitate the Development of Housing on Surface Parking Lots Owned by Community Assembly Uses; and 4C, Provide New Housing Choices and Affordability in High Opportunity Areas Through Incentives for Additional ADUs in R1-Zone Neighborhoods, and otherwise maintain the existing goals, policies, standards and regulations in the General Plan.
SECTION 2. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_________________________
DOUGLAS SLOAN
City Attorney
12 EXHIBIT A
Amendments to the Bergamot Area Plan for consistency with the Goals, Policies, and Programs Set Forth in the 6th Cycle (2021-2029) Housing Element [BEHIND THIS PAGE]
Chapter 4, page 71
The community’s expectation for the Bergamot Plan area to transition to an energetic, equitable and sustainable new urban neighborhood is addressed through careful land use planning that is integrated with circulation policies. Many of the land use policies in this section are implemented through the Development Standards in Chapter 5 that govern scale, height, and permitted mix of uses or designed for further development in later implementation phases. Maintaining the targets identified in the LUCE for the balance of commercial and residential uses (60/40 in the Bergamot Transit Village and 50/50 in the Mixed-Use Creative District) promotes a more walkable, less auto-dependent land use pattern that meets the City’s broad social, economic and environmental goals. These integrated land use and circulation policies will foster a neighborhood that is designed from the outset to support the City’s broad Sustainable City Plan objectives to reduce the community’s carbon footprint and GHG emissions.
Chapter 4, Page 72
Bergamot Transit Village District
Development in the Bergamot Transit Village District (BTV) is directed to create the underlying urban fabric for a new mixed-use neighborhood that supports a range of uses, activities, open spaces and built forms, and which deeply integrates the new Bergamot Expo Station and the adjacent Bergamot art center into community life. The district’s evolution into a pedestrian-oriented, mixed-use destination containing jobs, housing, retail, services, entertainment and open spaces will build upon Santa Monica’s long-standing practice of crafting strong urban places.
Permitted Uses
This district allows for the creation of a vibrant concentration of retail and services, multi-family housing, and creative employment and community gathering spaces, especially in proximity to transit. For the Bergamot Transit Village, a mix of 60% commercial and 40% residential use is established as the target for new development. The permitted densities for the Bergamot Transit Village were determined so as to achieve a scale that is consistent with the community vision for a pedestrian-oriented district that provides high quality open spaces, and that is oriented to and accessible by transit. Consequently, densities have been reduced from those described in the LUCE. Permitted development densities are:
Tier I: 1.75 Floor Area Ratio (FAR)
Tier II: 2.0 FAR
Tier III: 2.5 FAR
Chapter 4, page 73
Figure 4.B.02 Map and Legend:
Bergamot Transit Village (BTV) FAR: 1.75, 2.0, 2.5; Housing Projects FAR:
4.0 Mixed Use Creative North of Pennsylvania or South of Expo Bike Path: FAR: 1.5, 1.7,
2.2; Housing Projects FAR: 3.25
Mixed Use Creative (MUC) FAR: FAR: 1.5, 1.7, 2.2; Housing Projects FAR: 4.0 Conservation: Art Center (CAC) Parcels over 100,000 SF, FAR: 1.0; Parcels under 100,000 SF, FAR: 1.0, 1.5, 2.5; Housing Projects FAR: 2.50
Conservation: Creative Sector (CCS) FAR: 1.5; Housing Projects FAR: 2.50 Chapter 4, page 75
Mixed-Use Creative District
The Mixed-Use Creative District (MUC) will emphasize the continuation of the area’s diverse creative and cultural offerings. It will also encourage the infill of new, complementary uses as a way to provide a more balanced and sustainable land use pattern that connects residents, employees and visitors to the district, the neighboring BTV, the Bergamot Expo Station and the Bergamot art center. Existing uses are encouraged to remain and will be bolstered by the balance of new creative arts jobs, housing affordable to the workforce and supportive local-serving retail and services. In consideration to their size and the character of existing development, smaller parcels will be developed at lower densities and smaller building scales than those of the BTV District. As in the BTV, the Mixed-Use Creative District’s evolution as a pedestrian-oriented environment is promoted through policies and standards. The eastern edge of the MUC will also be easily accessible from the new Bundy Expo Station in the City of Los Angeles.
Permitted Uses
A mix of 50% commercial and 50% residential use is established as the target for new development in the MUC District. The permitted densities for the MUC District were determined in order to achieve a scale that is consistent with the community vision for a pedestrian-oriented district that provides high-quality open spaces, and that is oriented to and accessible by transit. Consequently, densities have been reduced from those described in the LUCE. Permitted development densities are:
Tier I: 1.5 Floor Area Ratio (FAR)
Tier II: 1.7 FAR
Tier III: 2.2 FAR
As described for the BTV, a blend of uses will be accommodated, including new affordable housing, housing affordable to the workforce and market-rate housing. These housing types are more completely described in Table 5.02 in Chapter 5.
Chapter 4, page 76
Conservation: Creative Sector District
Within the Conservation: Creative Sector (CCS) District, emphasis will be placed on small-scale creative arts, media production, entertainment uses, digital technology, incubators, business services and supporting uses, such as restaurants and cafés, and housing as defined in Table 5.02. To protect the scale and character of this important creative cluster within the Plan area, permitted development densities shall be limited to (Tier I) 1.5 FAR. This restriction is balanced by incentives that can assist creative businesses in meeting their needs for a certain amount of on-site expansion.
Conservation: Art Center District
As an area-wide anchor for the creative sector, the Conservation: Art Center (CAC) District shall feature uses which contribute to and enhance both the arts and cultural functions of the Bergamot art center and the identity it establishes. These uses may includeart galleries, studios, exhibition halls, performance spaces, museums, restaurants and cafés, visitor accommodations and similar uses. Small-scale creative office uses and housing are also permitted. Distinct densities in the Conservation: Art Center District are based on parcel size, as described below:
Parcels over 100,000 SF
Tiers I-III: 1.0 Floor Area Ratio (FAR)
Parcels under 100,00 SF
Tier I: 1.0 Floor Area Ratio (FAR)
Tier II: 1.5* FAR
Tier III: 2.5* FAR
*0.5 FAR must be devoted to space for arts-related and arts-compatible uses. Artist live/work could be considered provided the primary space is used for work.
BerettaRose Photography
DEVELOPMENT STANDARDS& LAND USE REGULATIONS
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Land Use Regulations and Development Standards
BERGAMOT AREA PLAN | 147
Land Use Regulations and Development Standards
Development Standards and Land Use RegulationsThis section of the Plan sets out the Development Standards to ensure that all proposed development
supports the goals and vision of the Plan as described
in Chapter 4, Core Components.
The Development Standards include the following
sections, which provide a framework for the intended
urban form and character, Section A: Land Use
Regulations and Section B: Development Standards.
The Land Use Regulations define permitted uses in
the Bergamot Plan area. The Development Standards
regulate new site and building development by
establishing standards for intensity, building height,
open space and other elements. Developmentstandards include street‐based frontage standards, which regulate building frontages along existing and
new streetsto form adequate and pedestrian‐friendly
street walls.
If provisions in the Bergamot Area Plan and the
Zoning Ordinance are in conflict, the provisions in the Bergamot Area Plan shall be applied. Where Zoning
Ordinance provisions are not specifically addressed by
the Bergamot Area Plan, the Zoning Ordinance shall
be applied. Projects that include affordable housing
on City‐Owned properties shall be exempted from
148 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
the Bergamot Area Plan and Zoning Ordinancepursuant to SMMC Section 9.01.040(A)(1)(d).
BERGAMOT AREA PLAN | 149
Land Use Regulations and Development Standards
All projects in the Bergamot Plan area will undergo a
City design review and permit process as required by
the Zoning Ordinance.
As discussed in Chapter 1, Introduction, the LUCE sets
out three tiers for new development in the Bergamot
Plan Area. Tier I is baseline, by‐right development up
to the discretionary review thresholds established
by the Zoning Ordinance. Tier II and Tier III projects
are allowed additional intensity and height if the
associated development provides community benefits.
Table 5.01 Key to Land Use Regulations Table
Category
Designator Category Description
P Permitted uses
L(#) Limited uses, which are permitted provided they comply with specified standards; for example, a limitation on floor area, indicated by a footnote in the use regulation table MUP Minor conditional uses, which require approval of a Minor Use Permit based on discretionary review conducted by the Planning and Community Development Director CUP Conditional uses, which require approval of a Conditional Use Permit based on discretionary review conducted by the Planning Commission ‐ Prohibited uses, which are not allowed in the district or overlay In addition to compliance with the requirements of this chapter, Tier II and Tier III projects shall comply withthe following:
Tier II
• Record a deed restriction that requires the
property owner and all building tenants to join
and maintain membership in the TMA for the life
of the project. This requirement shall be included
in all leases.
• Provideall TierIIrequirementsspecifiedintheCity’s
Municipal Code, Article IX ( Zoning Ordinance). In
orderto ensure that new development at the TierII
level contributes to the identity and development
of the Bergamot Plan area, Tier II level fees
(beyond fees that are Code base requirements)
shall be allocated to appropriate projects within
the Bergamot Plan area to the extent feasible.
• Notwithstanding the above, the Zoning Ordinance
Update process will consider requiring that
projects in the Bergamot Plan area pay a higher
Transportation Impact Feet (TIF), to be allocated
as above.
Tier IIITier III applicants should review Chapter 4, Section B:
Land Use for Community Benefits, and incorporate
appropriate project components to satisfy the
requirement to include substantial additional
amenities that the community has prioritized in
the Bergamot Plan area. Any fees collected shall be
allocated to appropriate projects within the Bergamot
Plan area. Actual project features shall be negotiated
during the Development Agreement process.
Allocation of Unused Fees
If there are no potential projects that can utilize the Tier II fund contributions within five years of payment, the funds may be used for City projects outside the
Plan area.A. LAND USE REGULATIONSTable 5.02 presents the land use regulations for the Bergamot Transit Village (BTV), Mixed‐Use
Creative (MUC), Conservation: Art Center (CAC) and
Conservation: Creative Sector (CCS) Districts, as well
as the Pedestrian Priority Corridor (PPC) and Retail
Priority (RP) Overlays (see Figure 5.01 for boundaries of the districts). Any other uses not included in the table are prohibited and covered by the general rule, which
states that any uses not specifically authorized areprohibited. The key to the land use regulations table is found in Table 5.01.
The new districts created in this Plan permit many of
the usesthat are permitted in the BTV and MUC districts defined in the LUCE. However, residential uses other
than live/work units is prohibited in the Conservation ‐ Creative Sector District in order to conserve its creativearts character. There are also further use restrictions in the overlay districts in order to promote active streets.
In the case of conflict between an underlying district
and an overlay district, the overlay district standards shall prevail. However, additional residential uses are not permitted on properties in an overlay district with underlying Conservation‐CCS District zoning.
Use classifications have been divided into residential
uses or non‐residential uses (see Table 5.02). For land use definitions, please refer to the Zoning Ordinance.
See also the table footnotes on page 138.
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Land Use Regulations and Development Standards
Table 5.02 Land Use Regulations
DISTRICTS OVERLAYS
Bergamot
Transit
Village (BTV)
MU-Creative
(MUC)
Conservation:
art Center
(CAC)
Conservation:
Creative Sector
(CCS)
Pedestrian
Priority
Corridor (PPC)
Retail Priority
(RP)
Residential Uses
Dwelling, Single‐Unit ‐ ‐ ‐ ‐ ‐ ‐Dwelling, Second UnitAccessory Dwelling Unit ‐P ‐P ‐P ‐P ‐P ‐PDwelling, Duplex ‐ ‐ ‐ ‐ ‐ ‐Elderly and Long‐Term Care P P CUP ‐ P ‐Emergency Shelters P P CUP ‐ ‐ ‐Existing Mobile Home Park ‐ P ‐ ‐ ‐ ‐Family Day Care, Small or Large P P CUP ‐ P PGroup Residential (includes congregate,senior group,supportive) P P CUP ‐ P L(1) Junior Accessory Dwelling Unit P P P P P PLive/work P P CUP P P L(1)Multiple‐Unit StructureDwelling(includessenior, transitional,supportive) P P CUPP ‐P P L(1)Residential Care Facilities P P CUP ‐ L(1) L(1)Single‐Room Occupancy Housing P P CUP ‐ P L(1) Non-residential Uses
Animal Care, Sales, and Services See subclassifications below.
Kennels ‐ ‐ ‐ ‐ ‐ ‐Grooming and Pet Stores P P P L(2) L(2) L(2)Pet Day Care Services MUP MUP ‐ MUP ‐ ‐Veterinary Services MUP MUP ‐ MUP ‐ ‐ Artist's Studio P P P P P PAutomobile/Vehicle Sales and Service ‐ ‐ ‐ ‐ ‐ ‐Banks and Financial Institutions See subclassifications below.
Banks and Credit Unions, < 5,000 sq. ft. P P ‐ P P PBanks and Credit Unions, > 5,000 sq. ft. CUP CUP ‐ CUP CUP CUPCheck Cashing Businesses ‐ ‐ ‐ ‐ ‐ ‐ Bicycle Rental and Share Stations P P P P P PBusiness Services P P P P L(2) L(2)College and Trade Schools, Public or Private CUP CUP CUP ‐ CUP ‐ BERGAMOT AREA PLAN | 151
Land Use Regulations and Development Standards
Districts overlays
Bergamot
Transit Village
(BTV)
MU‐Creative
(MUC)
Conservation:
art Center
(CAC)
Conservation:
Creative Sector
(CCS)
Pedestrian
Priority
Corridor (PPC)
Retail Priority
(RP)
Commercial Entertainment and Recreation See subclassifications below.
Cinemas & Theaters, up to 99 seats P P P P P CUPCinemas & Theaters, more than 99 seats CUP ‐ ‐ ‐ ‐ ‐Convention and Conference Centers See subclassifications below.
Large‐scale, >= 25,000 sf CUP ‐ ‐ ‐ ‐ ‐Small‐scale, < 25,000 sf CUP CUP CUP ‐ CUP CUP Commercial Kitchens CUP CUP ‐ CUP/L(1) CUP/L(1) CUP/L(1)Commercial Recreational Facilities, Large‐scale CUP ‐ ‐ ‐ ‐ ‐Commercial Recreational Facilities, Small‐scale MUP MUP MUP MUP MUP/L(1) MUP/L(1)Communication Facilities See subclassifications below.
Antennas and Transmission Towers MUP MUP ‐ ‐ ‐ ‐Equipment/Facilities within Buildings CUP CUP ‐ ‐ ‐ ‐ Community Assembly CUP CUP CUP ‐ CUP CUPCommunity Gardens P P P P P MUPCultural Facilities P P P P P PDay Care Centers P P ‐ P L(1) L(1)Eating and Drinking Establishments See subclassifications below.
Bars/Nightclubs/Lounges CUP CUP MUP CUP CUP CUPRestaurants, Full or Limited Service, up to 50 seats (including accessory bar seats) P P P P P P Restaurants, Full or Limited Service, more
than 50 seats (including accessory bar seats) P P P CUP P P Restaurants, Drive‐Through Facilities ‐ ‐ ‐ ‐ ‐ ‐Restaurants, Accessory Live Entertainment P P P P P PRestaurants, Outdoor Eating Areas P P P P P P Equipment Rental MUP MUP ‐ MUP MUP ‐Flex Vehicle Spaces, accessory L(7) L(7) L(7) L(7) L(7) L(7)Food and Beverage Sales L(8) L(8) CUP/L(2) CUP/L(2) L(2) L(2)Funeral Parlors and Mortuaries ‐ ‐ ‐ ‐ ‐ ‐ 152 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
Districts Overlays
Bergamot
Transit Village
(BTV)
MU‐Creative
(MUC)
Conservation:
art Center
(CAC)
Conservation:
Creative Sector
(CCS)
Pedestrian
Priority
Corridor (PPC)
Retail Priority
(RP)
Hospitals and Clinics, <= 5,000 sq. ft. MUP MUP ‐ MUP ‐ ‐Hospitals and Clinics, > 5,000 sq. ft. CUP CUP ‐ ‐ ‐ ‐Industry, General ‐ ‐ ‐ ‐ ‐ ‐Industry, Research and Development P P L(2) L(2) L(1) L(1)Industry, Limited P P L(2) L(2) P PInstructional Services P P L(5) L(5) L(1) L(1)Lodging See subclassifications below.
Bed and Breakfast ‐ ‐ ‐ ‐ ‐ ‐Hotels and Motels CUP CUP CUP ‐ CUP CUP Maintenance and Repair Services, <= 5,000 sq. ft. MUP MUP ‐ MUP ‐ ‐Maintenance and Repair Services, > 5,000 sq. ft. ‐ ‐ ‐ ‐ ‐ ‐Media Production See subclassifications below.
Movie or Recording Studio P P P P L(1) L(1)Support Facilities P P ‐ P L(6) L(6) Nurseries and Garden Centers P P ‐ ‐ MUP/L(4) MUP/L(4)Offices See subclassifications below.
Business and Professional, <= 5,000 sq. ft. P P ‐ ‐ L(1) L(1)Business and Professional, > 5,000 sq. ft. CUP CUP ‐ ‐ CUP/L(1) CUP/L(1)Creative P P P P P L(1)Medical and Dental CUP CUP ‐ CUP CUP CUPWalk‐In Clientele P P ‐ ‐ P P Park and Recreation Facilities, Public P P P P P PParking, Shared: New Standalone Public or Private P P P ‐ CUP CUPPersonal Services See subclassifications below.
General Personal Services P P ‐ P P PTattoo or Body Modification Parlor MUP MUP ‐ ‐ ‐ ‐ Public Safety Facilities P P L(3) P P PRecycling Facilities, <= 5,000 sq. ft. CUP CUP ‐ ‐ ‐ ‐ BERGAMOT AREA PLAN | 153
Land Use Regulations and Development Standards
Recycling Facilities, > 5,000 sq. ft. ‐ ‐ ‐ ‐ ‐ ‐
Districts overlays
Bergamot
Transit Village
(BTV)
MU‐Creative
(MUC)
Conservation:
art Center
(CAC)
Conservation:
Creative Sector
(CCS)
Pedestrian
Priority
Corridor (PPC)
Retail Priority
(RP)
Retail Sales, General See subclassifications below.
Art Galleries P P P P P P
Building Material Sales and Services ‐ ‐ ‐ ‐ ‐ ‐
Firearms and Ammunition Sales ‐ ‐ ‐ ‐ ‐ ‐
General Retail Sales, < 15,000 sq. ft. P P P P L(2) L(2)General Retail Sales, > 15,000 sq. ft. ‐ ‐ ‐ ‐ ‐ ‐ Pawn Shops ‐ ‐ ‐ ‐ ‐ ‐
Schools, Public or Private CUP CUP CUP ‐ CUP ‐
Social Service Centers P P ‐ ‐ MUP L(1)Swap Meet CUP CUP CUP ‐ ‐ ‐Vehicle Rental, Accessory to Primary Use P P P ‐ ‐ ‐Utilities See subclassifications below.
Utilities, Major ‐ ‐ ‐ ‐ ‐ ‐Utilities, Minor P P P P P P Warehousing, Storage and Distribution ‐ ‐ ‐ ‐ ‐ ‐
Footnotes:L(1) Not allowed on the ground floor for the first 40 feet of lot depth, except residential usesin the BTV/PPC Overlay District L(2) Limited to 4,000 sq. ft. or less.
L(3) Limited to 15,000 sq. ft. or less.
L(4) Nurseries and Gardens Centers permitted if all goods, except planted stock, are kept entirely within an enclosed building.
L(5) Limited to arts related uses only.
L(6) Not allowed on the ground floor for the first 40 feet of lot depth on Nebraska Avenue.
L(7) Flex vehicle spaces within areas otherwise used for parking and not as a stand‐alone use.
L(8) Limited to 4,000 sq. ft. orless. Notwithstanding, one (1) new food & beverage salesfacility may be permitted in the Plan area, in either the BTV or MUC District, that exceeds the 4,000 square foot limit and may be a maximum of 15,000 square feet.
B. DEVELOPMENT STANDARDS
Development Standards in Tables 5.03(A) & (B) arespecific to the districts in the Bergamot Plan area,and are exclusive of any State or Local densitybonuses. Certain standards are flexible to allow forarchitectural innovation if approved by the authorized review entity (see B.11 for Flexible Development
Standards).
B.1 Floor Area Ratio (FAR)
Maximum floor area ratios (FARs) for Tier I, Tier II and 154 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
Tier III projects are established in Tables 5.03(A) & (B). In the Bergamot Plan area, floor area ratioincludes only building area at or above grade. In circumstances where publicly accessible roads and pathways are negotiated, FAR will be calculated on the gross area ofthe project site.
154 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.1.01 Exemptions from FAR calculation. The following shall not be included in the FAR calculation. a. Below‐grade (subterranean) building area
b. Open roof decks or covered roof decksthat aremore than 75% unenclosed c. Outdoor dining areas adjacent to the public right of way B.1.02 Low Income/Workforce Housing Units. For Notwithstanding any bonus provided by the State Density Bonus Law, SMMC Chapter 9.22, Density Bonus, housing projects, Tier I, and Tier II projects in the BTV and MUC Districts, for all units in a project above and beyond those required by the AHPP, A a FAR bonus shall beprovided equivalent to 25%of the floor area constructed for affordable/ workforce housing, provided:
a. The units contain at least one bedroom (no studios)
b. At least 50% of the bonus residential unitsshall be deed‐restricted for affordability to a maximum of 80% area median income (AMI). The remainder shall be deed‐ restricted for anyaffordability level up to 120% of AMI.
BERGAMOT AREA PLAN | 155
Land Use Regulations and Development Standards
Table 5.03(A) Development Standards for Projects not Meeting the Definition of Housing Project Development
Standards
Bergamot
Transit Village
Conservation:
Art Center MU-Creative Conservation: Creative Sector
TIER Tier I Tier II Tier III Tier I Tier II Tier III Tier I Tier II Tier III Tier I Tier II Tier III
HEIGHT LIMIT
(SEE B.2)
Standard
(Variation)
32’
(39’) 60’ 75’ (86’) 32’ 60’ 75’ (86’) 32’ (36’) 47’ 57’ 32’ (36’) not allowed FAR
(SEE B.1) Parcel >=
100,000 sf 1.75 2.0 2.5 1.0 1.0 1.0 1.5 1.70 2.2 1.5 not allowed Parcel <
100,000 sf 1.75 2.0 2.5 1.0 1.5*** 2.5*** 1.5 1.70 2.2 1.5 not allowed
REQUIRED MIX
OF USES
(SEE B.4)
Parcels over
120,000 sf None None 50% Commercial/ 50% Residential None
BUILDING
MODULATION
OF TOP FLOORS:
PERCENTAGE
OF BUILDING
FOOTPRINT
(SEE B.5)
Max Height
(Top Floor) 100% 90% 50% None 100% 75% 75% None
Top Floor minus
1 Floor 100% 100% 90% None 100% 90% 90% None
MAXIMU
MFLOOR
PLATE
(SEE B.6)
35,000 sf 15,000 sf 25,000 sf 15,000 sf
MINIMUM
AMOUNT OF
OPEN SPACE (%
OF SITE AREA)
(SEE B.8)
Site >
80,000 sf 20% 20% 25% None**** 15% 15% 20% 15%*****
Site 40,000 sf
‐80,000 sf 15% 15% 20% 15% 12% 12% 15% 12%*****
Site <
40,000 sf 10% 10% 15% 10% 7% 7% 10% 7%*****
MINIMUM SIZE
OF PRIMARY
OPEN SPACE* 4,000 sf 4,000 sf 6,000 sf None**** 2,500 sf 4,000 sf 6,000 sf 2,500 sf *****
MINIMUM DEPTH
AND MAXIMUM
WIDTH OF
NON‐OFFICE
COMMERCIAL
(SEE B.9)
Minimum
Depth 40 feet None 40 feet None
Frontage
Width
15’ minimum
60’ maximum None 15’ minimum 60’ maximum None
MAXIMUM SIZE
OF NON‐OFFICE
COMMERCIAL**
(SEE B.9)
15,000 sf 15,000 sf 15,000 sf 7,500 sf
ACCESS AND
PARKING
STANDARDS
(SEE B.14)
See Section 5.B.14 See Section 5.B.14 See Section 5.B.14 See Section 5.B.14 * On small parcels, if the minimum required size of the Primary Open Space is larger than the minimum required open space percentage, no Primary Open Space needs to be provided. ** Any retail space ranging from 10,000 sf to 15,000 sf requires any additional retail adjacent to the retail space to be 5,000 sf or less in size. *** 0.5 FAR must be devoted to space for arts‐related and arts‐compatible uses. Artist live/work could be considered provided the primary space is used for work. **** Open Space on City‐owned property shall be determined through a Development Agreement. ***** No open space requirement for additionsto existing buildingsin the Conservation ‐ Creative Sector District. 156 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
Table 5.03(B) Development Standards for Projects that Meet the Definition of Housing Project Development
Standards
Bergamot
Transit Village
Conservation:
Art Center
MU-Creative Conservation:
Creative Sector
HEIGHT
HousingProjects
84’ 55’
84’
(North of
Pennsylvania
Ave parcel
line or South
of Expo Bike
Path – 70’)
55’
100%AffordableHousingProjects 94’ 65’
94’
(North of
Pennsylvania
Ave parcel
line or South
of Expo Bike
Path – 80’)
65’
FAR(See B.1)
HousingProject
4.0 2.50
4.0 (North of
Pennsylvania
Ave parcel
line or South
of Expo Bike
Path – 3.25)
2.50 100% AffordableHousing Projects
4.5 3.0
4.5 (North of
Pennsylvania
Ave parcel
line or South
of Expo Bike
Path – 3.75)
3.0 BUILDING
MODULATION OFTOP FLOORS:PERCENTAGE OFBUILDINGFOOTPRINT (SEEB.5) Max Height
(Top Floor) 50% None 75% None
Top Floor minus
1 Floor 90% None 90% None
MAXIMUM FLOOR PLATE (SEE B.6)
35,000
sf
15,000
sf
25,000 sf 15,000 sf
MINIMUM
AMOUNT OF OPENSPACE (% OF SITEAREA)**
(SEE B.8)
Site >
80,000 sf 25% None 20% 15%*****
Site 40,000 sf
‐80,000 sf 20% 15% 15% 12%*****
Site <
40,000 sf 15% 10% 10% 7%*
MINIMUM SIZE OF PRIMARY OPEN SPACE*
6,000 sf None 6,000 sf 2,500 sf *
MINIMUM DEPTH
AND MAXIMUMWIDTH OF NON‐OFFICECOMMERCIAL
(SEE B.9)
Minimum
Depth 40 feet None 40 feet None
Frontage
Width
15’ minimum
60’ maximum None 15’ minimum 60’ maximum None
MAXIMUM SIZE OF NON‐OFFICECOMMERCIAL**(SEE B.9)
15,000 sf 15,000
sf
15,000 sf 7,500 sf
BERGAMOT AREA PLAN | 157
Land Use Regulations and Development Standards
ACCESS ANDPARKING STANDARDS(SEE B.14) See Section 5.B.14 See Section 5.B.14 See Section 5.B.14 See Section 5.B.14 * No open space requirement for additions to existing buildings in the Conservation ‐ Creative Sector District.** On small parcels, if the minimum required size of the Primary Open Space is larger than the minimum required open space percentage, no Primary Open Space needs to be provided. 158 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
CARMELINA AVENUE
CENTINELA AVENUE
FRANKLIN STREET WARWICK AVENUE
BERKELEY STREET
STANFORD STREET
STEWART STREET
STEWART STREET
CLOVERFIELD BOULEVARD
Land Use Districts
The Bergamot Plan area is divided into four
districts that emphasize creative arts and
local employment opportunities, culturalenrichment, housing and supportive retail businesses. They differ in their physical
character, scale and urban form.
The Bergamot Transit Village and the
Mixed‐Use Creative District support a wide
range of uses and activities.
The two Conservation Districts are
delineated with specific uses, heights
and densities that conserve their existingbuildings and uses.
Figure 5.01
Land Use Districts
Districts
Bergamot Transit Village (BTV)
Pedestrian Priority Corridor (PPC)**
Retail Priority on Ground Floor (RP)**
*Overlays not to scale**Applies to first 40 feet of street frontage only
COLORADO AVENUE COLORADO AVENUE
PENNSYLVANIA AVENUE
PENNSYLVANIA AVENU
E
NEBRASKA AVENUE
BERGAMOT AREA PLAN | 159
Land Use Regulations and Development Standards
0 200 400 600 Feet
NOR
TH
B.2Height Limits
Maximum building heights are established for Tier I,
Tier II and Tier III projectsin the Plan area (see Fig. 5.03 for District Building Heights).
CARMELINA AVENUE
Tier I sets the Base Height, Tier II allows for additional height above the Base Height if substantial community
benefits are provided and Tier III allows for additional height above Tier II if additional substantial community benefits are provided.
In the Transit Village District and Conservation: Art
Center District, the maximum height permitted in Tier
I is 32 feet, with additional height up to 39 feet for
projects that include a housing component. For Tier II
projects, the maximum height is 60 feet. For Tier III
projects, a maximum building height of up to 75 feet is permitted, with additional height:
• to 81 feet allowed if there is a corresponding
percentage decrease in the FAR for the actual
building height that is above 75 feet, and
• up to 86 feet if the ground floor‐to‐floor height
is increased from 13.5 feet up to 18.5 feet.
STEWART STREET
FRANKLIN STREET
BERKELEY STREET
STANFORD STREET
CENTINELA AVENUE
STEWART STREET
WARWICK AVENUE
Figure 5.02
Building Heights and Floor Area Ratios
CLOVERFIELD BOULEVARD
COLORADO AVENUE COLORADO AVENUE
PENNSYLVANIA AVENUE
PENNSYLVANIA AVENUE
NEBRASKA AVENUE
160 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
Not Permitted
Not Permitted
In the Mixed‐Use Creative District, the maximum
height permitted in Tier I is 32 feet, with additional
height up to 36 feet permitted for projects that build
affordable housing units per the City’s Affordable
Housing Production Program. For Tier II projects, the
maximum height is 47 feet. For Tier III projects, a
maximum building height of up to 57 feetis permitted.
In the Conservation: Creative Sector District, only Tier I projects are permitted, with a maximum height of 32
feet, with additional height up to 36 feet for projects that include a live/work component. In the Bergamot
Plan area, maximum permitted heights are measured
in feet. Otherstandards use storiesrather than a linear dimension to regulate height, including Standard B.3
Transitional Zones, B.5 Building Modulation of Top
Floors and B.10 Street‐Based Frontage Standards.
This is to provide flexibility to accommodate the
different floor‐to‐floor dimensions for residential or
commercial buildings.Additional height is permitted in all districts for 100% affordable housing projects as defined in SMMC Section9.52.020.0050 and housing projects as defined in SMMCSection 9.52.020.1125.
B.3 Transitional Zones
Where Bergamot Plan area properties face existing
residential properties outside the Plan area, the
following standard applies. Note that this condition
exists in only the following places: (1) facing acrossColorado Avenue, (2) facing across Exposition Boulevard and (3) facing alleys between Franklin and
Berkeley and between Berkeley and Stanford.
Street Frontage. Properties facing across ColoradoAvenue and Exposition Boulevard:
• Colorado Avenue and Exposition Boulevard are
defined as the Complete Street street type (see
Figure 5.10). For this street type, the build‐to line
is defined as 5 feet back from the property line.
• For the first three stories in height, 100% of the
building is permitted to be built to the build‐to
line. The height of three stories is assumed to be
no more than 36 feet.
• For the next story, a minimum of 75% of the
building shall be set back 10 feet or more from
the build‐to line. The height of four stories isassumedto be no more than 47 feet. • For the following story, a minimum of 75% of the
building shall be set back 20 feet or more from
the build‐to line. The height of five stories is
assumed to be no more than 57 feet.
• Properties in this district (Mixed‐Use Creative)
have a maximum height of 57 feet.
Rear Yard. Properties facing alleys between Franklin
Street and Berkeley Street and between Berkeley
Street and Stanford Street:
• Building walls facing alleys shall be set back a
minimum of 10 feet from property line.
• Properties in this district (Conservation: Creative
Sector) have a maximum height of 36 feet.
Figure 5.03
Transitional Zone ‐ Street Frontage
Figure 5.04Transitional Zone ‐ Rear Yard
BERGAMOT AREA PLAN | 161
Land Use Regulations and Development Standards
162 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.4 Mix of Uses
B.4.01 Ratio for Large Projects. For parcels of over
120,000 square feet in area, projects shallprovide a mix of commercial and residentialuses as shown in Table 5.03. The ratio isexpressed in floor area and can vary from theratio up to 10% in either direction for flexibility.The mix of uses can be achieved as verticalmixed‐use (on top of each other) or horizontalmixed‐use (in neighboring buildings) (seeFigure 5.05 for illustration).
B.4.02 Ground Floor Commercial. Residential
projects shall have a commercial componenton the ground floor along street types thatrequire active ground floors (see B.10 Street‐ Based Frontage Standards).
B.5B.4 Building Modulation of Top FloorsThe top two floors of new Tier II or Tier III projects,or housing projects buildings shall adhere to setstandards for maximum footprint.They are limited to a percentage of the largest floor plate in the building, which may or may not be the ground floor. One‐ and
two‐story buildings are exemptfrom these standards
(see Table 5.03 and refer to Figure 5.06 for
illustration).
B.6B.5 Maximum Building Floor PlateB.6.01 In order to create an attractive and pleasant environment that isrespectful of human scale,
floor plates of new buildings are limited to the
maximum square footage set in Table 5.03.
Figure 5.05
Mix of Uses
Figure 5.06Building Modulation of Top Floors
Tier 2 Tier 3 Tier 2 Tier 3
90% 50% 75% 75%
100% 90% 90% 75%
100% 100% 100% 100%
Figure 5.07Maximum Building Floor Plate
Vertical
Residential Park Modern Building ‐ Seattle, WA. Source: Build LLC SF floor plates(permitted)
BERGAMOT AREA PLAN | 163
Land Use Regulations and Development Standards
B.7B.6 Restrictions on Parcel AggregationB.7.01 In the Conservation: Creative Sector District only, existing parcels may not be aggregated
with other parcels to create larger parcels.
B.8 Open Space Standards
These standards require open space for all projects
except where exemptions are indicated. Larger open
space with additional amenities may be proposed as a
Community Benefit for Tier II and III projects.
Figure 5.08Open Space Configurations
Usable Open Space
Primary Open Space
Primary Open Space Usable Open Space
B.8.01 Minimum Area. All projects(except for existing
buildings in the Conservation ‐ Creative SectorDistrict) are required to provide a minimum amount of open space on‐site. The minimum
amount of open space depends on the District,
the size of the development site and the
Building Tier, as set forth in Table 5.03 (see
Figure 5.08 for illustration).
B.8.02 Required Dimensions: Primary Open Spaces 40’ Min. able Open Space
ared Street
vel Lanes
mary Open Space
Usable Open SpacePrimary Open Space
shall have a minimum average dimension of 40
feet in two opposing directions(see Figure 5.08
for examples of open space configurations).
B.8.03 Tier III Design Requirements: For Tier III
projects, each project is required to design
the open space required in B.8.01 as publicly
accessible and usable open space, and shall
include at least one Primary Open Space.
Primary Open Space is defined as a special
open space or plaza that is the most significant
in the overall identity of the project. Every
applicant shall identify the Primary Open
Space in submittal documents.
B.8.04 Accessibility and Visibility: All open space shall be directly accessible and visible from a public
right‐of‐way, shall be at ground level and open
to the sky, except as permitted in B.8.12.
B.8.05 Lighting: Illumination levels in open spaces
are required to maintain one horizontal foot
candle across all walkable and seating areas in
the open space, and along sidewalks adjacent
to the open space.
B.8.06 Amenities: Usable open space shall include
the provision of trees and human‐scaled
seating, landscaping, shading and lighting tothe satisfaction of the Architectural Review Board.
B.8.07 Mid‐block Pedestrian Connections: Mid‐block
pedestrian connections shall comply with the
following:
a. The minimum width shall be 16 feet. If the
connection serves as fire access, minimum
width shall be determined by the Building
Code.
b. At least one circulation path that is a minimum
of 8 feet in width, with amenities such as
seating, lighting and trees.
Min.
Min.
Us
Pr
164 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
c. Mid‐block connections may count towards the
open space requirement provided they are
designed as usable open space and are designed
and maintained to exclude automobile traffic.
B.8.08 Connection with the Sidewalk: Where open
spaces front onto a street, they shall connect to
the sidewalk at grade level. Minor changes of
elevation of no more than 2 feet are permitted
within the first 15 feet back from the edge of
sidewalk. Changes of elevation of no more than
4 feet are permitted, provided that the elevated
area islocated at least 15 feet from the sidewalk.
Sunken plazas shall be no more than 18 inches
below the street level. All must meet federal
ADA guidelines.
B.8.09 Placement of Elements Along Sidewalk
Frontage: At least 50% of the linear sidewalk
frontage of a Primary Open Space is required to
be unobstructed by fixed elements, includingwalls or planters higher than 42 inches, fixed trash receptacles or elements that are
permitted elsewhere in the open space. This
zone of unobstructed open space shall extend
back from the property line a minimum of 15’.
Seating, including fixed seating, is permitted in
this zone.
B.8.10 Active Uses: In order to activate and enliven
open space areas, the following shall be
required. Active uses are defined in Section B.10
Street‐Based Frontage Standards.
a. No less than 50% of building frontages adjacent
to Primary Open Spaces shall be composed of
active uses, as measured in a linear directionalong the perimeter. b. Active uses, open spaces and entries shall be
oriented to the Primary Open Space.
c. Active uses are permitted to spill out into
Primary Open Space if they provide seatingand shading.
B.8.11 Open Space Furniture and Other Elements:
Open space furniture and other elements are
permitted to occupy up to a maximum of 40%
of the area of a plaza or open space. Allowable
features include such items fixed or movable
seating, plantings, lights, signage and trash
receptacles.
B.8.12 Awnings and other Coverings: Permanent
coverings associated with buildings, including
awnings and bridges, and/or freestanding
canopies, such as band shells, shall not cover
more than 25% of the square footage of
the open space, and shall have a minimumclearance of 8 feet. If overhanging a fire access lane, minimum clearance for coverings shall be
established by the Building Code.
B.8.13 Primary Open Space – Prohibited Elements:
The following shall not be permitted in or
directly adjacent to a Primary Open Space.
a. Mechanical Systems: Building mechanical
systems shall not be exhausted within or
at the perimeter of Primary Open Spaces.
Mechanical intakes on adjacent building wallsshall be installed at a minimum height of 15 feet above the open space grade.
b. Auto‐related Elements: Garage entrances,
driveways, parking spaces and loading docks.
c. Trash or othersolid waste storage facilities.
B.8.14 Plant Species Types and Irrigation: For planting, trees and irrigation, refer to the City of Santa
Monica’s Landscaping Standards. Also, seeChapter 7, Street Standards, for an approved list of tree species by street.
B.8.15 Residential Entries: Entries to individual
residential units are permitted in open spaces, if
they are recessed by at least 5 feet from public
or publicly‐accessible private walkways and
sidewalks.
B.8.16 Ground floor Windows: Glazing on the ground
floor shall be transparent and non‐reflective.
B.8.17 Fences, Walls and Hedges: Fences, walls
and hedges within Primary Open Spaces are
permitted with a maximum height of 42 inches.
B.8.18 Art Center Open Space: Existing and new
development on both the City‐owned parcel
and other parcels within the Conservation: Art
Center will share open space and contribute toits construction and maintenance as determined in a Development Agreement. Configuration,
size and other design parameters will also be
determined in the Development Agreement.
B.8.19 Off‐Site Alternative: With approval through a
discretionary process, 50% of the required open
space is allowed to be provided off‐site if it is
held in permanent trust as publicly accessible,
and if it is located in the Bergamot Plan area.
B.9 Minimum Depth of Retail Space
Where projects provide spacesfor retail establishmentsat the ground floor, these spaces shall comply with thestandards set forth in Table 5.03.
BERGAMOT AREA PLAN | 165
Land Use Regulations and Development Standards
STEWART STREET
CARMELINA AVENUEBERKELEY STREET
STANFORD STREET
CENTINELA AVENUEFRANKLIN STREET
STEWART STREET
WARWICK AVENUE
B.10 Street‐Based Frontage Standards
This section provides street‐based frontage standards
for each streettype included in the Plan. The standards ensure an integrated approach to the public realm
by relating the frontage type of new development
to the street type that the building faces. A certain
percentage of the external building wall is required
to meet the frontage line (build‐to line) to define the street wall. The standards for each street type are
designed to be compatible with the character, use
and width of the street. The standards in this section
govern new construction, remodels, additions andopen space on private land. Standards for design and construction of the street right‐of‐way in the
Bergamot Plan area can be found in Chapter 7, Street
Standards and Guidelines.
Street typesinclude Complete Streets, Flexible Streets, Shared‐Space Streets, Landscape Emphasis Streets,and Pedestrian/Bike‐Ped Paths (see Figure 5.09).
B.10.1 Integration of Project Features. Tier II
and III projects shall integrate on‐site
community benefits, such as culturaland community facilities, so that they are consistent with the intent of these
standards.
CLOVERFIELD BOULEVARD
Figure 5.09Street Frontage Types
Complete Street Landscape Emphasis StreetFlexible Street Pedestrian Path Shared‐Space Street Pedestrian Priority Corridor*
COLORADO AVENUE COLORADO AVENUE
PENNSYLVANIA AVENUE
PENNSYLVANIA AVENUE
NEBRASKA AVENUE
166 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.10.2 Projects with more than one street frontage.
Where projects front on two or more streets,
the following hierarchy should be followed.
From the higher ranked to the lower ranked
(first to last) as listed below, both the main
and pedestrian entrances of buildings should
face 1) Pedestrian Priority Corridor, 2) Flexible
Street, 3) Landscape Emphasis Street, 4)
Traditional Complete Street, 5) Shared‐Space
Street, and 6) Pedestrian Path or Alley. Project
applicants should determine the primary
façade orientation for their project and
indicate it in their application. Main building
entries and Primary Open Spaces should be
oriented to the higherstreet in the hierarchy.
B.10.3 First Two Stories at Frontage Line. Because the
first two stories of a building define the quality
of the pedestrian experience, a minimum
percentage of the first two stories of all
building façades of a project must be located
at the build‐to line. Building recesses within
12 feet of the build‐to line are considered for
this purpose to be located at the build‐to line.
Any stories above the first two floors are not
required to adhere to the frontage line (see
Table 5.04). One‐story façade frontages qualify
if they have a height of 24 feet or greater, as
determined by the Director of Planning &Community Development or his/her designee.
Accessory buildings, such as kiosks are exempt
from this standard.
Definitions of Standards:
Active Ground Floor:
Active Ground Floor uses include retail, restaurant,services, residential (if individual unit entries are oriented along the frontage), lobby entries,offices (if fenestration is provided), workshops (if entries are oriented along the frontage), live/work
and community gathering spaces. The minimum
percentage established in Table 5.08 refers to the
amount of active uses that must occupy the first floor
of the building along the street frontage, as expressed in linear feet.
Build‐to Line:The build‐to line isset by each street type as a distance to the property line. The building’s front façade is to be built on the build‐to line. Building recesses of up
to 12 feet back from the build‐to line are permitted,
if they are occupied by landscaping or usable open
space.
Fenestration at Ground Floor:
Exterior walls of ground floor uses facing and within
125 feet of the street frontage line (build‐to line)
shall include windows, doors or other openings in
the building wall area located between 2.5 and 7
feet above ground level (see Table 5.04 for minimum
percentage of fenestration per street type).
Ground Floor Height:
The minimum Ground Floor Height is established in
Table 5.04, measured from the top of the ground floor
to the top of the next floor above.
Façade Height at Frontage Line:Minimumandmaximumfaçadeheightsareestablishedperstreet frontage type and district and are expressed by the number of stories (see Table 5.04, and Section
B.2 Height Limits in the Development Standards).
Building setbacks (B.5 Building Modulation of Top
Floors)shall be observed above this height. See Figure
5.06. BERGAMOT AREA PLAN | 167
Land Use Regulations and Development Standards
Table 5.04 Street Frontage Standards
STREET
FRONTAGE STANDARDS
FLEXIBLE
STREET COMPLETE STREET* SHARED SPACE STREET* LANDSCAPE EMPHASIS STREET* PEDESTRIAN PATH ACTIVE GROUND FLOOR MIN. % OF ACTIVE GROUND FLOOR 75% 50% 50% 25% 25% MIN. % OF FENESTRATION AT GROUND FLOOR 75% 50% 50% 50% 50% MIN. GROUND FLOOR‐ TO‐FLOOR HEIGHT 18’ 15’ 12’ 15’ NA
BUILDING MASS FAÇADE HEIGHT AT FRONTAGE LINE** Minimum = 2 Stories Max (BTV) = 5 Stories Max (MUC) = 3 Stories Minimum = 2 Stories Max (BTV) = 5 Stories Max (MUC) = 3 Stories Minimum = 1 Story Max (BTV) = 5 Stories Max (MUC) = 3 Stories Minimum = 2 Stories Max (BTV) = 5 Stories Max (MUC) = 4 Stories NA MIN. % OF FIRST 2 STORIES OF BUILDING AT FRONTAGE LINE 90% 70%*** 75% 75% 50% NA BUILD‐TO LINE Property
Line
Set Back 5’ from
Property Line
Property
Line
Set Back 10’ from
Property Line
NA
* On streets within the Pedestrian Priority Corridor, Street Frontage Standards are equivalent to Flexible Street Standards ** BTV = Bergamot Transit Village (5 Stories = Maximum 60’) MUC = Mixed‐Use Creative District (3 Stories = Maximum 36’) *** When usable and publicly accessible open space is provided along the street frontage on Nebraska Avenue 168 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
Street Type Descriptions and
Additional Standards:
B.10.A Flexible Street
Intent: The Flexible Streettype is a pedestrian‐oriented activity street. In the Mixed‐Use Creative District, the Flexible Street type includes parcels facing NebraskaAvenue. In the Transit Village, the Flexible Street type includes a new extension of Nebraska Avenue. As
shown in Figure 5.9, the Flexible Street standards also apply to all new development facing the Pedestrian
Priority Corridor. These streets will have groundfloor frontages with the highest percentage of activeuses in the Bergamot Plan area. Retail activities are concentrated along this corridor, along with other
varied uses, including creative offices and live/workstudios. The Flexible Street type streets will have the most continuous street walls in the Bergamot Plan
area, punctuated by green open spaces enhanced byrestaurants and cafés.
Because this corridor belongs to both the Transit
Village and the Mixed‐Use Creative District, the
maximum height of the buildings varies (see Table
5.03 and see Figure 5.10 for illustration).
B.10.A.01 The build‐to line is defined as at the
property line.
B.10.A.02 The first and second floors of the building
shall be oriented parallel to the frontage
line. The upper floors are encouraged
but not required to follow the same
orientation.
Figure 5.10Flexible Street
B.10.A.03 Entries to individual residential units are
permitted if there is a recess of at least 5
feet from the sidewalk.
B.10.A.04 Up to 30% of frontage along the Flexible
Street may be publically accessible open
space. This open space should be the
project’s Primary Open Space. Also see
Open Space Standards in Section B.
B.10.A.05 Parking areas or garages are not permitted
to front on the street.
B.10.A.06 To reduce the number of curb‐cuts, no
entries to parking areas or garages shall
be located on the Pedestrian Priority
Corridor, unless no other right‐of‐way
access exists, as determined by the
Planning & Community Development
Director or his/her designee.
B.10.A.07 Garage entrances, driveways, parking
spaces, loading docks and solid waste
storage facilities are not permitted along
the Flexible Street type streets.
B.10.A.08 Glazing shall be transparent and non‐
reflective.
B.10.A.09 Walls and fences along the street frontage
shall have a maximum height of 42 inches.
164 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.10.B Complete Street
Intent: While the Complete Street type in the
Bergamot Plan area applies to streets that are
focused on carrying vehicular traffic, these streets
will accommodate bicycle and pedestrian traffic as
well. Development along these streets should create
a pleasant pedestrian environment by means ofstreet
improvements, building entries, entry courts and
interesting frontages. Complete Street frontages are
not expected to have a significant amount of retail,
but should have mostly active uses and a continuous
street wall (see Figure 5.11 for illustration).
B.10.B.01 The build‐to line is defined as being set
back 5 feet from the property line to
provide more width for sidewalks and
landscaping.
B.10.B.02 The first two floors of the building shall
be oriented parallel to the frontage line.
The upper floors are encouraged but notrequired to follow the same orientation.
B.10.B.03 Main entrances should be oriented to the
street. Entries to individual residential
units are permitted if there is a recess of
at least 5 feet from the sidewalk.
B.10.B.04 Up to 25% of frontage along a Complete
Street may be publicly accessible openspace. Primary Open Space oriented to Complete Streets can be offset from
the street, but visible and direct access
should be provided. Also see Open Space
Standards in Section B.8.
B.10.B.05 Parking areas at or above grade shall be
screened from the frontage street by
active uses.
B.10.B.06 Entries to parking areas or garages are
permitted along Complete Street type
streets. Driveways shall be grouped
together to minimize curb cuts, and
limited such that there is no more than
one curb cut per 100 feet.
Figure 5.11Complete Street
B.10.B.07 Glazing shall be transparent and non‐
reflective.
B.10.B.08 The maximum height of walls and fences
along the street frontage is 42 inches,
and they shall be designed to add visual
interest to the pedestrian experience.
BERGAMOT AREA PLAN | 165
Land Use Regulations and Development Standards
B.10.C Shared‐Space Street
Intent: The Shared‐Space Street type in the Bergamot
Plan area applies to streets that allow pedestrians,
bicyclists and automobilesto share space (see Chapter
7, Section D Shared‐Space Street). The pace of the
Shared‐Space Street will be slow and leisurely. A mix
of uses that are as flexible as possible will provide an environment for multimodal and interpersonal mixing
and mingling: workers and residents, artists and
teachers. Development standards for Shared‐SpaceStreets are intended to support the innovative and more intimate character of thisstreet type (see Figure
5.12 for illustration).
B.10.C.01 The build‐to line is defined as at the
property line.
B.10.C.02 The firstfloor ofthe building is encouraged
but not required to be oriented parallel to
the frontage line.
B.10.C.03 Retail usesshould front on the street and/
or be located at the corners of buildings
(see Retail Standards in Section B.9).
B.10.C.04 Up to 25% of frontage along a Shared‐
Space Street may be publicly accessible
open space. This open space shall directly
connect to the street and complementthe streetscape. Active uses should frame these open spaces whenever possible.
Also see Open Space Standards in Section
B.8.
B.10.C.05 Parking areas or garages are not permitted
to front the street.
B.10.C.06 The number and size of entries to parking
areas or garages shall be minimized on
Shared‐Space Streets, and their design
should be integrated with the streetscape.
B.10.C.07 Loading docks and solid waste storage
facilities are not permitted along the
Shared‐Space Street.
B.10.C.08 Glazing shall be transparent and non‐
reflective.
B.10.C.09 Walls and fences along the street frontage
shall have a maximum height of 42 inches.
Figure 5.12Shared‐Space Street
166 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.10.DLandscape Emphasis Street
Intent: The Landscape Emphasis Street type consists
of a section of Olympic Boulevard between Stewart
and Centinela, which will be a green boulevard.
Because the scale of Olympic Boulevard is large and
it is a primarily auto‐oriented street in this area, the buildings on thisfrontage should be balanced by more
generouslandscaping (see Figure 5.13 for illustration).
B.10.D.01 The build‐to line is defined as being set
back 10 feet from the property line to
allow for landscaping and sidewalks. For
buildings not parallel to the property line,
the minimum setback of 10 feet appliesto
the building corner closest to the property
line.
B.10.D.02 Along Olympic Boulevard, buildings are
not required to be oriented parallel to the
frontage line.
B.10.D.03 Where there are not active ground floor
uses, the setback shall be landscaped with
attractive, drought‐tolerant vegetation
and structures shall include a well‐ detailed building façade that responds to the pedestrian scale.
B.10.D.04 Major building entrances shall face the
street.
B.10.D.05 Retail uses shall front the street and be
located at building entries or building
corners. Also see Retail Standards in
Section B.9.
B.10.D.06 Entries to individual residential units are
permitted if there is a recess of at least 5
feet from public walkways or sidewalks.
B.10.D.07 Up to 50% of frontage along the Landscape
Emphasis Street may be dedicated toopen space. Primary Open Space for the Landscape Emphasis Street type can be
offset from the street, but visible and
direct access should be provided. Also see
Primary Open Space Standards in Section
B.8.
B.10.D.08 Parking areas or garages are not permitted
to front on the street.
B.10.D.09 No entries to parking areas or garages
shall be located on the Landscape
Emphasis Street, unless no other right‐of‐
way access exists.
B.10.D.10 Glazing on the ground floor shall be
transparent and non‐reflective.
B.10.D.11 The maximum height of walls and fences
along the street frontage is 42 inches,
and they shall be designed to add visual
interest to the pedestrian experience.
Figure 5.13Landscape Emphasis Street
BERGAMOT AREA PLAN | 167
Land Use Regulations and Development Standards
Figure 5.14Pedestrian Path
B.10.E Pedestrian Path/Bike‐Ped Path
Intent: The Pedestrian Path and Bike‐Ped Path
throughway type in the Bergamot Plan area applies to
a network of internal and through‐block connections.
It also applies to new development along the Expo
Regional Bike Path and along alleys. New development
along any Pedestrian Path/Bike‐Ped Path is required
to be arranged so as to make the path feel safe,
active and inviting. Pedestrian Path/Bike‐Ped Paths of
different developments should be interconnected to
form a network throughout the area (see Figure 5.14
for illustration).
B.10.E.01 For Tier III projects, all new development
shall provide a through‐block publicallyaccessible Pedestrian Path or Bike‐Ped Path as shown on the Bergamot StreetNetwork map. This can be combined with required fire access.
B.10.E.02 Active uses, open spaces and entries along
Pedestrian Path/Bike‐Ped Paths shall be
oriented to the Pedestrian Path/Bike‐PedPath.
B.10.E.03 Garage entrances, driveways, parking
spaces, loading docks and solid waste
storage facilities are not permitted along
Pedestrian Path/Bike‐Ped Paths.
B.10.E.04 Fences along Pedestrian Path/Bike‐Ped
Paths up to 42 inches are only permitted
if made of a sufficiently transparent
material for natural surveillance of the
path. For example, fences can be metal
pickets spaced apart. Chain link fencing is
discouraged. Operable gates (open to the
private side) must be provided.
168 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.11 Flexible Development Standards
In unique circumstances, a proposed project may
support the life and activities of the sidewalk
and community even though it cannot meet the
Development Standards. Projects that cannot meet
the Development Standardsshould still be considered,
if the authorized review entity determines that a
flexible approach to design promotes design creativity, architectural innovation and the vital sidewalk life
and activity of both the site of the project and the
overall street setting. See table 5.05 for mandatory
and flexible design standards following this track.
When design flexibility is sought, the following
considerations must be established and stated as
findings by the appropriate review entity.
a. That meeting all development standards will
prevent physical innovation in mixed‐use
development and/or building design;
Table 5.05 Flexible Development Standards
b. That the proposed design reinforces and
enhances the establishment of mixed‐ use pedestrian‐oriented environment andsidewalk life in the Transit Village and Mixed‐ Use Creative Districts;
c. That the proposed design supports local uses,
including, but not limited to the provision
of housing, daily community needs and/or
services, and/or public open space and green
connections to adjoining neighborhoods;
d. That the proposed design integrates features
and amenities, including, but not limited to
wider sidewalks, landscaping and trees and/or
arts and cultural uses; and
e. That, where relevant, the proposed design
maintains solar access for existing, adjacent or
adjoining residential land uses.
B.12 Non‐Conforming Uses and Standards
The Zoning Ordinance of the City of Santa Monica
includes regulations governing modification and
expansion of non‐conforming buildings and uses.
Properties in the Bergamot Plan area are subject tothose regulations with the exception of the followingprovisions. These provisions are intended to support Bergamot Area Plan goals by allowing existing non‐
conforming buildings and uses to remain and adapt to
changing needs while retaining desired architectural
character.
B.12.01 Bergamot Transit Village/Mixed‐Use Creative
District
Pedestrian access: If a building is repurposed with a
conforming use but has an existing uninterrupted
façade of over 300 feet in length and previously
contained a use not permitted in this plan (non‐
conforming use), the building shall be modified to
provide a pedestrian throughway at the ground level,
with a minimum 12 feet in width and minimum height
clearance of 12 feet. The pedestrian throughway
entrance shall be located not less than 300 feet
from the nearest perpendicular street and shall be
visible from the sidewalk. All throughways shall be
perpendicular to the two longest building sides and
shall not be considered floor area for purposes of
calculating FAR. Landscaping that meets the intent
of the Design Guidelines shall be provided subject to
Architectural Review Board approval. The throughwayshall be well‐lit, remain visually unobstructed and shall be maintained per the approved landscape plan.
FLEXIBLE DEVELOPMENT STANDARDS MANDATORY FLEXIBLE
FLOOR AREA RATIO (FAR) •
HEIGHT LIMITS •
TRANSITIONAL HEIGHT ZONES •
MIX OF USES •
BUILDING HEIGHT MODULATION OF TOP FLOORS •
MAXIMUM BUILDING FLOOR PLATE •
OPEN SPACE STANDARDS •
RETAIL DESIGN STANDARDS •
STREET‐BASED FRONTAGE STANDARDS •
BERGAMOT AREA PLAN | 169
Land Use Regulations and Development Standards
B.12.02 Conservation: Creative Sector (CCS) and
Conservation: Art Center (CAC) Districts
a. Theaddition ofmezzanineswithin the envelope
of a building in existence as of January 1, 2013
shall not count as floor area for the purpose of
calculating FAR.
b. The State Historic Building Code may be
applied to buildings in existence as of January
1, 2013, with all determinations subject to
approval of the City’s Building Official.
B.13 Bergamot Area Plan Special SignageChapter 4.D, Art and Culture sets forth goals and policies for the Plan area that seek to build on the
area’s creative and historic assets; promote the area’s continued evolution “with a unique, creativity‐based
identity;” and attract “creative entrepreneurs that
contribute to the area’s economic health.” These
Special Signage standards addressthe Art and Culture
goals in this plan by allowing flexibility from the city‐ wide sign code for unique business identification
signage that achieves more interest and diversity, and
which contributesto the overall creative identity ofthearea as described and defined elsewhere in the Plan.
Signs that may exceed the Sign Code’s specifications,
which generally ensure reasonable and visible signs in
the city, are desirable and appropriate for the districts that comprise the Plan area, provided certain specific, objective standards are still met.
In general, sign permits in the Bergamot Plan area
shall be issued subject to the standards and process
set forth in the Municipal Code (SMMC 9.52 ‐ Sign
Code). However, the size and locational restrictions
of SMMC 9.52.140, sign type restrictions of SMC
9.52.150 and the area restrictions in SMMC 9.52.160
may be modified for Bergamot Area Plan Special
Signage, based on criteria that will be added to the
sign code.
B.13.01 Adopt Bergamot Area Plan Special Signage
provisions in Santa Monica sign code.
B.14.A Parking and Loading Standards and
Transportation Demand Management
This section includes standards applicable to all
projects within the Plan area for automobile and
bicycle parking, as well as participation in trip
reduction strategies. The automobile parking
standards begin with requirements for non‐residential
uses, followed by residential uses and then by
regulations that are generally applicable and not
based on land use. This is followed by bicycle parking
and loading standardsfor all uses. The last sub‐section institutes requirements related to establishment and
participation in Transportation Demand Management
(TDM) measures and the Transportation Management
Association (TMA).
B.14.A Automobile Parking Requirements
Parking requirements shall be set forth in Chapter
9.28, Parking, Loading, and Circulation, of the SantaMonica Municipal Code. Bergamot Plan‐specificautomobile parking minimums and maximums havebeen developed for commercialand residential uses,with the long‐term goal of developing an average parking supply rate of 2.0 spaces per 1,000 square feetat full build‐out. Where 170 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
parking is referred to as “shared,” the intention isthat it is designed and operated in a way thatallows its use by those living or working on theproperty where the parking is provided, by thoseliving nearby or employed in other areabusinesses, and by visitors to the area who arenot there on a regular basis.The parking requirements are differentdepending on the implementation phase of theBergamot Plan. Three phases are assumed—thefirst at Plan adoption, the second at 2,500 netnew spaces, and finally when a minimum of 5,000net new spaces have been built— with parkingrates ratcheting down to ensure that the targetrate is achieved at build‐out. It is assumed thatparking demand will be higher in the early yearsof district development than in later years, basedon aggressive area‐wide implementation of TDMand achievement of vehicle trip reduction targetsthrough stronger transit, bicycle and pedestrianfacilities. Also, it is assumed that early projectswill provide moreparking to allow for sharing withadjacent uses. Over the long run, the totalcommercial parking ratio shouldnot be more than2.0 spaces per 1,000 square feet. In the short run,individual projects may be higher, up to4.0 spaces per 1,000 square feet. “Net NewSpaces” are defined as the total increasednumber of off‐street parking spaces built in thewhole Bergamot Plan area above the basenumberthat is documented in this Plan.Where reserved parking is necessary, parkingmay be reserved for residential tenants of abuilding or for off‐ site users at the property owner’s discretion. In shared parking spaces,signage designating specific users shall not beallowed.
BERGAMOT AREA PLAN | 171
Land Use Regulations and Development Standards
Commercial Parking Standards:
The definition of commercial uses in the BergamotPlan area includes all uses that are non‐residential.Grouping retail, office, creative businesses andsupporting services under the broad definition of acommercial use allows simplified parking standards,and facilitates the opportunity for district‐wide sharedparking among land uses of different sizes and peakand non‐peak hours of commuting.Commercial standards are summarized in Tables5.06 and 5.07. See also sub‐section B14.A.07 forparking requirements applicable to changes of use inan existing building and sub‐sections B.14.A.03 andB.14.A.04 for exemptions for minor additions and inthe Conservation districts.
Table 5.06 Tier 1 & Tier 2 Bergamot Plan Area Commercial Parking Reqirements per 1,000 Square Feet
REQUIRED MAXIMUM WITH VOLUNTARY SHARED PARKING
At Plan Adoption 2.0 4.0, of which no more than 2.0 may be reserved At 2,500 Net New Spaces 2.0 3.0, of which no more than 1.5 may be reservedAt 5,000 Net New Spaces 0.0 2.0, of which no more than 1.0 may be reserved Table 5.07 Tier 3 Bergamot Plan Area Commercial Parking Reqirements per 1,000 Square Feet B.14.A.01 Parking Requirements At Plan
Adoption
a. Tier 1 and Tier 2 projects: 2.0 parking spaces
per 1000 SF shall be required, which may bereserved or voluntarily shared with the public.More than 2.0 spaces/thousand square feetshall be permitted up to a maximum 4.0 spacesper 1,000 square feet per Table 5.05, providedthat the additional portion over 2.0 per 1000SF shall be shared with the public. b. Tier 3 projects: A minimum of 2.0 spaces per
1,000 square feet are required. Of the 2.0required spaces, a minimum of 1.0 space per1000 SF shall be shared and a maximum of 1.0space per 1000 SF may be reserved. No morethan 4.0 spaces per 1,000 square feet shall bebuilt, and a maximum of 2.0 spaces may bereserved. i. Notwithstanding the above, thenumber of existing parking spaces in a Tier3 project in excess of the required 2.0 per1000 SF, may be maintained for the useof on‐site tenants for the first five yearsfollowing initial occupancy, after which50% of those spaces shall also be sharedin the same manner as the other sharedspaces.
B.14.A.02 Parking Requirements At 5,000 Net New
Spaces: Once 5,000 net new spaces have beenconstructed, no minimum amount of parkingis required for Tier 1, Tier 2, or Tier 3 projects;however, the following shall be insteadrequired:
a. Prior to issuance of building permits, the
applicant shall join the Transportation
Management Association (TMA) and record adeed restriction agreeing to require all building tenants to become members of the TMA for
not less than 25 years;
b. Prior to issuance of building permits, the
applicant shall remit an additional payment to
the TMA for the operation and maintenance of
shared parking facilities and implementation of
vehicle trip reduction measures in an amount
to be determined by resolution of the CityCouncil in compliance with applicable law; and c. Required TMA membership shall be included
as a separate line item in all applicable leases.
REQUIRED MAXIMUM
At Plan Adoption
2.0, of which at least 1.0 must
be shared 4.0, of which no more than 2.0 may be reserved At 2,500 Net New Spaces
2.0, of which at least 1.0 must
be shared
3.0, of which no more than 1.5 may be reserved
At 5,000 Net New Spaces 0.0
2.0, of which no more than 1.0 and no more than
50% of any parking provided may be reserved
172 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.14.A.03B.14.A.02 Exemption, Minor Additions:
Additions of up to 500 square feet of grossfloor area to existing buildings are exemptfrom the parking requirements, but may notreduce thenumber of parking spaces alreadyprovided on the property in completing theproject. This exemption may only be appliedonce to a property. Projects receiving thisexemption shall provide secure bicycle parkingasrequiredby Table 5.11.
B.14.A.04 Exemptions, Conservation Districts:
Notwithstanding the above, the followingexemptions from the parking requirementsshall apply for buildings in existence as ofJanuary 1, 2013 in:
a. The Conservation: Creative Sector (CCS)
District:
i. Additions up to 2,500 square feet,provided that the project does not removemore than 50% of the exterior walls andstructural supports and that the projectdoes not reduce the number of parkingspaces already provided on the property.ii. The addition of mezzanines asdefined in the Zoning Ordinance within theexisting building envelope. b. The Conservation: Art Center (CAC) District:
The addition of mezzanines within the existingbuilding envelope. c. Projects exempted from providing automobile
parking per (a) and (b) above shall providesecure bicycle parking as required by Table5.11. d.a. Prior to issuance of building permits for
projects utilizing the parking exemption in
a conservation district, the applicant shall
join the TMA and record a deed restriction
agreeing to require all building tenants to
become members of the TMA for not lessthan 25 years. Required TMA membership shall be included as a separate line item in all
applicable leases.
B.14.A.05B.14.A.03 Use of Tandem or Stacked
(including mechanically‐stacked) Spaces:
Tandem and/ or stacked parking shall be
permitted for non‐ residential uses with the
condition that valet parking, or automated
vehicle release for stacked parking, is
provided during all hours of operation.
Tandem spaces shall have a minimum size of8.5 feet by 34‐36 feet.
B.14.A.06B.14.A.04 Charging for Parking Required:
a. Cost to be Unbundled: All commercial parking
spaces shall be unbundled from the cost of aleased commercial space, and the cost of the parking space shall be included as a separate
line item in the commercial space lease.
b. Parking Pricing: All shared parking spaces
shall be priced at an hourly or daily rate per
B.14.A.15. If shared parking spaces are leased
on a monthly basis, the monthly rate shall notbe less than twenty (20) times the applicabledaily rate. The rate charged to local employees may vary from those of park‐and‐ride transit
users in order to prioritize TMA business
needs. A variable parking rate for off‐peak
hours may also be introduced.
BERGAMOT AREA PLAN | 173
Land Use Regulations and Development Standards
B.14.A.07 Parking for Changes of Use of Existing
Buildings: When the use of a building inexistence as of January 1, 2013, or portionthereof, is proposed to change to adifferent commercial use or residentialuse, the following shall apply:
B.14.A.08 For projects changing the use of up to
5,000 square feet of floor area: Theproject shall retain the existing number ofparking spaces, except as permitted in sub‐section B.14.A.18.
B.14.A.09 For projects changing the use of more
than 5,000 square feet of floor area:Parking shall beprovided at the greater of:a) retention of the existing number ofparking spaces, or b) the requirement forthe entire property per Tables B.14.A.10 5.06 and 5.07. Only in the case that
retained parking is in excess of theparking requirements of this plan mayparking spaces be converted for bicycleparking per sub‐section B.14.A.18.
B.14.A.11 Changes of use through multiple
applications within a five‐year periodshall be considered as one cumulativeproject for purposes of this section. 172 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
Residential Parking Standards:
All residential uses are assumed to consist of multi‐ family units of various size and number of bedrooms.By having both a base parking requirement and amaximum, developers can build the right amountof parking to serve each development. Residentialstandards are summarized in Tables 5.08 and 5.09.See SMMC Chapter 9.22, State Density Bonus, for alternative parking ratios.
B.14.A.12 Parking Requirements at Plan
Adoption
a. Tier 1 and Tier 2 projects: For both residential
rental and for‐sale projects, a minimum of 1.5spaces per residential unit shall be provided,regardless of unit size or number of bedrooms,and 1.0 space per unit must be reserved. Nomore than 2.0 spaces per unit shall be built, of Table 5.08 Tier 1 & Tier 2 Bergamot Plan Area Residential Parking Reqirements per Unit
REQUIRED MAXIMUM WITH VOLUNTARY SHARED PARKING
At Plan Adoption
1.5, of which at least1.0 must be reserved 2.0, of which no more than 1.5 may be reserved At 5,000 Net New Spaces 1.0 1.5, of which no more than 1.0 may be reserved Table 5.09 Tier 3 Bergamot Plan Area Residential Parking Reqirements per Unit
REQUIRED MAXIMUM
At Plan Adoption
1.5, of which at least 1.0 must be
reserved and 0.5 must be shared
2.0, of which no more than 1.5 may be reserved
At 5,000 Net New Spaces 1.0, which must be shared 1.5, of which no more than 0.5 may be reserved which only 1.5 spaces may be reserved.
b. Tier 3 projects: For both residential rental and
for‐sale projects, a minimum of 1.5 spaces perunit shall be provided regardless of unit sizeor number of bedrooms. Of the 1.5 requiredspaces, a minimum of 0.5 spaces per unitshall be shared and a maximum of 1.0 spaceper unit shall be reserved. No more than 2.0spaces per unit shall be built, of which only 1.5spaces may be reserved.
B.14.A.13 Parking Requirements at 5,000 Net New
Spaces: Once 5,000 net new spaces havebeen constructed, Tier 1 and Tier 2housingprojects must provide a minimum of 1.0space per unit, which may be reserved orshared. Tier 3 projects must provide a minimum of 1.0 space per unit of sharedparking.
B.14.A.10 B.14.A.04 Tandem ParkingProhibited: Residentialtandem parking shall not be permitted.
B.14.A.11 B.14.A.05 Charging for Parking Required:
a. Cost to be Unbundled: Payment for residential
parking spaces shall be unbundled from the cost
of rent or purchase, except in the case of for‐sale
units with 3 bedrooms or more, whichare allowed
to include 1 parking space in the base cost of the
unit.
b. Parking Pricing: All parking spaces shall be priced
at an hourly or daily rate per B.14.A.15.If parkingspaces are leased on a monthly basis,the monthly rate shall not be less than twenty
(20) times the applicable daily rate. The rate
charged to residents and TMA members may
vary from those of park‐and‐ride transit users in
BERGAMOT AREA PLAN | 173
Land Use Regulations and Development Standards
order to prioritize resident needs. A variable
parking rate for off‐peak hours may also be
introduced.
c. Parking for Deed‐Restricted Affordable
Units: For deed‐restricted affordable units,
the tenant may choose to either receive
one parking space, which shall be included
within the unit’s affordable rent level, or
receive a rent discount equivalent to half
the amount charged for monthly lease ofa parking space, in exchange for not receiving a parking space. Tenants of
affordable units shall not be permitted tosub‐ lease their parking spaces.
B.14.A.12 B.14.A.06
On‐street Parking Permits
Prohibited. All residential projects shall
record deedrestrictions stating that
residents shall not participate in
surrounding preferential parkingdistricts.
Thisrestriction shall be included in all
residential leases.
174 | CITY OF SANTA MONICA
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General Parking Standards:
B.14.A.13 Alternatives to Providing On‐site Parkingat 2,500 Net New Parking Spaces: As an alternative toproviding a project’s required parking on‐site,applicants may fulfill their minimum parkingrequirements by joining the TransportationManagement Association (TMA), recording a deedrestriction agreeing to require all building tenants tobecome members of the TMA for not less than 25years, and including a separate line item inall leasesrequiring TMA membership. In addition, applicants shallcomply with one of the following:
a. Shared Parking with lease: Submitting a shared
parking agreement with the owner(s) of one ormore parking facilities within 1,000 linear feet,agreeing to share parking that had previouslybeen reserved for the use of on‐site tenantsthat is demonstrated to be underutilized basedon a parking demand study. The agreementshould stipulate provisions regarding accessto, use of and management of the designatedspaces. In order to ensure that the applicantis adhering to the agreement, a monitoringand enforcement process will need to beestablished. b. Shared Parking without lease: Demonstrating
that with the completion of the proposedproject and that of other projects with buildingpermits issued and under construction within1,000 linear feet of the subject property, theaverage non‐residential parking ratio of allproperties within 1,000 linear feet will be at or above 2.0 spaces per 1,000 square feet; and
I. Prior to issuance of building permits, theapplicants shall also remit an additionalpayment to the TMA for the operationand maintenance of shared parkingfacilities and implementation of vehicletrip reduction measures that will serve theproject in an amount to be determined byresolution of the City Council in compliancewith applicable law. c. For changes of use in an existing building and
projects with
a gross floor area of 15,000
square feet or less: Prior to issuance of buildingpermits, payment of a per‐space in‐lieu feeto be used for vehicle trip demand‐reducingimprovements in the Bergamot Plan area asdetermined by resolution of the City Council inaccordance with applicable law. d. For Projects with
a gross floor area of 15,000
square feet or more: Prior to issuance ofbuilding permits, payment of a per‐space in‐ lieu fee for up to 50% of the total number ofspaces required to be used for improvementsin the Bergamot Plan area as determined byresolution of the City Council in accordancewith applicable law.
B.14.A.14 B.14.A.08
Carsharing Spaces: Once a carshare
provider is present in Santa Monica, thefollowing shall apply:
a. Tier I and II: one required parking space may be
used as a carsharing space for the first 50‐200
residential units plus one additional space for
every additional 200 units. For non‐residentialuses, one required parking space may be used as a carsharing space for every 50 required
parking spaces.
b. Tier III: Development agreements for Tier III
shallrequire carsharing spaces with a minimumof one space for every 200 residential units and one space for every 50 non‐residential spaces.
Carsharing spaces may be redesignated as
shared parking if there is no longer a carshare
provider present in Santa Monica.
B.14.A.15 B.14.A.09
Parking Pricing: In all Plan area parking lots
established after Plan adoption, a minimum
daily parking fee of not less than $8 shall be
charged, with the hourly rate not more than
1/8th the daily rate. Thisrate shall be
adjustedannually based on the CPI rate
utilized by the City. To achieve a balanced
parking system and optimal utilization
targets, the fee shallbe adjusted upward
from the minimum for high demand street
segments and facilities,as determined by the
Director of Planning
& Community
Development or his/her designee,to promote
turnover in the most frequently utilized
street segments and facilities.
B.14.A.16 B.14.A.10
Technology for Shared Parking: Pay station
technologies that accept credit cards, debit
cards and pay‐by‐phone shall be installed in
all shared parking facilities. Parking facilities
shall have auditable payment and utilization
technologies, including automated
BERGAMOT AREA PLAN | 175
Land Use Regulations and Development Standards
utilization counting and the ability to
distinguish betweendifferent parking
users, with utilization data
174 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
Table 5.10 06 Ridesharing and Zero‐EmissionVehicle Parking Requirements updated and transmitted in real time for use
by third parties. Parking facilities shall be
designed and constructed to accommodate
necessary current or future access controls.
B.14.A.17B.14.A.11 Designated Parking Spaces:
Developments that provide shared and/orcommercial parking shall provide designated parking for zero‐emission vehicles with EV
recharging capability and carpool/vanpool
vehicles, as shown in Table 5.10. These spaces
shall be included in the minimum requiredparking. EVrecharging may be fee based.
B.14.A.18B.14.A.12 Conversion of automobile
spaces to bicycle parking: For existingbuildings, required automobile parking spaces may be replaced with bicycle parking at a
minimum ratio of one automobile parking
space for every eight short‐term, five long‐
term or six combined short‐ and long‐term
bicycle parking spaces. No more than 10% of
the total number of automobile parking
spaces on the property may be replaced in
this manner. For buildings with fewer than 10
automobile parking spaces, one requiredautomobile parking spacemay be replaced in this manner if no other suitable location for
bicycle parking exists on the property asdetermined by the Director of Planning & Community Development or his/ her
designee.
B.14.A.19B.14.A.13 Driveway Location: Driveways
shall not be permitted if alley access is
available.
B.14.A.20B.14.A.14 Parking Access: A parking
access plan shall be submitted for the
approval of the Director of Planning &Community Development or his/her designee that demonstrates satisfaction of the
following:
a. Appropriate number and location of entries
and exits
b. Minimal conflict with pedestrian and bicycle
paths of travel
c. Adequate internal circulation
d. Access control designed to accommodate peak
demand without causing vehicle queuing inthe public right‐of‐way e. Signage for drivers and pedestrians
B.14.B Bicycle Parking Standards
Providing an adequate supply of bicycle parking at all
destinations is critical in the Plan area to encouragebicycle use and reduce auto travel for all types of trips.
Requirements in Table 5.11 are broken down into
short‐ and long‐term parking requirements. Short‐ term bicycle parking is designed for parking needs of less than three hours, while long‐term bicycle parking
is designed for parking needs over three hours.
B.14.B.01 Commercial Use Requirements: All new
buildings or structures, substantial remodels,additions and changes of use to an existing building shall provide bicycle facilities per
Table 5.11.
Total Number
of Shared and
Commercial
Parking Spaces
Provided
Number of
Required
Carpool/
Vanpool
Spaces
Number
of ZeroEmission Spaces
0—9 0 0
10—25 1 126—50 2 251—75 3 3
76—100 4 4
101—150 6 5151—200 8 8
201 and over
At least 4% of
total
At least 4% of
total
BERGAMOT AREA PLAN | 175
Land Use Regulations and Development Standards
B.14.B.02 Residential Requirements: All new buildings
or structures and substantial remodels with
five or more dwelling units shall provide
bicycle facilities per Table 5.11. Hotel guestrooms and work/live units shall also be subject to the residential requirements.
B.14.B.03 Mixed‐Use Requirements: In instances
where a building contains components of more
than one of the aforementioned categories,
the requirements shall be based on the sum of
the individual uses per Table 5.11.
B.14.B.04 Design Requirements:
a. Short‐term bicycle parking shall be provided
using bicycle racks that are securely anchored
to the ground and to which the bicycle frame
and at least one wheel can be securely locked
to the rack.
Table 5.11 07 Bike Parking Standards
b. Long‐term parking shall be fully enclosed to
protect bicycles from weather. Acceptableinstallations include, but are not limited to:
bicycle rooms, bike cages, attended roofed/
indoor bicycle facilities and bike lockers.
Unattended shared facilities shall include racks
designed per (a), above.
B.14.B.05 Location:
a. All required bicycle racks shall be located
as close as practicable to the entrance of
the facility served. Short‐term bicycle racksmust be located no more than 25 feet from a primary building entrance.
b. Not less than 10% of the required short term
bicycle parking or four spaces, whichever is
more, must be provided on site. In lieu of
providing the remainder of the short‐term
parking on site, the applicant may either:
i. Install the remaining required bike racks
in the public right‐of‐way with a location
and design subject to review and approval
by the City. A deed restriction shall be
recorded requiring the property owner to
maintain the off‐site bike racks for the life
of the project.
ii. Pay a fee per space to be established by
City Council resolution including the cost of
rack and installation. The City will install
racks in the most appropriate location and
configuration near the subject property per
the Street Standards (see Chapter 7).
B.14.B.06 Signage: Where bicycle parking is not
visible from the street, clear and visible
signage leading to the bicycle parking shall be
provided.
B.14.B.07 Lighting: All bicycle parking and facilities
shall be provided with lighting to provide high
visibility, subject to approval of Director of
Planning & Community Development or his/
her designee. Lighting shall be maintained in
operational conditions at all times.
BIKE PARKING
SHORT-TERM LONG-TERM
SHOWERS PERSONAL REQUIREMENT LOCKERS
(MINIMUM 4 SPACES
REQUIRED)
REQUIREMENT
(MINIMUM 4 SPACES
USE REQUIRED)
Restaurant 1 per 1000 sf 1 per 2000 sf
1 unisex per 40,000 sf
and 1 additional for
each 20,000
75% of total longer
term spaces provided
Retail ‐ Gen Food
and Grocery 1 per 1000 sf 1 per 3000 sf
1 unisex per 40,000 sf
and 1 additional for
each 20,000
75% of total longer
term spaces provided
Retail 1 per 1000 sf 1 per 3000 sf
1 unisex per 40,000 sf
and 1 additional for
each 20,000
75% of total longer
term spaces provided
Office 1 per 5000 sf 1 per 900 sf
1 unisex per 40,000 sf
and 1 additional for
each 20,000
75% of total longer
term spaces provided
Hotel 8 per room 0.25
1 unisex per 40,000 sf
and 1 additional for each
20,000
75% of total longer
term spaces provided
Multi‐family without
private garages 0.1 per bedroom 1 per bedroom
176 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
B.14.C Loading Standards:
Loading spaces are required to ensure adequate areasfor loading purposes for all on‐site uses so that commercial and passenger loading activities will be conductedwithout negatively affecting traffic safety or the quality of abutting public streets for people walking, bicycling or driving. Loading spaces also facilitate low‐car‐use
lifestyles by supporting shared delivery and passengertransportation services.
B.14.C.1 Applicability, General: The regulations in
this section shall apply to all projects with new
buildings, additions or changes of use, and shall
govern design of both required and non‐required
loading areas.
B.14.C.2 Applicability, Conservation: Creative Sector
(CCS): For additions or changes of use in existing
buildingsin the CCS District, existing loading areas
shall be maintained, but the project shall not be
required to meet the standards of this section.
B.14.C.3 Submittal of Loading Plan: As part of the
application for all applicable projects, a loading
plan shall be submitted for the approval of the
Director of Planning
& Community Development
or his/her designee. Projects utilizing existingloading in the CCS district per B.14.C.2 above shall also submit a loading plan. The plan shall
include a site plan dimensioning all required and
non‐required loading spaces and indicating the
path of travel to the space and the path of travel
for the goods from the space. The approved
loading plan shall be retained on‐site at all times
and shall be made available to all site tenants.
B.14.C.4 Loading space dimensions: Loading spaces
shall comply with the following standards, asrequired in this section. a. Standard A: If a Standard
A space is required,
the dimensions shall be at least 40 feet long,12 feet wide, and have a clearance of 14 feet. b. Standard B: If a Standard B space is required,
the dimensions shall be at least 65 feet long,15 feet wide, and have a clearance of 14 feet. c. Standard C: If a Standard
C space is required
for passenger loading, the dimensions shall be
at least 18 feet long and 10 feet wide. Design
should not reduce pedestrian orientation of
the site or increase the number of curb‐cuts.
B.14.C.5 Number of loading spacesrequired: Projects
shall provide loading spaces as follows:
a. Primarily Residential: Projects with residential
uses that contain less than 50,000 square feet
of non‐residential floor area shall provide
loading spaces based on the number of
dwelling units as follows:
i. Less than 100 dwelling units:
1. One Standard
A space is required;
however, if the use includes a market,
restaurant or other food sales and service
of more than 5,000 square feet, the
required loading space shall be Standard B.
2. One Standard
C space (passenger
loading) is encouraged. The space must
be accessible and located as close as
practicable to the building entrance or
passenger elevator without a key or access
card from the street.
ii. 100 or more dwelling units:
1. One Standard
A space is required;
however, if the use includes a market,
restaurant or other food sales and serviceof more than 5,000 square feet, the required loading space shall be Standard B.
2. One Standard
C spaces (passenger
loading) are required. The spaces mustbe accessible and located as close as practicable to the building entrance or
passenger elevator without a key or access
card from the street.
b. Primarily Commercial: Projects with residential
uses and more than 50,000 square feet of non‐
residential floor area shall provide loading
spaces as follows:
i. Two Standard
A spaces are required;
however, if the use includes a market,
restaurant or other food sales and service
of more than 5,000 square feet, one
of the two spaces shall be Standard B.
ii. One Standard
C spaces (passenger
loading) are required. The spaces must
be accessible without a key or access
card from the street and located as close
as practicable to the building entrance or
passenger elevator.
c. Commercial Only: Projects with no residential
uses shall provide loading spaces based onproject size as follows:
i. Less than 50,000 square feet of floor
area:1. One Standard
A is required;
however, if the use includes a market,
BERGAMOT AREA PLAN | 177
Land Use Regulations and Development Standards
restaurant or other food sales and serviceof more than 5,000 square feet, the required loading space shall be Standard B.
ii. 50,000 square feet or more of floor
area:1. One Standard
A space is required
2. One Standard B space is required
d. All Projects with more than 100,000 square feet
of Commercial Use: The Director of Planning
&
Community Development or his/her designee
may require additional loading spaces based
on the project’s needs and site feasibility.
B.14.C.6 Location of Loading Spaces: All loading
facilitiesshall be provided off‐street and within
the subject property. Loading areas shall be
located as follows:
a. Adjacent to building door openings providing
loading access.
b. Situated to ensure that the loading facility can
be screened from adjacent streets as much
as possible and minimizes interference with
pedestrian and bicycle paths of travel.
c. Situated to avoid adverse impacts upon
neighboring properties.
d. Accessible from an alley, of if no alley is
adjacent to the site, a minor roadway.
B.14.C.7 Design of Loading Spaces.
a. Screening. Loading areas adjacent to
residential uses or public streets or alleys
shall be screened and enclosed with a solid
masonry wall, at least 6 feet in height and of a
design approved by the Director of Planning
&
Community Development or his/her designee.
b. Identification. Loading areas shall be designed,
laid out, and clearly marked as being distinctfrom required parking spaces and aisles, unless the City approves the use of the parking
area as an undesignated overlay loading areaduring non‐business hours. c. Obstructions Prohibited. No walkway,
mechanical equipment, utility, waste
collection/disposal receptacle, or other
equipment or fixture may be placed in any
loading area.
B.14.C.8 Off‐Site Loading Alternative for Existing
Buildings: The use of off‐site loading to satisfy
the loading requirements when a change of
use is proposed in an existing building may be
permitted in compliance with the following
standards.
a. Location. All off‐site loading spaces shall
be located within 750 feet of legal walking
distance measured from the primary loading
entrance to the off‐site loading location.
b. Design and improvement standards. All off‐
site loading spaces shall conform to the same
standards of access, configuration, location,
and size required above.
c. Identification of facility. The loading area
must be clearly marked and conspicuously
identified.
d. Terms of off‐site loading.
A City‐approved
covenant shall be recorded that includes
a description of the off‐site loading, a
requirement that the owner of the separated
lot maintain the required loading for the
life of the use to which it is covenanted, a
requirement that the tenant or occupant of
the use for which loading is required submit
annually to the Director of Planning
&
Community Development or his/her designee
a confirmation of the continuing terms of
the off‐site loading plan, and a provision for
liquidated damages to be paid by the applicant
or tenant to the City for violations of the
conditions of approval.
B.14.C.9 Loss of off‐site spaces: In the event the
covenanted loading spaces are no longer
available for a project’s use, the following shall
be required:
a. Notification to the City. The owner or
operator of the business or property that
uses the approved off‐site loading space shall
immediately notify the Director of Planning
&
Community Development or his/her designee
of any change of ownership or use of theproperty for which the spaces are required, and of any termination or default of the
agreement between the parties.
b. Effect of termination of agreement. Upon
notification that a lease for required off‐ site loading has terminated, the Director of Planning
& Community Development or his/
her designee shall determine a reasonable
time in which one of the following shall occur:
i. Substitute loading is
provided that is acceptable to the
Director of Planning
& Community
Development or his/her designee; orii. The size or capacity of the use is reduced in proportion to the loading spaces
lost.
178 | CITY OF SANTA MONICA
Land Use Regulations and Development Standards
BERGAMOT AREA PLAN | 179
Land Use Regulations and Development Standards
B.14.C.10 Exceptions for New Buildings under
25,000 square feet. Notwithstanding the
requirements of this chapter, a waiver or
reduction in the number and/or dimensions
of loading zones may be permitted by theDirector of Planning and Community Development or his/her designee for
projects that will resultin a total of less than
25,000 square feet on the property if it is
determined that the only feasible location
for a loading zone within the project
boundaries will detract from the project’s
pedestrian orientation and thereby not meet
the Bergamot Area Plan’s intention to create
active, lively streetscapes.
B.14.D TDM & TMA Establishment:
The establishment and continuing maintenance of
the Transportation Management Association (TMA)
is a high implementation priority for the success of
this Plan. Projects that meet certain thresholds
describedelsewhere in this Chapter are required to
join the TMA, while other property owners and
tenants are encouraged to join and participate based
on incentives and benefits that the TMA will offer.
The following requirements shall be met in all
applicable projects:
B.14.D.01 The City shall establish a TMA with authority to implement the Bergamot Area Plan
requirements pertaining to trip reductionthrough
transportation demand management.
Responsibilities of the TMA shall include, but
are not limited to: operation of all shared
parking subject to the TMA program; providing
signage, real‐time information and other
wayfinding mechanisms; coordinating andoffering programs to promote biking, walking and other trip reduction strategies; data collection;
and coordination of pricing for parking. The TMA
shall actively engage existing and future parking
lot and garage owners to lease, sell, or make
spaces publicly–accessiblein order to be added to
the district’s pool of shared parking.
B.14.D.02 All projects with new construction or that
include additions to existing buildings in excessof
5,000 square feet shall be required to do the
following:
a. The applicant and/or property owner shall jointhe
TMA and shall ensure that all tenants are TMA
members for the first 25 years from dateof finalinspection or certificate of occupancy. b. The applicant shall submit for the approval of
the Director of Planning & Community
Development or his/her designee a
Transportation Demand Management (TDM) plan
that complies with the City’s TDM requirements.