santa monica land use & circulation element
Maintaining the character of Santa Monica while
enhancing the lifestyle of all who live here.
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
ADOPTED JULY 6, 2010
AMENDED MAY 2023
Select cover photos courtesy of R. Landau
Printed on 100% Recycled Paper
acknowledgements
DEPARTMENT OF PLANNING & COMMUNITY DEVELOPMENT
Eileen P. Fogarty, Director
Ellen Gelbard, Assistant Director
David Martin, Deputy Director
Land Use and Circulation Element Planning Team
Francie Stefan, Community & Strategic Planning Manager
Lucy Dyke, Transportation Planning Manager
Elizabeth Bar-El, AICP
Michelle Glickert
Peter D. James
Administration
Lynn Wolken-Gonzales
Denise Smith
Kyle Ferstead
CITY COUNCIL
Bobby Shriver, Mayor
Pam O’Connor, Mayor Pro Tempore
Richard Bloom
Gleam Davis
Robert Holbrook
Kevin McKeown
Terry O’Day
Herb Katz (Mayor 2008)
Ken Genser (Mayor 2009)
CITY MANAGER’S OFFICE
Rod Gould, City Manager
Elaine M. Polachek, Deputy City Manager
Kate Vernez, Assistant to the City Manager
Danielle Noble, Assistant to the City Manager
P. Lamont Ewell, City Manager (2009)
Gordon R. Anderson, Assistant City Manager
(2008)
Mona Miyasato, Deputy City Manager (2008)
Don Patterson, Assistant to the City Manager
(2008-2009)
PLANNING COMMISSION
Hank Koning, FAIA, Chairperson Pro Tempore
Jay P. Johnson
Gerda Newbold
Jason Parry
Gwynne Pugh, AIA, ASCE
Jim Ries
Ted Winterer
Barbara Brown (2000-2007)
Darrell Clarke (1999-2007)
Julie Lopez Dad (2000-2008)
Gleam Davis (2007-2009)
Terry O’Day (2003-2009)
Jason Kligier
Bruce Leach
Travis Page
Beth Rolandson, AICP
Jing Yeo, AICP
ii | SANTA MONICA LUCE
acknowledgements
CITY PLANNING AND TRANSPORTATION STAFF
Special thanks to the following staff members who committed time and energy to the success of the intensive public outreach effort.
Amanda Schachter, City Planning Manager
Scott Albright, AICP
Marcia Antonio
Dennis Banks
Frank Barnes
Laura Beck, AICP
Jacquilyne Brooks de Camarillo
Grace Cho
Annette Colfax
Andrea Coronado
Paul Foley
Gay Forbes (2008)
Cecilia Garcia
Ruth Harper (2008)
Kim Jackson
Tony Kim
Leticia “Betsy” Wheeler Kollgaard
CONSULTANT TEAM
MIG, Inc.
Nelson\Nygaard Associates
The Odermatt Group
Raimi + Associates
The Phipps Group
Whitney & Whitney, Inc.
HR&A Advisors, Inc.
Keyser Marston Associates
Dyett & Bhatia
Pete Hasselman, FAIA
Ivan Lai
Sarah Lejeune, AICP
Andrew Maximous
Brad Misner, AICP
Steve Mizokami
Luis “Lumo” Morris
Sam Morrissey
Colleen Stoll
Gina Szilak
Roxanne Tanemori, AICP
Chris Townes
Steve Traeger
Lily Yegazu
SANTA MONICA LUCE | iii
acknowledgements
CITY DEPARTMENT TEAM
These City departments are gratefully acknowledged for their contribution and efforts in developing the LUCE.
Big Blue Bus
Stephanie Negriff, Director
Paul Casey
Joe Stitcher
City Attorney Office
Marsha Moutrie, City Attorney
Alan Seltzer
Barry Rosenbaum
City Clerk
Maria Stewart
Beth Sanchez
Jeffrey Malinowski
Juanita Quintana
Lupe Lara
Community & Cultural Services
Barbara Stinchfield, Director
Karen Ginsberg
Jessica Cusick
Robin Davison
Stacy Rowe
Julie Rusk
Julie Taren
Community Maintenance
Joan Akins, Director
Finance
Carol Swindell, Director
Chuck McBride, Assistant Director
Fire
Jim Hone, Fire Chief
Jim Glew, Fire Marshal
Housing & Economic Development
Andy Agle, Director
Erika Cavicante
James Kemper
Miriam Mack
Tina Rodriguez
Jennifer Taylor
Information Systems
Jory Wolf, Director
Stace Graham
Library
Greg Mullen, City Librarian
Brian McCloskey
Office of Sustainability & the Environment
Dean Kubani, Manager
Susan Munves
Shannon Parry
Brenden McEneaney
Kim O’Cain
Police
Tim Jackman, Chief
Kathy Keane, Lieutenant
Public Works
Lee Swain, Director
Miriam Mulder
Jean Bellman
Craig Perkins, Director (2007)
Rent Control
Tracy Condon, Director
Michaelyn Jones, General Counsel
iv | SANTA MONICA LUCE
acknowledgements
Architectural Review Board
Michael Folonis, FAIA, Chair
William Adams, FAIA
John Ellis
Edouard Mimieux
Lynn Robb
Amy Rothman
Maegan Winning
Rodolfo Alvarez (2008)
Joan Charles (2007)
Tania Fischer (2008)
Landmarks Commission
Barbara Kaplan, AIA, Chair
Margaret Bach
John Charles Berley
Nina Fresco
Roger Genser
Ruthann Lehrer
Ruth Shari
Housing Commission
Richard Gerwitz, Chair
Chloe Edwards Bird
Betty Smith Mueller
Lewis Steele
Allan Tainsky
Michael Gutierrez (2009)
Jason Parry (2009)
Recreation and Parks
Commission
Susan Cloke, Chair
Phil Brock
Neil Carrey
Debroah Cohen
Kristina Loof Deutsch
Lori Nafshun
Nancy Goslee Power
Frank Schwengel (2008)
Ted Winterer (2009)
Arts Commission
Donna Sternberg, Chair
Hara Beck
Maya Emsden
Asuka Hisa
Rebecca Jewell Holbrook
Edward Henry Horowitz
Linda Jassim
Rachel Lachowicz
Walter Mayer
George Mindaros
Michael Robert Myers
Romy Ann Phillips
Elena Allen*
Suchi Branfman*
Frederick Dewey*
Phyllis Green*
Sustainable City Taskforce
Dennis Woods, Chair
Laura Berland-Shane
Christina Erickson
Leonard Mitchell
Albert Rosen
Carol Rosskham
Jim Ries
Genevieve Bertone-Cummingham*
Mark Olson*
Child Care & Early Education
Task Force Steering Committee
Gregory Uba, Chair
Judy Abdo
Laurin Brown
Julie Friedman
Linda Gordon
Bethany Maher
Iao Katagiri
Jennifer Kennedy
Lytha Roddy
Edie Spain
Jenny Trickey
Irene Zivi
Judith Brunk (2007-2008)
Betsy Hiteshew (2007-2008)
Laura Manson (2007-2008)
Patti Oblath (2007-2008)
Task Force on the Environment
Mark Gold, Chair
David Hertz
Rob Lempert
Susan Mearns
Erik Neandross
Matt Petersen
Bill Selby
CITY BOARDS AND COMMISSIONS The City of Santa Monica would like to thank the members of the City Boards and Commissions for their ongoing contribution and participation in workshops, meetings and the review of the LUCE. *Former commissioner
SANTA MONICA LUCE | v
acknowledgements
Airport Commission
Bayside District Corporation
Bikerowave.org
Borderline Neighborhood Group
Commission for the Senior Community
Commission on the Status of Women
Community Corporation of Santa Monica
CREST After School & Camp Programs
Crossroads School
Cycle Santa Monica
Department of Health Services Center for Physical
Activity
Disabilities Commission
Environment Now
Friends 4 EXPO
Friends of Sunset Park
Global Green
Green Oriented Design
Grow Smart Santa Monica
John Adams Middle School PTSA
Los Angeles County Bike Coalition
LA Walks
League of Women Voters
Library Commission
Lifelong Learning Community
Main Street Merchants Association
Montana BID
Mountain View Mobile Home Park Homeowners
Association
National Resources Defense Council (NRDC)
North of Montana Association (NOMA)
Northeast Neighbors
Ocean Park Association (OPA)
Pico Improvement Organization
Pico Neighborhood Association (PNA)
Pier Restoration Corporation
RAND Corporation
Rent Control Board
Saint John’s Health Center
Santa Monica Chamber of Commerce
Santa Monica Junior Chamber of Commerce
Santa Monica College & Board of Trustees
Santa Monica College District Planning &
Advisory Council
Santa Monica Conservancy
Santa Monica Convention & Visitors Bureau
Santa Monica High School PTSA
Santa Monica-Malibu Unified School District &
Board of Education
Santa Monica Treesavers
Santa Monica-UCLA Medical Center
Santa Monicans for Renters’ Rights
Shores Resident Association
Social Services Commission
South Beach Neighbors
Southern California Association of Nonprofit
Housing
Students and Teachers of Edison Elementary
School (ES), McKinley ES, Franklin ES, Will Rogers
ES, Lincoln Middle School (MS), Crossroads MS,
SMASH, Olympic High School, and Santa Monica
High School
Sustainable Transport Club
Task Force on the Environment
Village Trailer Park Homeowners Association
Virginia Avenue Park Advisory Board
Wilshire-Montana Neighborhood Coalition
WISE Senior Services
Yale Street Neighbors
OTHER DEPARTMENTS, COMMISSIONS & ORGANIZATIONS
The following groups, along with many community members, provided the invaluable information and guidance needed to create the vision for Santa Monica’s future.
vi | SANTA MONICA LUCE
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table of contents
EXECUTIVE SUMMARY.........................................1 I. OVERVIEW
1.1 INTRODUCTION AND PURPOSE
A City of Neighborhoods.......................................................................1.1 - 2 Purpose and Statutory Requirements...................................................1.1 - 3 The LUCE Planning Approach: Creating a Sustainable Future ..........1.1 - 6
1.2 A HISTORY OF THE PROCESS
The Community Vision...........................................................................1.2 - 2 Community Outreach.............................................................................1.2 - 3 Community Workshops: The “Building Block” Approach..................1.2 - 4 Community Values Are the Basis of Key LUCE Principles ...................1.2 - 5
1.3 URBAN FORM
City Form as Shaped by the Past ..........................................................1.3 - 2 Existing Urban Form...............................................................................1.3 - 5 LUCE and the Future of the City’s Form...............................................1.3 - 7 II. LAND USE
2.1 LAND USE POLICY AND DESIGNATIONS
Sustainable City Plan and Sustainable Planning..................................2.1 - 2 New Tools for Achieving Community Goals.........................................2.1 - 4 Land Use Policy Based on Community Values .....................................2.1 - 7 Achieving Community Benefits .............................................................2.1 - 8 Citywide Land Use Policies ..................................................................2.1 - 10 Introduction to the LUCE Land Use Designations.............................2.1 - 27 A. Neighborhoods...........................................................................2.1 - 29 B. Boulevards ...................................................................................2.1 - 34 C. Mixed-Use Centers.....................................................................2.1 - 43 D. Employment and Commerce ....................................................2.1 - 54 E. Community and Public Uses ......................................................2.1 - 57
2.2 NEIGHBORHOOD CONSERVATION
Neighborhood Policy and
Neighborhood Conservation Approach...............................................2.2 - 3 Citywide Goals and Policies...................................................................2.2 - 6 The City’s Neighborhoods ...................................................................2.2 - 15 North of Montana............................................................................2.2 - 16 Wilshire-Montana ............................................................................2.2 - 20 Pico...................................................................................................2.2 - 24 Sunset Park.......................................................................................2.2 - 28 Ocean Park.......................................................................................2.2 - 32 Mid-City............................................................................................2.2 - 36 Northeast .........................................................................................2.2 - 40 Downtown........................................................................................2.2 - 42
2.3 HISTORIC PRESERVATION
Vision .......................................................................................................2.3 - 4 Citywide Goals and Policies...................................................................2.3 - 7
2.4 BOULEVARDS
Overall Vision ..........................................................................................2.4 - 3 Wilshire Boulevard ............................................................................2.4 - 5 Santa Monica Boulevard.................................................................2.4 - 11 Broadway..........................................................................................2.4 - 19 Colorado Avenue ............................................................................2.4 - 27 Olympic Boulevard..........................................................................2.4 - 35 Pico Boulevard.................................................................................2.4 - 43 Ocean Park Boulevard ....................................................................2.4 - 53 Lincoln Boulevard............................................................................2.4 - 63 SANTA MONICA LUCE | vii
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viii | SANTA MONICA LUCE
2.5 ACTIVITY CENTERS
Citywide Goals and Policies for Activity Center Overlays...................2.5 - 2 Santa Monica’s Activity Center Overlay................................................2.5 - 3 Memorial Park Activity Center Low Overlay....................................2.5 - 5
2.6 DISTRICTS
Districts in Summary...............................................................................2.6 - 2 Downtown District.............................................................................2.6 - 5 Civic Center District ........................................................................2.6 - 19 Beach and Oceanfront District.......................................................2.6 - 25 Bergamot Transit Village.................................................................2.6 - 29 Mixed-Use Creative District............................................................2.6 - 37 Industrial Conservation District......................................................2.6 - 43 Healthcare District...........................................................................2.6 - 47 Main Street District..........................................................................2.6 - 53 Montana Avenue District................................................................2.6 - 57 Santa Monica Airport and Business Park.......................................2.6 - 61
2.7 MANAGING CHANGE
Purpose ...................................................................................................2.7 - 1 Five Innovative Controls Incorporated into the LUCE.........................2.7 - 3 Controlling and Managing Change ......................................................2.7 - 7 III. SUPPORTIVE LAND USE POLICY
3.1 SUSTAINABILITY AND CLIMATE CHANGE
State Climate Change Legislation and the LUCE................................3.1 - 2 Analysis of LUCE’s Policy on Climate Change......................................3.1 - 5 Citywide Goals and Policies.................................................................3.1 - 12
3.2 COMMUNITY BENEFITS
Core Values for Community Benefits ....................................................3.2 - 2 How the LUCE Achieves Community Benefits.....................................3.2 - 3 Components of the Process ..................................................................3.2 - 4
3.3 HOUSING
LUCE Housing Policy..............................................................................3.3 - 2 LUCE Strategies to Implement the Vision ...........................................3.3 - 3 Background on Policy Direction............................................................3.3 - 5 The City’s Affordable Housing Programs..............................................3.3 - 8 Workforce Housing.................................................................................3.3 - 9 Citywide Goals and Policies.................................................................3.3 - 11
3.4 DIVERSIFIED AND SUSTAINABLE ECONOMY
Background Issues..................................................................................3.4 - 4 Baseline Economic Projections .............................................................3.4 - 5 Economic Sector Analysis ......................................................................3.4 - 8 Santa Monica Budget Trends ..............................................................3.4 - 14 Citywide Goals and Policies.................................................................3.4 - 18 table of contents
SANTA MONICA LUCE | ix
3.5 COMMUNITY ENRICHMENT
Open Space, Parks and Recreation .....................................................3.5 - 2 Arts and Culture......................................................................................3.5 - 8 Active Living and Health ...................................................................3.5 - 12 Child, Youth, Senior and Family Education Facilities and Programs3.5 - 15 Child Care and Early Education .....................................................3.5 - 16 Youth/Teen Programs and Facilities...............................................3.5 - 18 Senior Programs and Facilities .......................................................3.5 - 19 Education and Public Facilities, and Lifelong Learning ....................3.5 - 20 Schools, Public Facilities and Services ............................................3.5 - 21 Lifelong Learning ..............................................................................3.5 - 24 IV. CIRCULATION ELEMENT
4.0 CIRCULATION
Transportation Principles .......................................................................4.0 - 4 Transportation: Our Climate Change Solution ....................................4.0 - 6 Managing Congestion and Transportation ........................................4.0 - 10 Streets...............................................................................................4.0 - 16 Walking.............................................................................................4.0 - 26 Bicycle Network...............................................................................4.0 - 34 Transit ...............................................................................................4.0 - 42 Automobile Network.......................................................................4.0 - 52 Transportation Demand Management..........................................4.0 - 58 Parking..............................................................................................4.0 - 66 V. MEASURING PROGRESS
5.0 MEASURING PROGRESS: IMPLEMENTING THE
PLAN
Managing and Monitoring Change ......................................................5.0 - 4 Neighborhood Conservation ................................................................5.0 - 8 Area Plans and Specific Plans ................................................................5.0 - 8 Zoning Ordinance and Map Revisions................................................5.0 - 12 Review of Proposed Projects ...............................................................5.0 - 13 Transportation Implementation and Programs..................................5.0 - 14 Capital Improvements..........................................................................5.0 - 20 Coordination on Regional Transit Investments ..................................5.0 - 21 Budgeting Decisions in Line with the General Plan ..........................5.0 - 22
APPENDIX
Economics and Demographics ............................................................... A - 1 table of contents
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CITY OF SANTA MONICA LAND USE AND CIRCULATION ELEMENT
SANTA MONICA LUCE | 1
executive summary
The Land Use and Circulation Element (LUCE) encompasses the community’s vision for Santa Monica’s future. The Plan is designed to maintain our City’s character, protect our neighborhoods, manage our transportation systems, and encourage additional housing in a sustainable manner that ensures a high quality of life for all Santa Monicans now and in the future.
How should Santa Monica look, feel and
function 20 years from now? This update of
the City’s Land Use and Circulation Element
(LUCE) of the General Plan addresses this
crucial question. Based on the goals and values
of the community, the LUCE provides a longterm framework for good decision making far into the future. It provides flexibility for
changes in the City’s economy and land use,
and establishes criteria and measurements
for periodically assessing how well the
community’s goals are being met and if
adjustments to the policies are necessary.
Cities fundamentally define themselves by
creating housing and social connectivity,
ensuring mobility, assuring open space and
public services, and facilitating a vibrant
economy celebrating arts and culture. How
a city addresses these factors reflects its
attitude toward the dignity of its residents
and the importance it assigns to creating
social equity. This Plan is about enhancing our
already fantastic and unique City, and creating
a Santa Monica that is sustainable in social,
environmental and economic terms—
a community that is equitable, and offers
opportunities to everyone.
executive summary
2 | SANTA MONICA LUCE
achieving the aims of the Sustainable City
Plan and State of California climate change
legislation—embracing the challenges of today
as an opportunity to forge a better tomorrow.
COMMUNITY VALUES ARE
THE BASIS OF THE LUCE
The Planning Process
The process of engaging the community
started in 2004 and was extensive, farreaching and inclusive. The public involvement intensified starting in the spring
of 2007. It involved thousands of residents
in constructive dialogue through dozens of
community workshops, reports, Internet and
phone surveys, walking tours, PowerPoint
The LUCE emphasizes a sustainable future and reshapes
traditional planning approaches to focus on neighborhood conservation, increased housing opportunities, transit and stewardship of our precious natural, social and cultural resources.
The LUCE places Santa Monica
at the forefront of sustainable
planning practices. It translates
the community’s desire to preserve
the City’s unique character into
programs which carefully limit
and control growth, engage the
natural beauty of the beach and
surrounding environment, and
recreate the City’s historic settlement
patterns along the boulevards.
CREATING A
SUSTAINABLE FUTURE
The LUCE places Santa Monica at the forefront
of sustainable planning practices. It translates
the community’s desire to preserve the
City’s unique character into programs which
carefully limit and control growth, engage the
natural beauty of the beach and surrounding
environment, and re-create the City’s historic
settlement patterns along the boulevards.
The LUCE conserves the City’s neighborhoods
and historic resources, expands open space,
and creates new opportunities for housing
where few or none currently exist. It reduces
the amount of regional commercial growth and
encourages smaller-scale local-serving uses
and housing. It encourages new development
connected directly to transit, creating a multimodal transportation system that incentivizes walking, biking and transit. It also encourages
local-serving retail within walking distance of
existing and new neighborhoods, serving to
reduce greenhouse gas (GHG) emissions.
The LUCE transforms the City’s auto-oriented
boulevards into inviting avenues with
improved transit, wider sidewalks, distinctive
architecture, landscaping and neighborhoodfriendly services. It requires new development to respect Santa Monica’s heritage with
compatible and quality design, ensuring a
sense of “place” where local residents will be
attracted to shop, work and live. It seeks to
eliminate net new evening peak period vehicle
trips in order to achieve the City’s overarching
goal of reducing congestion and carbon
emissions. The Plan celebrates the beach and
the creative arts, recognizing their contribution
to the recreational and cultural experience in
Santa Monica. It also provides a monitoring
program and measures for controlling growth,
allowing the community to adjust the Plan over
the years.
In endorsing this approach, the community
addresses the most challenging aspect of
executive summary
SANTA MONICA LUCE | 3
WHAT THE COMMUNITY
SAID IS IMPORTANT
During this process, the community expressed its
vision for a City in which the best of the past is
not only preserved but enhanced for current and
future generations. The community’s core values
form the basis of the LUCE. The community
identified the following core values:
Preserve Existing Neighborhoods. The highest priority of the community was the preservation of the existing character and scale of Santa Monica’s neighborhoods. Manage Traffic and Congestion. There is a compelling need to proactively manage congestion, reduce automobile dependence and enhance alternative modes of transportation.
Preserve the City’s Unique Character. The community identified the necessity of maintaining and enhancing the City’s unique attributes, ensuring the creation of a “sense of place” and preserving the City’s historic resources. Create Housing Choices for All. The City must continue to ensure that residents have a range of housing choices to meet the needs of people of all ages and income levels. Increase Open Space and Connectivity. Additional usable open space and vital community gathering places are necessary, as are safe, walkable and bike-friendly environments and easy connective “green” paths and routes. Provide Community Benefits. Change must result in a better Santa Monica for everyone—contributing directly to the community’s core needs, particularly the creation of new affordable and workforce housing opportunities and healthy, complete neighborhoods.
Ensure a Sustainable Santa Monica. Planning must ensure that the community of today thrives without compromising the ability of future generations to meet their own needs.
The LUCE translates these community values and the City’s commitment to think, act and plan sustainably into specific policies and programs.
presentations, and televised discussions at
the Planning Commission and before the City
Council. Community meetings and events were
held across the City in classrooms, club rooms,
civic associations, schools, libraries, parks,
farmer’s markets, the Santa Monica Pier and
City Hall. In total, it is estimated that over 4,000
residents of all ages participated in the LUCE
planning process.
The energy the community has shown to
preserve, enhance and sustain Santa Monica
was matched by the dedication of the City’s
Boards, Commissions and Council which, at
each stage of the planning process, reviewed
the findings, comments and suggestions
offered by the public. During countless evening
sessions, the Planning Commission and the
City Council engaged in vigorous debate
over the proposals of the LUCE, balancing the
passions of single-interest speakers with the
broad, encompassing values of the community
at large. During more than 25 public hearings,
these official bodies played a critical and
consistent role in the development of the
LUCE, steering the Plan toward completion.
executive summary
4 | SANTA MONICA LUCE
Photo courtesy of R. Landau
THE NEED TO UPDATE THE
1984 GENERAL PLAN
The last quarter of a century—since 1984,
when Santa Monica last updated the Land
Use and Circulation Element of its General
Plan—has brought substantial change to the
City and the region. Such rapidly changing
circumstances require that the City look again
at the land use and circulation policies and
programs proposed in the 1980s for their
relevance to the major challenges the City
faces today. Additionally, periodic updating
of the General Plan is a State of California
legal requirement.
A Regulatory Approach
The 1984 Land Use and Circulation Element
of the General Plan reflects the techniques
and land use approaches considered state-ofthe-art in the 1980s. It relies on conventional regulatory analysis and zoning initiatives of
its time, which focus on individual buildings,
and treats them as solitary structures rather
than as important contributors to the City’s
identity. This approach largely overlooks the
critical importance of ensuring that quality
development contributes to the character
of Santa Monica—giving physical form and
functional reality to the community ideals
of creating a sense of place, ensuring social
interaction, and responding to the City’s
historical development patterns.
Regional growth over the last 30 years has
placed increasing pressure on the City’s
transportation system—its corridors and its
streets—leading to congestion and a lack
of mobility. While the City cannot solve the
region’s traffic and circulation problems,
it can directly address its own. Simply put, the
number of motorists exceeds the roadway
capacity to accommodate them. As a
result, the City has experienced congestion,
development with limited community benefit
and little incentive for good design, and a
transportation system that was planned and
operated separately from land use.
Along with these challenges is the fact that
Santa Monica’s desirability as a place to live,
work and play has resulted in increasing
market pressures on the City’s neighborhoods,
boulevards and streets.
Current Challenges
Over the last 25 years, since the adoption of
the 1984 LUCE, unanticipated issues have
resulted, including:
Increased traffic congestion
Commercial buildings that do not transition
well to adjacent residential neighborhoods
executive summary
SANTA MONICA LUCE | 5
WHAT MAKES THE LUCE
DIFFERENT?
The LUCE is different from the policy
direction of the 1984 LUCE:
It is a conservation plan that provides
for an overall reduction in building
height.
It represents a paradigm shift in the
way the City assesses traffic, providing
aggressive transportation management
tools to reduce congestion and new
vehicle trips.
It ensures that a sustainable
city is the overarching principle.
The loss of existing affordable and workforce
housing in multi-family neighborhoods
Infill residential buildings which are out of
scale with their existing neighborhoods
Architectural design that does not contribute
to the City’s rich urban character
The lack of green space, open space and
landscaped boulevards
Taken together, these factors demonstrate the
urgent need to reshape traditional planning
practices to ensure a future in which the
character of the City is not only maintained,
but enhanced.
THE 2009 LUCE GENERAL
PLAN UPDATE
A Comprehensive, Integrated Strategy
The LUCE differs from the previous General
Plan in significant ways. It makes profound
changes in the way the City addresses its
critical land use and transportation policy. It
provides a platform where the community’s
most fundamental values, the City’s official
land use and transportation policies and the
tools necessary to implement them interact in
an exciting and innovative way. It incorporates
the City’s existing sustainability policies and
provides the means to implement them.
The strategy proposed by the LUCE is a
comprehensive, proactive one. It breaks with
past planning practice, by linking land use
and transportation policies and programs.
It carefully focuses and manages change by
specifying clear criteria for where and how new
development should be located along the City’s
transit-rich corridors and in the districts served
by the Expo Light Rail line. The LUCE proposes
aggressive trip reduction measures and
enhancements to alternative modes of travel. It
actively seeks desired local-serving uses and for
the first time requires new measures to monitor
and ensure that transportation improvements
and land use changes progress in tandem. It
conserves the scale and character of the City’s
neighborhoods and provides incentives for
historic preservation. It weighs the long-term
benefits of its integrated recommendations,
requiring that any changes make the City
better. In essence, it is a holistic approach to
create a truly sustainable community.
MAIN COMPONENTS OF
THE LUCE
The following summary provides the major
LUCE goals and policies at a glance.
Conserve Existing Neighborhoods
The LUCE protects the character of the
City’s residential neighborhoods and their
local-serving commercial areas such as Main
Street and Montana Avenue, as well as the
City’s institutions and parks, the beach and
oceanfront, and the light industrial areas.
The community’s greatest concerns are the
loss of neighborhood character and existing
affordable units, and the construction of
larger-scale, insensitive infill buildings. Intense
investment pressure on the City’s single
family and multi-family areas is the result
of two forces: (1) the attractiveness of the
neighborhoods which invites investment,
and (2) the lack of alternative locations
for residential investment due to scarce
undeveloped land within the City.
The LUCE addresses these issues by combining
incentives and disincentives. The Plan redirects
residential market pressure away from existing
executive summary
6 | SANTA MONICA LUCE
The LUCE is an integrated land use and transportation plan that unites new housing and job opportunities with expanded transportation options. A key component is the Expo Light Rail, which connects Santa Monica to the greater Los Angeles region.
Ocean Park & Lincoln Boulevards Neighborhood Center
neighborhoods by transforming existing
commercial investment potential, at specific
locations along transit corridors and districts,
into incentives for new housing opportunities.
These new opportunities play a highly
important strategic role in the preservation
of existing neighborhoods by acting as a
pressure-release valve for the extraordinary
residential market forces.
As a disincentive, the LUCE proposes
policies and programs to control the rate
and type of change occurring within existing
neighborhoods. It does this through a series
of conservation programs designed to act as
a restraint on inappropriate investment. These
programs include:
Neighborhood Conservation
Overlay Districts
Measures for the Retention of Courtyard
Housing
Modification of Demolition Regulations
Modification of Development Standards
Neighborhood Coordinated Parking
Management Programs
(See chapter 2.2 Neighborhood Conservation for
further information.)
Transition Regional-Serving Commercial
Growth into Local-Serving Uses
and Housing
Most significantly, the LUCE reduces the
amount of regional-serving commercial growth
permitted under the 1984 General Plan and
encourages in its place smaller-scale, localserving uses and the creation of complete neighborhoods with new housing opportunities
located within walking distance of public
gathering places and local services.
The LUCE shifts the City’s land use policy from
the strong commercial emphasis of the earlier
1984 General Plan to a balanced policy of
requirements and incentives for constructing
a significant number of additional housing
units (particularly affordable housing units)
to accompany new investment. It also offers
incentives for employee housing. It transforms
some of the City’s existing industrial and
regional commercial land along the Expo
Light Rail line into new transit-oriented
neighborhoods at Bergamot Station (26th
Street and Olympic Boulevard), Memorial
Park (17th Street and Colorado Avenue) and
Downtown (4th Street and Colorado Avenue).
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SANTA MONICA LUCE | 7
Preserving Santa Monica’s distinctive residential
neighborhoods is important to the health of the community.
The LUCE seeks to provide additional benefits to the
neighborhoods for current and future generations to enjoy.
Locating neighborhood services and amenities within
walking distance of housing increases the vitality and overall sustainability of a city. The LUCE encourages new housing opportunities near existing and planned neighborhood centers.
HOW THE LUCE IMPLEMENTS THE
COMMUNITY’S CORE VALUES
Preserves the scale and character of all residential neighborhoods, the Beach and Oceanfront District, and neighborhood commercial areas such as Main Street and Montana Avenue.
Incentivizes the production of new housing opportunities and local-serving uses, in place of regional-serving commercial growth, in a small number of areas linked to transit.
Encourages complete neighborhoods with shopping, services, and gathering places within walking distance of new and existing housing.
Integrates traffic management and land use though a target of No Net New Evening Peak Period Vehicle Trips.
Seeks new opportunities to enhance and create green spaces including:
improvements to pedestrian and bicycle connections, freeway capping, beach greening, and ground floor open spaces as parts of new development. Creates a diverse economic base that supports the fiscal health of the City, ensuring a high-quality of public services.
Requires community benefits such as open space, historic preservation, arts, and affordable and workforce housing for development above the ministerial base height. Provides for a greater community role in determining the physical nature and urban form of the City to ensure that Santa Monica maintains its unique “beach town” culture. Provides tools, including financial incentives, to preserve historic buildings. Phases development over the twenty-year length of the plan, keeping change in sync with transportation improvements.
Ties long-term programs and policies to the Sustainable City Plan to reduce GHG emissions, per capita carbon footprint, and overall impact on the environment. executive summary
8 | SANTA MONICA LUCE
Overlay Districts with stronger, more
transparent demolition requirements as well as
incentives such as the Transfer of Development
Rights and Conservation Easements.
The second approach, the creation of new
housing opportunities, is accomplished by
designating additional land along the City’s
commercial transit corridors, in the creative
arts districts and along the Expo Light Rail line
for mixed-use residential development. This
creates significant new affordable housing
opportunities where few or none currently
exist, locating housing within walking distance
Shifting away from the commercial emphasis of the 1984 General Plan, the LUCE focuses on relieving development pressure in the residential neighborhoods and directing it to areas served by transit, particularly along the Expo Light Rail line.
Olympic Boulevard
Image courtesy of Metro©2009
Expo Light Rail
These new transit villages will be complete
neighborhoods that provide a balance of
jobs and housing, exemplifying sustainable
living practices with open spaces, green
connections, quality pedestrian environments
and enhanced bicycle facilities. New
residential development will be designed to
reflect the community’s values of appropriate
scale and height, well-designed buildings
and landscaping and a range of circulation
and transportation improvements.
(See chapters 2.4 Boulevards, 2.5 Activity Centers and
2.6 Districts for further information.)
Create Livable Places with Housing
Choices for All
The City has long been committed to ensuring
a range of housing choices for all ages and
income levels. The goal of the LUCE housing
policies is to preserve existing housing
units and create new housing opportunities
throughout the City in a way that enhances
sustainability, and creates complete
neighborhoods and offers easy connections
to transit.
The LUCE incorporates a dual approach for
preserving existing housing and creating
new housing opportunities. The first is
accomplished through conservation programs
for existing housing within neighborhoods,
especially character-defining multi-family
housing, such as courtyard housing. These
programs include Neighborhood Conservation
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SANTA MONICA LUCE | 9
Weaving land use and transportation strategies into a single framework is a key concept put forward by the LUCE, as is creating new housing opportunities on commercial transit corridors and along the Expo Light Rail line.
Pico & Lincoln Boulevards Transit Crossroads
The highest priority of the
LUCE Framework is to preserve
the character and scale of
Santa Monica’s neighborhoods.
It maintains the scale and
character of 96% of the City.
of jobs, services and transit. The LUCE
encourages the private sector to produce more
housing through new land use designations
that offer incentives for providing housing in
concert with lively and attractive open spaces,
green pedestrian paths, bicycle facilities and
local-serving uses within walking distance of
amenities such as cafes, restaurants and retail.
(See chapter 2.1 Land Use Policy and Designations for
further information.)
Manage Transportation/Reduce
Congestion
To reduce congestion, the LUCE treats the
entire City as an integrated transportation
management sphere with aggressive
requirements for trip reduction, transit
enhancements, pedestrian and bike
improvements, shared parking and
appropriate impact fees, designed to
reduce GHG emissions.
The Plan directly addresses the challenging
issue of future congestion. It is one of the
most urgent and difficult issues for the City
to address. Some of this difficulty is due to
expanding growth throughout the region
where land use and travel pattern decisions are
beyond the City’s control. Even if Santa Monica
were to entirely stop all new development
over the next 20 years, the local transportation
system would continue to deteriorate at a
steady rate. This is due to growth outside the
City’s borders, which generates trips to and
through the City. The community identified
the compelling need to make major
changes in how the City manages traffic
and transportation.
The LUCE proposes the creation of a complete
multi-modal transportation system which builds
upon the City’s major investment in transit and
the extraordinary opportunity offered by the
coming of the Expo Light Rail line. A significant
innovation of the Plan is the requirement that
land use policy and transportation policy be
linked. It recommends strategically focusing
new development at a few specific locations
along the boulevards as well as in the districts
to be served by the Expo Light Rail line in order
to substantially reduce future work, shopping
and residential vehicle trips. It provides for
enhancement of pedestrian and bicycle
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10 | SANTA MONICA LUCE
Linking open spaces to enhanced transit systems has the potential to yield major benefits.The LUCE proposes decking over the I-10 Freeway at the nexus of Downtown and the Civic Center to create additional usable open space (pictured above).
EXPANDED OPEN SPACE TIED TO TRANSIT
The LUCE builds on the opportunity of Expo Light Rail to expand green and open space at its three station area sites. At Bergamot Station, there is an opportunity to create new parkland/green corridors throughout the Bergamot Transit Village. At Memorial Park, there is an opportunity to create a central park with additional passive and active recreation space for large City events and celebrations, with transit access for the community.
There is also the potential for decking over the I-10 Freeway to create significant new park open space and reconnect the Pico neighborhood with central City.
At Downtown, there is an opportunity to create a pedestrian concourse/green street between the light rail station, the Civic Center, the Pier and the Beach. The potential for decking over the I-10 Freeway provides for expansion of the Palisades Garden Walk. (See chapters 2.1 Land Use Policy, 1.3 Urban Form and 3.5 Community Enrichment for further information.)
facilities and improved connectivity among
neighborhoods.
The Plan establishes the goal of achieving
No Net New Evening Peak Period Vehicle
Trips, which addresses the major contributing
factor of transportation emissions in climate
change. The LUCE requires implementation
of Transportation Demand Management
(TDM) programs that reduce automobile
travel demand and incentivize shared parking
and alternative modes of travel, such as
carpools, vanpools, shuttles, walking and
bicycling. Proactive demand management
for new employee trips will be implemented
in concert with large employers such as
schools, hospitals and Santa Monica College
to incentivize the reduction in vehicle trips.
(See chapter 4.0 Circulation for further information.)
Increase Open Space
Future buildings will be required to provide
ground level open space and landscaping,
trees and green connections. Auto-dominated
boulevards will be reconfigured into more
bicycle- and pedestrian-friendly routes with
wider sidewalks, trees and landscaping.
In the LUCE approach, the City’s streets are
regarded as green corridors that contribute
not only to mobility and accessibility, but to
the public health of Santa Monicans. Outdoor
spaces such as streets, parks, plazas and
pathways will provide opportunities for
physical, social and cultural interaction—
a shared public environment available to
everyone. Future development will be
required to enhance the City’s inventory of
open space and green connections. The
Plan encourages improved connections and
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SANTA MONICA LUCE | 11
The LUCE emphasizes local-serving, small business
opportunities. The LUCE recommends small floor plate design, which caters to local enterprises, as well as having neighborhoodserving uses.
Santa Monica contains a high concentration of creative
industries, from film and music production, to art galleries, studios and complexes. Remaining a center of creativity is a community value.
pedestrian and bicycle pathways to local
services and community amenities such as
cafes and shops. It endorses the creation of
additional parks, connecting civic spaces to
the beach, and “beach greening” projects for
the beachfront. It endorses the Community
Forest Management Plan, which is designed to
optimize tree canopy coverage throughout the
City.
Create a Sustainable Economy
The City recognizes that its residents’ sense
of well-being comes from the quality of its
municipal services, its beautiful environment,
and its ideal location. The City acknowledges
the importance of a fiscally healthy city with a
strong economy.
The LUCE’s principal land use and
transportation recommendations are designed
to support economically sound and sustainable
growth into the future. They specifically
encourage the economic sectors which support
community services, healthcare, visitor-serving
and creative arts industries, and local-serving
businesses that contribute to the City’s identity
and to its uniqueness as a beach and
retail destination.
The continued support and expansion of
these uses at key locations adjacent to transit
will serve to ensure accessibility, maximize
efficiency of urban infrastructure and services,
decrease reliance on automobile use and
reduce GHG emissions. The LUCE goals and
policies are designed in concert with the
principles for a sustainable economy identified
in the City’s Strategy for a Sustainable Local
Economy, particularly encouraging sectors
that generate high revenues relative to their
use of land, such as information, professional,
accommodation and food services, arts,
entertainment, recreation, health, social and
education services and neighborhoodserving retail.
The City’s employment expansion and
increasing land values over the years have
provided and will continue to provide the
City with additional revenue that give it a
significant amount of fiscal flexibility relative
to other cities. Reflecting these trends, a
feasibility analysis found that there is sufficient
site value within the City to require community
benefits for projects that rise above a base
height on the boulevards and in the districts.
(See chapter 3.4 Diversified and Sustainable Economy
for further information.)
Require Community Benefits
Traditional planning has long required
development to meet minimum community
benefit standards. The LUCE proposes a
comprehensive approach to benefits designed
to serve the community’s core needs—new
affordable housing opportunities, cultural and
social facilities, employee housing, preservation
of historic resources, and the creation of quality
“places.”
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12 | SANTA MONICA LUCE
The Third Street Promenade, one of Santa Monica’s main attractions, is a model of quality urban form. Pedestrian in nature, the Promenade caters to human-scaled development and high-quality design and architecture. As an open space, the Promenade is a
URBAN FORM
The LUCE addresses the
following questions about
development projects:
Does the project protect and
enhance the neighborhoods?
Is the project in the right location
to reduce automobile dependence?
Does the project contribute to
the City’s overall traffic reduction
and management strategy?
Is the project consistent with City
design standards and principles?
Does the project contribute to
the City’s long-term sustainability?
The LUCE establishes a review process which
conditions new development above a base
height to provide community benefits. This
approach provides the City and the community
with the capability to shape how individual
projects contribute to the City as a whole.
This will ensure that new buildings will be rich
additions to the urban fabric while creating
special places in the City that enhance its
unique character and quality of life.
To accomplish this, the Plan establishes a
base height of 32 feet for new development
(ministerial up to the discretionary review
thresholds established by the Zoning
Ordinance), initiating a Development Review
Permit or Development Agreement process
for development beyond this height. This
approach incentivizes certain major projects to
create benefits for the City, such as affordable
and employee housing, historic preservation,
quality pedestrian and biking connections,
new gathering places, neighborhood-oriented
retail, shared parking solutions, or space for
social services such as child or senior care.
Future projects must also exhibit compatibility
in scale, setting and transitions to residential
neighborhoods.
Ensure Quality Design and Urban Form
The urban character and form of Santa Monica
is shaped by a combination of geographic
features, historic development patterns,
economic forces, and community values. The
defining physical features of the Beach and the
Santa Monica Canyon ensured that the early
settlement patterns evolved along the bay
and edged gradually eastward over the years.
The City’s form and character are derived
from its physical and cultural relationship with
the Pacific Ocean. The original town site,
laid out in a uniform large-scale rectangular
grid, identified the area’s major boulevards
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SANTA MONICA LUCE | 13
buildings will respect their settings through
step backs which ensure the play of light
and air along the boulevards, as well as step
downs to adjacent residential neighborhoods.
(See chapter 1.3 Urban Form for further information.)
Preserve Historic Resources
Santa Monica is one of California’s most
architecturally, culturally and historically
significant communities. The City has been
a careful conservator of this rich historic
heritage. It has designated 89 individual City
Landmarks, four Structures of Merit and two
Historic Districts. While these structures are
major contributors to the City’s character, their
maintenance and preservation often present
challenges. In addition to these architecturally
or historically significant structures and
neighborhoods, other character-defining
structures and neighborhoods also merit
careful conservation. The benefits of historic
preservation are widely recognized in terms
of aesthetic, cultural and social results, but
the inherent sustainability aspects of the
conservation approach are not always fully
appreciated.
The preservation of historic structures is not only sustainable, but vital to retaining Santa Monica’s identity and character.
The adaptive reuse of the Marion Davies estate into the Annenberg Community Beach House is a sterling example of the City’s ongoing commitment to historic preservation.
The LUCE ensures that as the
community grows and evolves over
time, it will continue the rich
heritage of its founding.
of today and made provision for early rail and
transit lines. Early investors created a famed
resort with flamboyant visitor attractions and
buildings of elegance and style.
The LUCE enhances the Beach and the
Downtown by recommending new green
connections between the Downtown Light
Rail Station and the Beach with a new plaza to
celebrate the sense of arrival, and new paths
and walkways to the Civic Center. It directs
the location of new development above the
base to be focused on the City’s major transit
corridors and on the new rail line which follows
the historic Pacific Electric Railroad alignment.
For the development of the new transit
villages, the LUCE requires the replication
of the City’s original grid system, providing
connectivity among neighborhoods as well
as the creation of wide, welcoming sidewalks
and pedestrian amenities. Finally, the LUCE
requires that through good urban design and
architecture, new buildings and development
will be rich additions to the urban fabric,
reflecting the community values while creating
new special places within the City. New
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14 | SANTA MONICA LUCE
4. The Rate of Change. The LUCE provides
for monitoring through regular review of
performance measures to ensure that change
is occurring in concert with improvements to
schools, roadways, transit and open space and is
fiscally sound.
5. The Quality of the Built Environment. The
LUCE establishes design policies and guidelines
to shape new projects so that they enhance the
City’s character. The LUCE establishes an urban
design vision and policies for each district and
boulevard that include identifying a building
envelope that is compatible with its residential
neighbors in scale, mass, step backs and
step downs.
The LUCE, in addition to addressing the
amount, rate, type, location and quality of
change, also outlines a concept for periodic
monitoring through review of a range of trends
and indicators tied to crucial LUCE goals. This
approach recognizes that solutions to the
The LUCE Framework introduces
the requirement that new
development must contribute to,
not detract from, the community.
Each future project must exhibit
extraordinary community benefits
as well as compatibility in scale,
setting and transitions to residential
neighborhoods.
The LUCE embraces historic preservation
not only for its important role in preserving
the features that make Santa Monica unique,
but also for the critical contribution it
makes in helping the community achieve its
sustainability goals. The LUCE proposes a
program of economic incentives to assist in the
preservation of historic resources. It identifies
historic preservation as a core value of the
community and a key community benefit—
making Landmark structures eligible for the
Transfer of Development Rights Program.
It also recommends the establishment of a
“conservation easement” program for owners
of historic properties to earn a one-time
income tax deduction through the donation of
a property easement to a qualified preservation
organization.
Additionally, through a Neighborhood
Conservation Overlay District program,
the LUCE provides new protections for
character-defining structures which may not
meet the landmark designation threshold.
For example, it recommends a program of
special protections for the conservation and
retention of the City’s inventory of courtyard
housing—a southern California architectural
type. It also proposes that a new definition
of “demolition” be developed along with
a process for implementation that allows
for consideration of the full range of issues
that define a neighborhood’s character.
(See chapters 2.3 Historic Preservation and 2.2
Neighborhood Conservation for further information.)
Manage Change
One of the most powerful new tools provided
in the LUCE is its comprehensive adaptive
management of growth. Designed to
implement many of the Sustainable City Plan’s
central components, the LUCE incorporates
five key strategies which allow the City to
control and direct future conditions to achieve
community goals:
1. The Location of Uses. The LUCE directs
new development to transit corridors and
around future light rail stations to capitalize on
existing and future infrastructure and services.
Coupled with TDM and new housing, these
areas will be complete neighborhoods where
residents can walk and bike to nearby locations
to meet their daily needs.
2. The Type of Uses. The LUCE reduces
regional office as well as regional-serving
commercial uses, encouraging local-serving
businesses, offices with small floor plates and
neighborhood retail within walking distance of
surrounding neighborhoods.
3. The Amount of Change. The LUCE sets the
framework for sustainable change paced with
community facilities. It establishes a base height
above which projects must include community
benefits, and also carefully reduces pressures for
extensive change in existing neighborhoods.
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SANTA MONICA LUCE | 15
Santa Monica is a national leader in environmental,
economic and social sustainability. The LUCE promotes
community values associated with neighborhood preservation, affordable and workforce housing, transportation, open space, creative arts, and green building, among others.
evolution of an organic city require oversight
and fluidity to respond to changing conditions.
This approach also allows the City to “put on
the brakes” as appropriate.
After the Plan’s adoption, the community will
have a central role in the Plan’s implementation.
Residents will be actively engaged in the:
Development of a series of area plans
and specific plans
Development of neighborhood
conservation programs
Review of proposed activity center
development
Review of proposed community benefits
for new development
Development of historic preservation
programs
Early review of development applications
Monitoring of the Plan’s progress
THE LUCE’S APPROACH TO
SUSTAINABILITY AND CLIMATE
CHANGE
The essence of the LUCE is to unite
environmental, land use, economic,
transportation and social concerns into a
single, flexible, long-term plan for the City.
The LUCE is the tool necessary to implement
the goals outlined in the Sustainable City Plan.
More specifically, the LUCE enables the City
to achieve climate change goals through its
land use and transportation decisions, such as
focusing development near transit, creating
complete neighborhoods and supporting
transit and nonmotorized travel. The Plan
includes the social aspects of sustainable
development by addressing affordable housing
and access to jobs. It provides guidance to
reduce the consumption of natural resources
like water and energy. And it helps to create
a long-term sustainable economy with a focus
on green jobs and technology. The LUCE
expands Santa Monica’s role as a leader in
sustainability in the region and the nation.
(See chapter 3.1 Sustainablility and Climate Change for further information.)
The LUCE links land use to transportation,
directing development toward specific areas
served by transit, including the Expo Light
Rail stations at Bergamot Station, Memorial
Park and the Downtown, and Metro Rapid Bus
transit corridors such as Wilshire and Lincoln
Boulevards. Focusing development near transit
reduces reliance on the automobile, reduces
per-capita vehicle miles traveled in the City and
reduces energy use and GHG emissions. This
approach addresses overall traffic congestion
in the City and the region, and promotes a
more walkable, healthy and physically active
community.
The LUCE provides the City its greatest
opportunity for implementing long-term
programs to reduce its per capita carbon
footprint and its overall impact on the
environment. State legislation addressing the
need to reduce GHG emissions (AB 32, SB 375)
requires local jurisdictions to take an active role
in meeting the goals of regional sustainability
plans based on land use and transportation.
Guidance1 has been provided for the ways in
which a jurisdiction can plan and work toward
reducing the growth in vehicle travel.
1 California Air Pollution Control Officers Association (CAPCOA), Model Policies for Greenhouse Gases in General Plans, June, 2009
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16 | SANTA MONICA LUCE
CLIMATE CHANGE
The LUCE integrates land use and
transportation to create
sustainability and enables the
community to:
Reduce automobile reliance –
clustering housing and employment on
transit corridors
Reduce vehicle trips – implementing
TDM programs and enhancing alternative
modes of arrival
Reduce per capita vehicle miles
traveled – locating local services within
walking distance, creating complete
neighborhoods
Reduce heat gain and increase carbon
dioxide capture – encouraging green
streets, parkways, parks, and building
practices
Reduce water and energy use and solid
waste generation – preserving existing
neighborhoods, controlling demolition,
and encouraging LEED construction
standards
The goals, policies and programs included in the
LUCE reflect the values and aspirations of the Santa
Monica community. It unites preservation with evolution, sustainability with accountability and seeks to ensure that the quality and character of everyday life is perpetuated for future generations to enjoy.
The Framework encompasses
the community’s vision for the
City’s future. It is a way to
actively manage the City and
all of its components—housing,
transportation, cultural elements,
economics, natural environments—
in an integrative and holistic
manner that ensures a great quality
of life for all Santa Monicans.
These ways include:
Instituting aggressive land use and
transportation planning policies, including
more compact, mixed-use development with
residential and employment densities served
by transit
Increasing opportunities for more affordable
and workforce housing strategically located in
mixed-use sites near employment or
public transportation
Instituting programs to reduce vehicle trips,
like employee transit incentives, car-sharing,
vanpooling, parking policies and public
education programs
Creating complete neighborhoods with local
services within walking distance
The LUCE embraces these strategies, and
tailors them to Santa Monica’s community
vision and local opportunities, through:
Establishing the goal of No Net New
Trips through aggressive trip reduction
measures and incentivizing alternative
modes of travel, such as carpools, shuttles,
walking, bicycling and shared parking
Clustering housing and employment near
transit to reduce trips
Creating changes in travel and land
development likely to result from passenger
rail expansion
Supporting a sustainable economy with
an emphasis on local-serving businesses,
healthcare, creative arts and other services that
support the community
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SANTA MONICA LUCE | 17
Increasing open space and expanding the
urban forest by “greening” the boulevards,
capping the I-10 Freeway, creating new parkland and increasing ground-level open space Developing a Climate Action Plan with
implementation strategies for reducing GHG
emissions and mechanisms for monitoring
emissions
The LUCE incorporates land use,
transportation, economic and environmental
issues into a flexible, long-term plan for the
City. It focuses development near transit,
guides the location of local-serving land
uses to create complete neighborhoods and
encourages alternatives to the automobile. The
Plan addresses the social aspects of sustainable
development with goals and policies to
significantly increase the amount of affordable
and workforce housing that is accessible to
local jobs, improving the jobs to housing
ratio and supporting the creation of complete
neighborhoods. It endorses a long-term
sustainable economy with a focus on green
jobs and technology, and encourages the
expansion of its creative arts industry. It focuses
on creating expanded bicycle and pedestrian
networks throughout the City, seeking to make
walking and biking safe and pleasurable for
everyone at all times of the day. It requires
congestion management programs for new
development and establishes the goal of No
Net New Trips. Finally, the LUCE provides the
community with measures to ensure that the
goals of the Plan are being met, and with the
ability to adjust to changing conditions.
LOOKING TO THE FUTURE
As we look to the future, the test of our
progress on this comprehensive set of goals
and initiatives will be how well we have cared
for and managed the magnificent resources
we have inherited: the Beach, the Downtown,
our neighborhoods and our place within the
global environment. The LUCE was developed
to preserve our City’s character; enhance
transportation systems; maintain our quality of
life; support a sustainable economy; expand
healthcare services; encourage creative arts
and small businesses; increase mobility for all
who live, work and visit here; and ensure the
long-term social, economic and environmental
sustainability of our community. The Plan
provides for the careful conservation of our
neighborhoods and commercial areas, and calls
for public amenities to increase livability and
sociability for all community members.
The LUCE includes cautious phasing over
time, establishes monitoring programs, and
incorporates an innovative approach to manage
our challenging transportation problems. The
decisions the community has made on these
broad issues will help determine how those
who live and work in Santa Monica will flourish.
Photo courtesy of R. Friday
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introduction and purpose
CHAPTER 1.1
SANTA MONICA LUCE | 1.1 - 1
1 From Looking at Santa Monica, James W. Lunsford, 1983. “Today, we sell to the highest bidder,
the Pacific Ocean…a bay filled
with white-winged ships; a southern
horizon rimmed with…purple
mountains…and, languid air...
odored with the breath of flowers.”1
- Tom Fitch, 1875
In the summer of 1875, Colonel Baker and
Senator John P. Jones were well aware of the
extraordinary opportunity they were presenting
to the public when they offered the first lots in
what was to become the City of Santa Monica.
The town that evolved along this golden coast
attracted early visionary investors who created
a famed resort with national visitor attractions
including the beach, the piers, the Palisades
and the Looff Hippodrome. They also created
a vibrant downtown, which today is ringed by
distinctive and diverse neighborhoods that are
unmatched in the region.
introduction and purpose
1.1 - 2 | SANTA MONICA LUCE
A CITY OF NEIGHBORHOODS
Santa Monica, with its 88,700 residents, is
remarkable within the region for its unique
neighborhoods, each with its own character
and featuring its own mix of housing,
shopping, dining and entertainment options.
This diversity provides for a wide range of
housing choices, from single family homes on
large lots, to small scale bungalows, courtyard
apartments, condominiums and larger mixeduse apartments. Shopping opportunities vary from local neighborhood retail areas, such
as those along Pico and Ocean Park, to
the eclectic mix on Main Street and
Montana Avenue.
The City combines a rich historic, cultural,
and residential heritage with the vigor of a
balanced economy. Professional, medical,
scientific, technical, and creative arts services
are leading sectors of the City’s business
base, along with major hotels, guest
accommodations, food and retail, and a variety
of small businesses. Santa Monica is known
for its arts and entertainment professions
and is home to the movie industry and over
120 museums and art galleries, including
the arts complexes of Bergamot Station,
Broadway Gallery Complex and the 18th Street
Arts Complex.2
Much of this diversity was
envisioned in the General Plan developed
in 1984.
A greener, more sustainable environment can be created if Santa Monicans work together, as they did for the opening of the Annenberg Community Beach Club, the first public beach club in the United States. 2 See Creative Capital: A Plan for the Development of Santa Monica’s Arts & Culture, 2006.
Santa Monicans tend to be socially progressive
and have a national reputation for innovation
and leadership. The City is committed
to supporting social services, providing
affordable housing and creating a lifelong
learning community. The community is also
acknowledged as one of the nation’s leaders in
the sustainability movement with a renowned
green building program and a Sustainable
City Plan which guides decision makers and
ensures that Santa Monica’s natural, economic
and social attributes are preserved for future
generations to enjoy.
Challenges and Opportunities
To some degree, Santa Monica is a victim of
its own success. Given its regional location,
natural beauty, inviting neighborhoods and
progressive policies, the City has attracted
workers and visitors from all over the region,
not only in seasonal surges but on a daily
basis for work, school, and shopping. Despite
the City’s extensive investment in transit,
automobiles remain the primary mode of
transportation and congestion is one of
the community’s major challenges.
chapter 1.1
SANTA MONICA LUCE | 1.1 - 3
The City’s attractiveness as a place to live, work
and play, combined with the increasing scarcity
of land within its borders, has resulted in some
of the highest housing prices in the nation. This
challenges the community to use new methods
to tackle the difficult issues of providing
adequate affordable and workforce housing
units and identifying ways to finance them.
The City will benefit from the planned Expo
Light Rail line, anticipated to open in 2015.
Significant investment interest in some of
the large parcels in the City’s industrial areas
adjacent to the proposed Expo Light Rail
stations, and along its major boulevards such
as Wilshire and Colorado offers the City an
exciting opportunity to promote new affordable
and workforce housing where only regional
commercial potential now exists. In facilitating
transit-oriented development, the City benefits
from integrating land use and transportation
in a more efficient and sustainable way. This
integrated approach decreases reliance on
the automobile, which reduces greenhouse gas
(GHG) emissions.
PURPOSE AND STATUTORY
REQUIREMENTS
The purpose of the Land Use and Circulation
Element (LUCE) of the City’s General Plan is to
establish the community’s vision for the future.
Its goal is to provide a flexible framework for 4
Government Code § 65300.
5 CA Governor’s Office of Planning and Research.
The Expo Light Rail is a key component in the LUCE strategy, which encourages more use of transit, bicycling, and walking.
The Light Rail enables the creation of new complete neighborhoods near stations that include new housing units and open spaces.
Image courtesy of Metro© 2009.
long-term decision making that will determine
how the community will look and function as it
evolves over time.
State of California law requires that every
city and county within the state shall, “adopt
a comprehensive, long-term general plan
for the physical development of the county
or city,”4
and must be periodically updated.
California code requires that a general plan
be comprehensive, internally consistent and
long-term. General plans must address certain
key topics or elements which include: land
use, circulation, housing, noise, open space,
conservation and safety. Although required to
address these specific issues, a general plan
may be organized in a way that best suits the
jurisdiction and may also include any topics
relevant to the specific local circumstances.
The plan must also be clearly written, available
to all those concerned with the community’s
development, and easy for the City
to administer.5
The LUCE is the City of Santa Monica’s
fundamental land use and circulation policy
document, and it provides the basic policy
direction for the City’s development and
conservation for the next 20 years. The
additional elements required by state law are
already adopted and in force.
introduction and purpose
1.1 - 4 | SANTA MONICA LUCE
EIGHT FRAMEWORK ELEMENTS FORM THE CORE OF LUCE SUSTAINABLE PLANNING Developed out of an extensive public outreach and participation process, the Framework Elements are a direct reflection of the community’s hopes, desires and aspirations, and they ensure the City’s commitment to think, act, and plan sustainably.
1. Neighborhood
Conservation and
Enhancement
Protect and conserve the
character and scale of Santa
Monica’s neighborhoods.
5. Require Community
Benefits
Meet the community’s values
and expectations by defining
how new projects contribute to
Santa Monica.
2. Integrated Land Use and
Transportation
Incentivize housing over regionalserving commercial growth at activity centers on existing and
proposed transit corridors.
6. Quality Urban Character
and Form
Shape key elements of the
public and private realm to
be livable and green while
contributing to the City’s
sense of place.
3. Proactive Congestion
Management
Proactively address congestion
and climate change through programs that will result in vehicle trip reduction.
7. Preservation of
Historic Resources
Promote a variety of financial
incentives, adaptive reuse, and
conservation programs to
ensure the preservation of
historic resources.
4. Complete Neighborhoods
with Increased Open Space
Create complete neighborhoods
with jobs, housing, and retail
linked by green connections and
increased open space.
8. Managing Change and
Measuring Our Success
Adaptive growth management
through regular evaluation of
trends, allowing the community
to “put on the brakes.”
chapter 1.1
SANTA MONICA LUCE | 1.1 - 5
The current state-required General Plan
Elements adopted in Santa Monica are:
Housing Element, Open Space Element,
Conservation Element, Noise Element, and
Safety Element. Santa Monica has also adopted
a Historic Preservation Element. In addition to
the General Plan, the City has also adopted
the Sustainable City Plan, Creative Capital
(Santa Monica’s cultural arts master plan), the
Parks and Recreation Master Plan, and the
Community Forest Management Plan.
The Need to Update the
1984 General Plan
Santa Monica’s current General Plan was
last updated in 1984, over a quarter of a
century ago. This earlier plan reflected the
state-of-the-art techniques and approaches
of its time. It has served the City well over
the years and meets legal requirements.
However, the last 25 years have brought
substantial change to the City and the region.
During this time, fluctuating economic cycles,
regional population growth, a tripling of Santa
Monica’s office space and rising land values
have brought benefits along with social and
environmental challenges. Community needs,
values and lifestyles have also evolved along
with these changes. Such a rapidly changing
world requires that the City review the land use
and circulation policies and programs proposed
in the 1980’s for their relevance to the major
In the past 25 years since the 1984 LUCE there has been increased employment opportunities in Santa Monica. Above, The Water Garden and Yahoo! Center are two major employment centers that are home to thousands of workers engaged in a wide range of professional industries.
challenges the City faces today. It is clear that
planning in those years never anticipated the
environmental issues that the City and state as
a whole confront today. The LUCE responds
to the state’s recent direction with respect to
climate change—integrating land use and
transportation to protect and conserve our
future and reduce our impact on the
environment.
Reshaping Traditional Planning
Approaches
Since the completion of the General Plan
in 1984, two directives have been adopted
which have great importance for the future
of Santa Monica and great impact on how it
plans for that future. The first directive is found
in the 1994 Santa Monica Sustainable City
Plan, which encouraged the City to plan in a
new way, taking environmental impacts into
account. The second directive is the State of
California’s recent adoption of major climate
change legislation aimed at reducing GHG
emissions. The Governor’s Office Fact Sheet
on the legislation states: “In order to reach
California’s greenhouse gas goals, we must
rethink how we design our communities.”
Sustainable City Plan (SCP): Since 1994, the
City of Santa Monica, with the adoption of
the SCP, has moved aggressively to help
the community think, plan and act more
sustainably, leaving the flawed practices of
the past behind. The SCP specifically charges
the City with meeting its guiding principles
regarding transportation, transit, open
space, land use, housing and human dignity.
To accomplish this, the City endorsed two
introduction and purpose
1.1 - 6 | SANTA MONICA LUCE
important guiding principles: first, the City
must begin to address root causes, rather than
symptoms, of problems, and second, the City
must provide criteria for evaluating the longterm, rather than the short-term, impacts of its decisions.
AB 32 and SB 375: The State of California,
beginning in 2006, adopted two pieces of
landmark climate change legislation (AB 32
and SB 375) that commit the state to reduce
GHG emissions to 1990 levels by 2020, and
to 80 percent below 1990 levels by 2050.
To begin to achieve this goal, the California
Attorney General’s Office has taken the
position that local governments must take
emission reduction targets into consideration
when updating their general plans, particularly
with regard to land use and transportation
policy. This approach ties state transportation
funding decisions to land use policy and links
transportation to housing in regional
planning efforts.
THE LUCE PLANNING
APPROACH: CREATING A
SUSTAINABLE FUTURE
Responding to the two directives, the LUCE
differs from the 1984 General Plan in several
significant ways. It provides the platform for
the community’s most fundamental values to
interact with the City’s official land use and
The 2003 Sustainable City Plan established guiding principles that helped to inform the LUCE.
transportation policies in a sustainable and
innovative manner. In doing so, the LUCE
implements the policies of the SCP and
responds directly to the state’s climate change
legislation for reduction of GHG emissions.
Most importantly, the LUCE clearly identifies
the tools the City requires to meet state GHG
emission goals and the community’s desire
to preserve and enhance the City. It outlines
specific measures to conserve residential
neighborhoods. It also directs change to
occur in selected areas along the transit-rich
boulevards and in the districts, ensuring that
new development improves the City for all who
live here.
Addressing Climate Change
The LUCE provides long-term programs
to reduce the City’s carbon footprint and
its overall impact on the environment.
Reshaping traditional planning approaches,
the LUCE translates the community’s desire
for preserving the City’s unique character and
identity into programs which carefully limit and
control growth, directing investment pressures
away from the neighborhoods to the City’s
historic transit corridors. Its goal is to preserve
neighborhoods, enhance historic preservation,
reduce GHG emissions and create new housing
opportunities along the City’s boulevards
and in carefully located districts. It unites the
creation of new housing with accessibility to
transit. It establishes aggressive vehicle trip
reduction measures and enhances alternative
forms of transportation, including shuttles,
carpools, walking and bicycling. It creates new
open space and supports enhancements to the
City’s urban forest. By doing all these things
simultaneously, the LUCE fosters complete
neighborhoods where Santa Monicans can
meet their needs within walking distance of
their homes.
The LUCE reorients the City’s auto-dependent
boulevards into inviting avenues with improved
transit, distinctive architecture, landscaping,
trees, planted medians and neighborhood
friendly services, defining a new sense of
place where local residents will be attracted
to shop, work, live and play. The Plan provides
direct support for the City’s vigorous cultural
and creative arts programs, and designs new
chapter 1.1
SANTA MONICA LUCE | 1.1 - 7
urban neighborhoods exemplifying sustainable
living practices with green connections, transit,
improved pedestrian and bike access and
attractive public places.
This holistic planning approach unites
environmental, land use, economic,
transportation and social concerns into a
single, flexible framework for decision making,
providing the City its greatest opportunity for
implementing long-term programs to reduce its
carbon footprint, GHG emissions and its overall
impact on the environment well into the future.
In doing so, this Plan places Santa Monica at
the forefront of sustainable planning practices
in the nation.
WHAT DOES THE
LEAF SYMBOL
MEAN?
The leaf symbol
denotes LUCE policies that support
key sustainability strategies aimed at
preserving and enhancing the City, and
achieving GHG emission reduction.
These policies and their associated
actions target each of the Sustainable City
Plan’s eight goal areas.
The LUCE includes innovative strategies to reduce the City’s impact on the environment including stringent vehicle trip reduction and neighborhood conservation measures that will ensure sustainable living practices and the preservation of some of Santa Monica’s unique resources for generations to come.
Key Principles of Sustainable Planning
The key principles of the LUCE are provided
below. A brief explanation of these principles
can be found in the Executive Summary, and
greater detail follows in subsequent chapters.
The key principles are:
Conserving and Enhancing Neighborhoods
Integrating Land Use and Transportation by
Transitioning Regional-Serving Commercial
Growth into New Housing Opportunities on
Transit Corridors
Managing Transportation/Reducing
Congestion
Creating Complete Neighborhoods with
Increased Open Space and an Expanded
Urban Forest
Providing Community Benefits
Ensuring Quality Design and Urban Form
Incentivizing Historic Resources
Controlling and Monitoring Growth
The Community is the Steward of
the Future
As the following pages demonstrate, the
residents of Santa Monica today are the
stewards of the future. The choices made
now will create a legacy for generations to
come. Through the LUCE, the community can
take assertive steps to manage and reduce
congestion and the City’s per capita carbon
footprint by better managing its streets.
The community can now require that all new
buildings are of high architectural quality and
introduction and purpose
1.1 - 8 | SANTA MONICA LUCE
contribute to the City’s rich urban fabric. By
establishing a ministerial base height for new
development, the City can incentivize new
opportunities for affordable and workforce
housing associated with transit, requiring
stringent vehicle trip reduction, pedestrian
and bicycle improvements, shared parking
and transit improvements. New neighborhood
protections are provided through a dual
program of incentives and constraints designed
to direct investment pressure away from
existing neighborhoods and toward transit-rich
corridors. These incentives and constraints will
discourage inappropriate investment pressures
through Neighborhood Conservation Overlay
Districts, measures for retention of courtyard
housing, demolition regulations, development
standards, and neighborhood coordinated
parking management programs.
Function of the LUCE
This Plan is a set of policies and actions for land
use and circulation decisions that result in a
blueprint for physical development throughout
the community. The LUCE achieves the
following:
Defines a realistic long-term vision for Santa
Monica through the year 2030.
Expresses the desires of Santa Monica
residents regarding the physical, social,
economic, cultural and environmental character
of the City.
The comprehensive nature of the LUCE serves as a guide for land use and urban design, circulation, economic development and other important components of the Santa Monica experience like open space, sustainability, and the preservation of the City’s character.
Structure and Content of the LUCE
The LUCE has been carefully structured
to provide an easily accessible and
thorough inventory of issues, analyses and
recommendations. Detailed recommendations
are provided where specific approaches are
necessary to achieve public objectives, and more
general recommendations are provided where
multiple approaches should be considered.
Each recommendation within the Plan should be
weighed for its ability to accomplish the overall
goals of the LUCE and whether it strengthens
and reinforces the other recommendations.
Serves as a comprehensive guide for
making decisions about land use, urban
design, economic development, circulation,
and related topics such as public facilities and
services, parks and open space, sustainability
and the preservation of the quality of life in the
community.
Charts the course for coordinated
development and conservation that will
preserve the natural beauty, unique character,
diversity and heritage of Santa Monica.
Serves as the City’s framework for land
use and community development decisions,
and the foundation for zoning, subdivisions,
development plans and facilities plans. All
plans and policies related to development,
conservation and circulation should be
consistent with the LUCE.
a history of the process
CHAPTER 1.2
SANTA MONICA LUCE | 1.2 - 1
The original nineteenth century investors
and homeowners in Santa Monica made no
small plans. From the beginning, they were
captivated by the magnificence of the location
and responded with buildings of grandeur and
scale. They made it their business to invite
families and vacationers to share the natural
wonders of the beach and the mountains. To
keep them here, they began laying out enticing
neighborhoods, building grand hotels and
broad boulevards. They approached this task
with exuberance and panache.
It is important to understand Santa Monica’s
history when planning for the future, because
strong residential neighborhoods were the
basis for the early development of the City.
Throughout the extensive planning process
for this 2009 update to the Land Use and
Circulation Element of the General Plan, the
deep commitment of the City’s residents to the
preservation of their heritage has been evident.
The values expressed during the process reflect
the same sense of broad vision and daring that
characterized the original founders.
a history of the process
1.2 - 2 | SANTA MONICA LUCE
Motion Money: Throughout the process, residents and business members advocated for a better, more integrated pattern of land uses and transportation services that promoted economic, environmental and social sustainability.
Public Participation: Workshop participants envision
Santa Monica’s land use and transportation future.
THE COMMUNITY VISION
The community expressed its vision for a City in
which the best of the past is not only preserved
but enhanced—the neighborhoods must not
only be protected, but respected. The City, the
community has said, must regain control of its
streets and reduce congestion. Harkening back
to the early days of the highly successful Pacific
Electric Railroad, which easily transported
people to and through the City, residents
identified the urgent need for a comprehensive
transportation system, including Expo Light
Rail, Metro Rapid Buses, vanpools and
significant improvements for bicyclists and
pedestrians.
The foundation of Santa Monica’s economy has
always been the successful mixing of business
with pleasure and the creative linking of
splendid natural resources with structures and
events. It is no accident that the creative arts
community feels at home in Santa Monica.
However, the community also expressed clear
concern about the larger vision and elegance
of the architecture that characterizes Santa
Monica being muted. In this planning process,
residents stated their deep desire to enjoy the
visual aspects of Santa Monica and the need
to create streetscapes in which buildings are
not individual objects, but rather are planned
together to create public spaces and a “sense
of place.” The buildings, especially those along
Santa Monica’s boulevards, define the extent
of the “public realm” or streetscape, a major
component of Santa Monica’s open space.
These same buildings must recognize their
relationship to the neighborhoods by stepping
down in height to appropriately interface with
adjacent residential neighborhoods. Buildings,
the community stated, must be of the highest
architectural quality and contribute to the
rich fabric of the City neighborhoods. The
neighborhoods should be “complete” with a
mix of uses, activities and central gathering
places.
Throughout the years of discussion about
creating a sustainable future, the themes of
diversity, preservation of neighborhoods,
inclusiveness and environmental responsibility
provided the organizing framework for the
recommendations which emerged.
chapter 1.2
SANTA MONICA LUCE | 1.2 - 3
Thousands of comments and suggestions were received
throughout the public outreach process.
COMMUNITY OUTREACH
The process of engaging the community
was extensive, far-reaching, and inclusive.
It involved workshops, dialogue, voting,
reports, Internet and phone surveys, walking
tours, PowerPoint presentations and televised
discussions at the Planning Commission and
before the City Council. Community meetings
and events were held in classrooms, club
rooms, civic associations, schools, parks,
farmer’s markets, libraries, the Santa Monica
Festival, the Pier and City Hall. In total, it is
estimated that over 4,000 residents of all ages
participated in the LUCE planning effort.
Community outreach began in 2004. An
invitation to “update the General Plan” is
typically not one to stir the blood and attract
the multitudes. But the reality is that in Santa
Monica, it did. This was both an expression
of the residents’ love of their City, and a
testament to the creative outreach efforts that
were employed.
Aimed at involving a wide spectrum of the
community, and at fostering an interactive
and transparent process, several innovative
outreach techniques were employed in an
extensive series of meetings with community
and business groups; Parent-Teacher-Student
Associations; City boards and commissions;
farmer’s markets; the Santa Monica Pier Twilight
Dance Series; 10fest and the Santa Monica
Festival; and a Youth Planning Program.
A summary of this public input was prepared
and published in the April 2005 Emerging
Themes Report. The second step was to
prepare a detailed analysis of what the themes
meant for planning for the next 20 years in
the July 2005 Opportunities and Challenges
Report.
In early 2006, following extensive discussions of
the two reports, the City Council directed that
draft goals be developed to guide the policy
vision for the plan. The public was invited to
debate these goals in a series of workshops.
Workshop participants voted on transportation principles that seek to reduce congestion and traffic on Santa Monica’s streets. a history of the process
1.2 - 4 | SANTA MONICA LUCE
“Building block” workshops gave hundreds of participants a chance to learn and contribute through hands-on exercises.
Reaching group consensus, although not always easy, was a key part of the public process and the foundation for partnership within the community.
The draft goals were approved by the Planning
Commission in June 2006 and adopted by the
City Council in November 2006.
COMMUNITY WORKSHOPS:
THE “BUILDING BLOCK”
APPROACH
The most intensive phase of the LUCE process
began in early 2007 as the City shifted focus
from research and analysis to hands-on
workshops. In these workshops, community
members rolled up their sleeves, vigorously
debated issues and priorities, and tackled the
difficult and controversial questions about
congestion, preservation, development,
economics and sustainability. This “building
block” approach builds the plan from the
bottom up, directly engaging the community.
Sacrificing Saturdays and evenings, community
members and representatives of businesses
and organizations, City Council members and
Planning Commissioners met in a continuing
series of well-publicized neighborhoodfocused and citywide sessions that examined how neighborhoods should look and feel, how
large industrial land parcels should change
over time, and how to approach issues of
transportation alternatives and congestion.
Participants sat in classrooms and cafeterias,
in day-long meetings and nighttime sessions.
They asked questions of consultants, broke
into smaller groups, identified priorities and
reported their findings. Larger sessions voted on
issues, and later meetings ranked priorities and
the tangible trade-offs needed to achieve the
goals and values of the community.
There was participation by homeowners and
renters, small business owners, educational
institutions (including Santa Monica College and
the Santa Monica-Malibu Unified School District),
healthcare representatives (including Saint
John’s Health Center and Santa Monica-UCLA
Medical Center), Civic association members,
preservationists, architects and developers,
along with representatives of the bicycling
community, the recreational community, artists
and those in film production, and advocates for
green and sustainable practices. Representatives
from the L.A. Conservancy, the Santa Monica
Chamber of Commerce, the L.A. Bicycle
Coalition and Commissioners from the City’s
Housing Commission and Task Force on the
Environment participated. The City’s other
boards, commissions and task forces were
directly involved, including the Architectural
Review Board, the Landmarks Commission,
the Recreation and Parks Commission, the Arts
Commission, the Sustainable City Task force,
and the Child Care & Early Education Task Force.
Throughout the two-and-a-half-year process,
the Planning Commission and the City Council
engaged in vigorous debate over the tenets
of the LUCE proposals, balancing the passions
chapter 1.2
SANTA MONICA LUCE | 1.2 - 5
Placemaking workshop: Residents turned out en masse to
endorse citywide placemaking principles that preserve the quality and character of the City.
FUTURE
Together, we create our
Hear how your input is coming together
with the Land Use & Circulation Element to
make Santa Monica a better, more vibrant
place to live, work and play.
Monday, May 7 at 7:00 pm
Civic Auditorium, East Annex, 1885 Main Street
Bike & car parking available.
Bus 1, 2, 3, 5, 7, 9 & 10 serve Civic Center
of single-interest speakers with the broad,
encompassing values of the community at
large. Along with the boards, commissions
and the community, these two official bodies
played a critical and consistent role in the
development of the LUCE recommendations.
COMMUNITY VALUES ARE
THE BASIS OF KEY LUCE
PRINCIPLES
Beneath the myriad details of land use,
transportation, urban design and placemaking,
this Plan is truly about the benefits of life in
Santa Monica and how to protect and preserve
the City now and for future generations in a
sustainable way.
Neighborhood Conservation and
Placemaking Workshop
In 2007, the community began with
neighborhood workshops and a communitywide meeting. Over 1,000 participants from the Pico, Wilshire-Montana, Mid-City, Downtown
and Sunset Park/Ocean Park neighborhoods
attended the initial Placemaking workshops.
They conceptualized opportunities for
neighborhood benefits with new “places” at
strategic locations along Wilshire, Pico and
Lincoln Boulevards. Community members
also participated in a citywide workshop
expressing strong support for the principles
of neighborhood conservation and quality
landscaped streets.
Preserve Neighborhoods and City Values
Participants identified neighborhood
preservation as the highest priority of the
planning process. They were concerned about
the gradual loss of neighborhood character and
open space as existing buildings are torn down
and replaced with new infill development that
is larger and out of scale with its surroundings.
They endorsed the principles of maintaining
the scale and character of existing buildings,
requiring new buildings to be well designed and
compatible with the established neighborhood
context, encouraging greener landscaped
streets, creating more open space, minimizing
the impact of vehicles, improving the pedestrian
and biking experience and creating welcoming
gathering places.
Please Join the City of Santa
Monica for a Citywide
Community Workshop
to identify ways to strengthen and
protect residential neighborhoods.
Tuesday, June 2 at 6:30 pm
Santa Monica Main Public Library
601 Santa Monica Blvd.
NEIGHBORHOOD
CONSERVATION
The Neighborhood Conservation workshop laid the foundation for protecting the residential neighborhoods and identified the attributes most in need of protection or enhancement. Among the top priorities were scale and character, open space and local services.
a history of the process
1.2 - 6 | SANTA MONICA LUCE
as community benefits. For ease of reference,
these are referred to as community benefits
throughout the remainder of the LUCE.
Principal among the benefits identified by the
community are the creation of new affordable
and workforce housing, participation in
rigorous vehicle trip reduction measures,
impact fees, and shared parking programs,
the creation of quality open spaces and green
streets, historic preservation, facilities for child
care and early education, facilities for youth
and seniors as well as for
arts and cultural events.
Planning the industrial lands: A significant factor in the discussion of the City’s industrial lands was the Expo Light Rail and how to best capitalize on the opportunity it provides for new housing, jobs and services.
Creating Community Places
These workshops began the process of
identifying principles for incorporating
urban design principles into developments
and public improvements. These principles
require that new projects be shaped through
design standards and guidelines. They ensure
that future change will enhance and create
community benefits by encouraging a mix of
uses, activities and central gathering places,
and providing local services and green
connections.
Provide Community Benefits
Through this workshop series, the concept
that new development in Santa Monica should
be judged on its ability to provide community
benefits—leaving the urban fabric better than
it was and improving the day-to-day lives of
residents—became an organizing principle
of the LUCE. To ensure that future private
development contributes to the City and
the community, it was determined that any
proposed development that would exceed
the base height of 32 feet would be subject to
a development agreement or a discretionary
process depending on the project. Although
these additional requirements can reasonably
be related to addressing any additional
burdens placed on the City and thus could
be characterized as additional mitigation
requirements, they can also be characterized
Industrial Lands Workshops
Over the summer and autumn of 2007, in
a two-part workshop series, the community
began a close analysis of the City’s industrial
lands—listening to results of research, working
with facilitators at small group discussion
tables and voting on guiding principles. These
principles addressed issues of land use, urban
design and transportation, making profound
changes in the way the City addresses its
critical land use and transportation policy.
Locate New Neighborhood Centers in Areas
Served by Transit
Endorsing an environmentally sustainable
approach, workshop participants agreed
that new enhanced development must be
associated with transit. This policy aims at
reducing future congestion and greenhouse
gas emissions and providing more effective
control over where new development may
occur and how it must look and function. The
workshops endorsed the concept that growth
must be balanced with specific initiatives to
calm traffic, reduce congestion and promote
biking and walking. There was also general
agreement that the Expo Light Rail was an
unmatched opportunity for the community to
implement this policy. Participants discussed
two areas along the Expo Light Rail line: the
Bergamot Station area and Memorial Park.
chapter 1.2
SANTA MONICA LUCE | 1.2 - 7
The community’s vision for the Bergamot Station area included retaining the creative and cultural arts component while programming new residential and commercial opportunities and creating an urban neighborhood centered around the light rail station.
Expo Light Rail: Three stations and an alignment down
Colorado Avenue create unmatched possibilities for new urban neighborhoods, the benefits of which will be felt citywide.
Pacific Ocean
Expo Station
Expo Alignment
suitable for this opportunity. Memorial Park was
envisioned at a smaller scale as a residential
neighborhood with large and generous open
space. These new neighborhoods will be
complete neighborhoods served by a variety of
local retail and services within walking distance,
and attractive gathering places for social
interaction, with required vehicle trip
reduction programs and incentivized
shared parking programs.
Focus on the Arts and Sustainability:
Bergamot Transit Village
The community endorsed the concept that as
the industrial lands change over time, it should
become a living-working-playing community
with a focus on arts, culture and creative
employment. The area was identified within
the Light Manufacturing Studio District toward
the eastern edge of the City, centered on
Olympic Boulevard and to be served by a new
Expo Light Rail station. Workshop participants
envisioned the new Bergamot Transit Village
as a mixed-use creative arts/residential
Create Transit Oriented Centers:
Complete Neighborhoods
The community endorsed the creation of
new mixed-use residential neighborhoods to
capitalize on the enormous transit opportunity
offered by the proposed Expo Light Rail.
Community members regarded this light rail
alignment, following the former railroad rightof-way, as an opportunity for the creation of new transit-oriented neighborhoods. These
neighborhoods are designed to replicate the
historical street grid pattern of development
in the City with a lively mix of residential and
local-serving retail uses, gathering places,
landscaping and new affordable and workforce
housing. Bergamot Station was the priority
area identified within the planning process as
a history of the process
1.2 - 8 | SANTA MONICA LUCE
neighborhood centered around the rail station.
The transit village provides an opportunity for
the City to grow its creative arts job base by
designating an area to attract a wide variety of
creative arts and entertainment industry uses,
such as graphic arts, film and music production,
post production, animation and special
effects. The transit village would also establish
residential balance by providing incentives
to significantly increase housing, especially
affordable and artists’ lofts.
A Central Park within a New Urban
Neighborhood: Memorial Park
Memorial Park offers the City the opportunity
to create a park with a geographically central
location for Santa Monica within a new urban
neighborhood focused around an Expo Light
Rail station. The expanded Memorial Park will
have additional passive and active recreation
space and become a transit-served location for
large City events and celebrations. It also offers
the opportunity for a potential public/private
partnership to provide mixed-use buildings
for school district offices, local-serving retail,
restaurants and affordable and workforce
housing which could serve the many healthcare
professionals in the area. The community also
delighted in the larger vision for expanding
the park by decking over the I-10 Freeway and
reconnecting the Pico neighborhood with the
central City.
Transportation and Parking Workshops
During the fall and winter months of 2007–
2008, a series of citywide workshops on the
major issues of transportation and parking.
The workshops focused on the opportunities
for transportation improvements along the
boulevards and in the industrial areas, and
on analysis of the City’s extensive network of
streets. Minimizing congestion and regaining
control over the City’s streets were identified
as two of the most important priorities.
Participants agreed that reducing dependence
on the automobile and bolstering walking and
biking are paramount goals.
A Proactive, Integrated Strategy
There was agreement that conventional
methods of managing congestion were not
working. A new comprehensive strategy of
linking land use to transportation, aggressively
reducing vehicle trips, targeting sources of
congestion, locating development on transit
and improving pedestrian and bike access
was critically needed. Participants endorsed a
comprehensive, proactive strategy, including
clustering new housing opportunities on
transit, providing connections to and through
complete neighborhoods and requiring
aggressive trip reduction measures.
chapter 1.2
SANTA MONICA LUCE | 1.2 - 9
COMMUNITY VOICES ON
TRANSPORTATION
There was accord on the guiding
principles for managing mobility
and congestion:
Locate future activity centers on existing
or proposed transit corridors.
Create comprehensive transportation
alternatives, with incentives for mass
transit, car-sharing, and parking
reduction programs.
Prioritize the movement of bicyclists
and pedestrians.
Reduce vehicle trips by targeting sources
of congestions and by working with large
employers and schools.
Locate local retail and services within
walking distance of existing neighborhoods,
enhancing pedestrian access and improving
bike facilities.
Establish Transportation Demand
Management Districts citywide to
significantly reduce vehicle trips, manage
parking, and incentivize alternative modes
of arrival such as transit, vanpools, walking
and biking.
Pouring over maps and diagrams, transportation
workshop participants worked with staff to develop new
street classifications that promote equality among all
modes of transit.
Reduce Existing and New Vehicle Trips:
Transportation Demand Management
The community endorsed the goal of No
Net New Trips. To advance sustainability,
the community agreed the City should take
proactive steps to meet its CO2
, air quality,
quality of life and congestion management
goals. A citywide standard of no net increase
in vehicle trips during the evening peak period
can be achieved through Transportation
Demand Management (TDM) approaches. TDM
reduces vehicle travel demand and redistributes
this demand to alternative modes of travel
through a series of incentives and programs
such as shuttles, carpools and vanpools,
subsidized transit usage and shared parking.
These programs actually reduce existing trips
by providing alternatives such as improved
transit service, bike paths and pedestrian
connections.
Define New Street Classifications
Analysis of the City’s streets and boulevards
resulted in new street classifications. Each
classification acknowledges that streets do
more than just move cars. Streets also provide
networks for moving pedestrians, bicycles,
transit and goods. In addition, they provide
open space for gatherings and recreation.
Refine parking requirements appropriate
to land use, and creating a shared parking
approach.
Require connectivity between
and among neighborhoods with a
network of bike trails and safe, attractive
pedestrian walks.
Develope management tools
to implement and monitor these
recommendations.
a history of the process
1.2 - 10 | SANTA MONICA LUCE
Land Use Designations:
Guiding Principles
Additional workshops in late winter and early
spring 2008 knit together the key elements
discussed in the workshops on transportation
and the boulevards. Participants discussed
the importance of modifying land use
designations to apply performance standards
and create incentives for projects to benefit
the community. The community reviewed five
broad land use categories and their goals:
A. Neighborhoods
Neighborhoods are the areas of the City where
the majority of residents live. The LUCE vision
is to protect the residential neighborhoods
from encroaching commercial uses and
incompatible development that would
compromise the quality of life and character of
these areas. It redirects residential investment
pressure away from the neighborhoods to
transit corridors and districts, and provides
a broad array of neighborhood conservation
measures to control the pace and type of
change within existing residential areas. It also
requires sensitive transitions between uses and
adjacent structures, provides opportunities
for increased open space and promotes
adaptive reuse.
B. Boulevards
These designations define the activity
along the existing corridors of the City. The
designations allow for the transformation of the
auto-oriented boulevards into vibrant, diverse
and attractive boulevards that support localserving retail, open spaces and a diversity of housing types.
C. Mixed-Use Centers
The mixed-use center overlays allow for
the creation of a vibrant concentration of
goods and services, multi-family housing,
and community gathering spaces at strategic
locations served by high-frequency transit
lines and/or the Expo Light Rail line. This new
designation represents a transition from former
regional-serving commercial uses to a mix of
residential and local-serving uses, accompanied
by community benefits such as wider sidewalks,
landscaping, trees and open space. Some
mixed-use centers are small-scale, draw from
the surrounding neighborhoods and have
limited amounts of housing, while others may
take on a more citywide character.
D. Employment and Commerce
The LUCE land use designations allow for
the continuation of existing employment
activities. The Plan proposes a reduction in
regional commercial uses, with the exception
of healthcare, in favor of local-serving uses,
typically with smaller floor plates. Land use
designations in this category include industrial
conservation and healthcare mixed-use.
E. Community and Public Uses
These designations allow for a wide range of
public facilities, including parks and open space,
educational facilities, municipal offices, the Civic
Center, museums or performance spaces, City
yards and other public or quasi-public facilities.
Integrating the Plan Workshop
In the final workshop before the LUCE Strategy
Framework, the community met to discuss
economic feasibility, housing opportunities and
ways to integrate these issues with the emerging
LUCE Framework for sustainability. The emphasis
was on incentivizing and finding opportunities for
new affordable and workforce housing.
Workshops were hands-on. Maps were designed to be marked up with community members’ ideas and concerns.
chapter 1.2
SANTA MONICA LUCE | 1.2 - 11
You’re on TV! Workshops were often televised in order to reach the at-home audience. Here, a local Ocean Park resident “reports back” to the larger workshop group.
Balance Key Economic Sectors with
Community Benefits
An evaluation of the City’s key economic
sectors was provided to ensure that the
LUCE’s principal land use and transportation
recommendations are economically sound and
designed to support future sustainable growth
well into the future. An important element
of discussion was the revenue these sectors
generated, their potential for revenue growth
and the need for this income to fund the City’s
extensive public services. Commercial and
industrial uses are recognized as important
components of the City’s diversity and rich
heritage, providing a source of local jobs and
generating a significant portion of the City’s
municipal revenues. Those sectors considered
to play a critical role in the economic future
of the City were identified as: hotels/
tourism; retail, including cinemas; automobile
dealers; creative employment, including both
information-related and cultural occupations;
local-serving office employment, and medical
facilities. These uses also contribute to a sense
of neighborhood and provide convenient
shopping opportunities that enhance the City’s
image and livability. A separate feasibility
analysis found that there is sufficient site value
within the City to require community benefits
for additional building height above a base
height on the boulevards and in the districts.
Creating New Housing Opportunities
A report from the City’s Workforce Housing
Committee discussed possible approaches
to the creation and funding of additional
workforce housing. This report focuses on the
need to use public lands more creatively to
accomplish new housing opportunities, as well
as the need to ensure long-term affordability
opportunities for Santa Monica workers.
Diversity should be accomplished through
having a full range of housing choices, not
only affordable and workforce housing, but
also family, senior and congregate housing.
There should be diversity in the employment
base, ensuring the continued vitality of small
businesses and local merchants. The Workforce
Housing Committee demonstrated that a
strong economy could be the basis for funding
a range of housing choices.
Publication of the LUCE Strategy
Framework and Refinement
After the series of 18 public hearings, the LUCE
Strategy Framework was published in June
2008, and resulted in direction from the City
Council to proceed with the environmental,
economic and transportation analysis
necessary for preparation of the LUCE. The
summer and fall provided the community the
opportunity to review and assess the vision,
key principles and recommendations in the
Strategy Framework before proceeding on to
land use and circulation element
strategy framework
city of santa monica
land use and circulation element
strategy framework June 2008
The LUCE Strategy Framework was published and reviewed
by the City Council in June 2008.
a history of the process
1.2 - 12 | SANTA MONICA LUCE
The Colorado alignment for the Expo Light Rail was
determined by the community in spring 2009.
the next stage of analysis. In this next phase,
the community engaged in decision making
on the exciting opportunities provided by the
arrival of the Expo Light Rail line. The Strategy
Framework was also refined based on City
Council direction, including the development
of a travel demand model, and undertaking
special studies on neighborhood conservation
strategies, community benefits, affordable/
workforce housing strategies, and an economic
feasibility analysis of lower FAR and heights.
Expo Light Rail Planning
and Design Workshop
The Expo Light Rail is a key component
of the LUCE integrated land use and
transportation strategy. It provides an
unparalleled opportunity to reverse the
past trends of automobile dependence and
unlock the potential to create new complete
neighborhoods, including jobs and housing
associated with transit at stations along the
alignment.The Downtown Light Rail station
offers the exciting opportunity to create a
gateway to the Downtown, the Civic Center
and the Beach.
Preferred Alignment
The community met in winter and spring
2009 to participate in determining the City’s
preferred alignment of the Expo Light Rail
line. The options considered were an elevated
alignment along Olympic Boulevard or an atgrade alignment along Colorado Avenue. Each option was analyzed for consistency with the
principles of the LUCE. Community members
expressed concern regarding the impact of
an elevated structure on Olympic and the
potential loss of coral trees, a characterdefining feature of this important corridor.
For the Colorado alignment, the community
voiced concern over the potential loss of onstreet parking. The City Council recommended the at-grade Colorado Avenue alignment to
foster a more integrated, pedestrian-friendly
environment and provide an opportunity to
reclaim Colorado as a mixed-use boulevard.
Station Area Planning
The three Expo Light Rail station areasBergamot, Memorial Park and Downtownwere assessed for their ability to provide easy access, create distinct places with open
space and connections to neighborhoods,
construct an exciting arts center incorporating
housing and jobs, and locate services and
retail near transit. Initial work is focusing on
pedestrian and bicycle linkages, transit and
shuttle connections and a regional bike path to
accompany the Expo Light Rail alignment.
chapter 1.2
SANTA MONICA LUCE | 1.2 - 13
the Civic Center. They listened to testimony
on how such an effort would help resolve
circulation issues for pedestrians, bicycles and
transit, and endorse shared parking and shared
uses that encourage walking between the
Downtown and Civic Center.
Identifying Issues for Environmental
Review: Scoping Meeting
The purpose of the Environmental Impact
Report (EIR) is to provide the analysis required
by California’s Environmental Quality Act
(CEQA) with an objective evaluation of the
physical environmental effects of a proposed
action, and to identify feasible ways to mitigate
potentially significant impacts. In preparation
for moving ahead on the environmental
analysis of the recommendations in the LUCE,
the community met again in May 2009 to
discuss the scope of the issues to be analyzed
in the draft EIR.
The EIR analyzes land use and planning;
population and housing; visual and cultural
resources; transportation and circulation; air
quality and climate change; noise; biological
resources; geology and soils; hydrology and
water quality; public services; and utilities
and recreation. The draft EIR will provide the
community with opportunities to comment.
The final EIR will be certified prior to the final
adoption of the LUCE.
Expo Light
Olympic Blvd
Colorado
Esplanade
WHAT OPPORTUNITIES WOULD DECKING THE FREEWAY PROVIDE?
xpo Light
Colorado Esplanade
nue
Downtown/Civic Center: The location of the Expo Light Rail station in Santa Monica’s Downtown resulted in the consideration to deck over the I-10 Freeway to provide new open space, circulation and connections.
Downtown/Civic Center Workshop
In May 2009, the community participated in
a workshop that discussed the transformative
power of the Downtown Light Rail Station to
create a legacy world-class park and cultural
facility for the community, connected to the
new Downtown Light Rail Station. Participants
reviewed the innovative and exciting proposal
to cap the I-10 Freeway, expand the Palisades
Garden Walk and connect the Downtown to
a history of the process
1.2 - 14 | SANTA MONICA LUCE
solutions included Neighborhood Conservation
Overlay Districts; modification of demolition
standards and changes to development
standards; policy changes regarding the
management of traffic and parking; process
changes including incentives (such as the
transfer of development rights), disincentives
and educational programs.
Taking Charge of the Future
A community discussion of the major
recommendations of the LUCE was held in July
2009. Pulling from years of dialogue and expert
recommendations, a detailed presentation of
the key principles and recommendations that
formed the bedrock of the Plan was provided.
Through small group discussions, participants
prioritized community needs and benefits by
geographic areas, as well as citywide. From
these talks emerged the firm conviction that
affordable and workforce housing, open space,
creative arts, historic preservation, traffic
demand management and programs ranging
from child care, teen activities, and to senior
care should be elevated and confirmed as
City priorities. Most importantly, participants
endorsed the central principle that any
change must result in a better Santa Monica
for everyone. They backed policies to reduce
future traffic and to establish the ability to
measure the Plan’s progress by specifying five
key controls for the City to monitor: (1) the
location of uses, (2) the type of uses, (3) the
amount of change, (4) the rate of change, and
(5) quality controls. These controls provide the
City with the tools to ensure that transportation
improvements and land use changes progress
together. They allow the City to adjust the plan
in response to future conditions and “put on
the brakes” if appropriate.
The Taking Charge of Our Future Workshop identified and prioritized community needs by neighborhood and geographic area. Affordable housing ranked highest in all areas of the City, while historic preservation, open space, creative arts, streetscape and urban design were also popular.
Tuesday, July 7, 6:30 pm - 9:30 pm
Civic Auditorium, East Wing
1855 Main Street, Santa Monica 90401
TAKING CHARGE OF OUR FUTURE
Please join the City of Santa
Monica for a
Community Workshop
to ensure the Land Use and
Circulation Element achieves the
community’s needs and priorities
Preserving and Protecting Residential
Neighborhoods Workshop
In June 2009, the community engaged in a
lively discussion about their highest priority—
the preservation and enhancement of the
existing residential neighborhoods. Earlier in
the planning process, the community made
clear their concerns about the need to protect
and respect the existing housing stock, the
need for appropriate transition in scale and
height between buildings, the inappropriate
demolition of affordable units and courtyard
apartment buildings and the issues of parking
demand and cut-through traffic. As part of a
neighborhood conservation approach, a menu
of potential solutions was discussed by each
of the eight neighborhood groups. These
chapter 1.2
SANTA MONICA LUCE | 1.2 - 15
CONCLUSION
Over the course of the planning process, the
community has worked tirelessly to author
a LUCE document that reflects the identity,
values and vision of this singular beach
community. Since 2007, through a variety
of public formats that included dozens of
broad and inclusive workshops, residents and
members of the business community have
reiterated their concerns about environmental
sustainability, the need to manage traffic
and end the peak-period gridlock in defined
areas of the City. The community has voiced
its support for Placemaking, transit-based
development opportunities, and for providing
a wide range of community benefits —
particularly affordable and workforce housing
for the greatest number of people. They also
stated the economy must be balanced, diverse
and sustainable, which provides for people of
all ages and skill levels.
The energy the community has shown to
preserve, enhance and sustain Santa Monica
was matched by the dedication of the City’s
Boards and Commissions at each stage of
the lengthy planning process. The Planning
Commission and the City Council engaged
in vigorous debate over the tenets of the
LUCE proposals, playing a critical and
consistent role in the development of the
LUCE, guiding the process and steering
the Plan toward completion.
a history of the process
1.2 - 16 | SANTA MONICA LUCE
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urban form
SANTA MONICA LUCE | 1.3 - 1
CHAPTER 1.3
The form of a city is largely shaped by the
combined forces of its geographic and
environmental features, people and their
culture, historic settlement patterns, economic
resources and collective actions. In Santa
Monica these defining characteristics have
come together to create a desirable home for
the City’s residents, a regional recreation and
shopping destination, a sought-after business
address for companies large and small and a
tourist destination for people from around the
world. Historically a small beach community,
Santa Monica has sought to maintain and
perpetuate its small beachfront town character
as it grew and evolved over time.
urban form
1.3 - 2 | SANTA MONICA LUCE
Capitalizing on the light rail connections
to create complete neighborhoods served
by active, local-serving uses within walking
distance
CITY FORM AS SHAPED
BY THE PAST
Santa Monica’s most defining feature is its
proximity to the Pacific Ocean. The City is
perched on a dramatic bluff overlooking
Santa Monica Bay and a wide stretch of sandy
Pacific Ocean beach. While the Bay is the most
prominent of the form determinants, other
geographic features such as Santa Monica
Canyon and the Palisades Bluffs have also
shaped Santa Monica’s growth over the years.
This chapter explores the evolution of the
City’s form and the forces that created it
including the:
Relationship to the beach
Early settlers and vacation homes, and
subsequent housing growth
Establishment of a citywide street grid,
and railroad expansion
Growth of neighborhoods and
tract development
Explosion of automobile use and freeways
Evolution of neighborhoods and
commercial districts
The LUCE conserves the best components of
this existing urban fabric and carefully
improves upon it by:
Designing the City with the pedestrian in
mind and reducing auto-orientation of streets
and buildings
Making streets more walkable with wider
sidewalks, landscaping and amenities
Increasing connections with a grid of
green streets
Repairing the linkages across the
I-10 Freeway with increased open space
Maintaining the City’s beachfront charm
Weaving the Expo Light Rail line and
stations seamlessly into the City
The City rests mostly on a flat plain that slopes
in a southwest direction toward the ocean,
providing views from many vantage points and
inviting cooling breezes off the Pacific Ocean.
Human habitation around the Bay can be
traced back over 10,000 years. The area was
home to Native American settlements prior to
the arrival of Europeans in the 16th century. It
became a Mexican territory in 1822. In 1828,
Don Francisco Sepulveda took possession of
a tract of land called “Santa Vicente,” which
included the original Santa Monica town site
stretching from Santa Monica Canyon on
the north, Pico Boulevard on the south, to
Westwood on the east.
Santa Monica Bay, Santa Monica Canyon and the Palisades Bluffs were prominent natural features in shaping the City’s form. Images courtesy of Santa Monica Public Image Archive. chapter 1.3
SANTA MONICA LUCE | 1.3 - 3
A year after California became part of the
United States in 1850, a Board of Land
Commissioners settled the argument of who
owned Santa Monica. The Board deeded more
than 35,000 acres, including the land known as
“Boca de Santa Monica” to the Reyes-Marques
family. The first structure constructed in Santa
Monica was an adobe built in 1839 by Sedro
Reyes near the current intersection of 7th Street
and Adelaide Drive. By 1860, parts of what is
now Santa Monica, particularly the canyons,
had become popular summer campgrounds
for Los Angeles area residents seeking escape
from the inland heat.
As with most areas of the West, railroads and
land speculators shaped early Santa Monica.
In 1872, Colonel R. S. Baker bought the
Sepulveda Rancho and two years later, with
John Percival Jones, formed the Santa Monica
Land and Water Company. These men laid
out the original town site with the intention
of selling lots on speculation to the highest
bidders. The streets were laid out in a uniform
grid; however, the long side of the block was
parallel to the coast, rather than the more
typical north-south/east-west orientation. This
original plotting was bounded by Colorado
Avenue on the south, the Pacific Ocean on the
west, Montana Avenue on the north and 26th
Street on the east. North-south streets were
numbered and east-west streets were named
for the states of the Union. One year later a
thousand people had taken up residence and
eleven years later, in 1886, Santa Monica was
incorporated as a city.
The Santa Monica Land and Water Company
envisioned a city on the ocean as the terminus
of a Southern California rail system that would
fuel the industrial, trade and recreational
success of their landholdings. To that end they
founded the Los Angeles and Independence
Railroad Company which began passenger
service to and from Los Angeles in 1875.
Santa Monica’s street pattern and its important boulevards linking the City to the Los Angeles Basin were established shortly after its incorporation as a city. The LUCE reestablishes the boulevards as important transit, pedestrian and vehicle streets. 1895 1935 2010
urban form
1.3 - 4 | SANTA MONICA LUCE
access to the City, supplementing the Southern
Pacific Railroad. The desire for access to Santa
Monica and the ocean is demonstrated in the
number of east-west boulevards that emanate
from Los Angeles and terminate at the ocean
on the west side of Santa Monica. The dream
of Santa Monica becoming an industrial
center and a major trade port diminished
over time—primarily due to other cities (such
as Long Beach) having more desirable port
locations. However, the legacy of the trolleys,
railroads and industries remained in the eastwest boulevard pattern, the large land parcels independent of the street grid and the active
and relinquished railroad rights-of-way that
typically followed geographic contours and ran
The company also constructed a wharf to
provide shipping traffic for the rail; however,
the shipping and rail operation proved to be
unprofitable. The line was sold to Southern
Pacific Railroad in 1877, and the wharf was
removed.
At the turn of the century, the City continued
to be a destination for people attracted to
the beach and the mild climate, and early
entrepreneurs began transporting people from
Los Angeles by horse and wagon. An 1895
map shows a horse car line running the length
of what is now Wilshire Boulevard. Later, transit
lines in the form of the Pacific Electric Railway
(Red Car) provided visitors with convenient
diagonally to the established street pattern.
Prior to World War II, the impact of the
automobile on the planning of Los Angeles
began to take effect. It was not until the end
of the war that auto-oriented planning and
design began to take over the Los Angeles
Basin’s urban pattern. The Red Car passenger
system and all other rail transit systems were
dismantled in the 1950s in favor of the bus,
which was thought to be a more flexible and
economical transit vehicle. Perhaps an even
more critical movement that affected the urban
form was the overlaying of a new Interstate
Highway System. The implementation of the
Interstate-10 (I-10) Freeway from Los Angeles
west to Santa Monica and the Pacific Coast
The dream of Santa Monica emerging as a major industrial port did not materialize. However, today Santa Monica continues to thrive as a world-renowned visitor destination and as a center for the creative arts industry.
The construction of the I-10 Freeway created a permanent division between the north and south sides of the city. chapter 1.3
SANTA MONICA LUCE | 1.3 - 5
Highway brought a dramatic physical and social
change to the City. This multilane freeway located
in a former arroyo, physically, aesthetically and
socially divides the City and limits north-south
circulation. Typical of freeways in Southern
California, I-10 has not been able to meet the
east-west traffic demand. And importantly,
memories of this injustice remain today among
residents of the adjacent neighborhoods.
Consistent with increasing mobility provided by
the automobile following World War II and the
desire for housing near the ocean, stately homes,
beach cottages and courtyard units
gave way to nondescript, three-story apartments.
Moreover, planned as a speculative venture
capitalizing on the extensive beaches and vast
ocean, the City still does not have as much active
and passive open space as desirable.
EXISTING URBAN FORM
Santa Monica’s urban form is shaped by its
past. The creation of Palisades Park served to
preserve open space and protect panoramic
views, underscoring the importance of the ocean,
beach and bluffs to Santa Monica. The length
and breadth of the City-operated state beaches,
the Santa Monica Pier, with its iconic gateway
arch and ferris wheel, and the carefully controlled
resort hotels demonstrate the commitment to
tourism and the sharing of the national resource
to which Santa Monica has been entrusted.
The Downtown
Adjacent to the City’s primary natural resources,
the Downtown appropriately includes the
City’s largest structures in height and mass.
The regional transit services augmented by
the City’s own transportation system and
a sophisticated public parking program
support development in this most dense and
pedestrian-oriented portion of the City. Within
the Downtown, streets are important parts
of the public realm providing both vehicular
and pedestrian routes, as well as defining
the historic urban block pattern. The streets
provide most of the Downtown’s open space,
and direct and frame ocean views and northerly
mountain views. The Third Street Promenade,
built during a prior redevelopment effort,
creates a pedestrian precinct in the heart of
the Downtown. The Santa Monica Place mall
is being redeveloped and upgraded in an
open format with open access between the
Civic Center and the Promenade. Today, the
Promenade is one of the nation’s premier
pedestrian spaces and is an important part of
the Downtown’s open space pattern, bringing
vitality to the Downtown throughout the day,
seven days a week. Recent market-rate and
affordable housing has added to the skyline
of the Downtown and brought new life and
energy.
The intersection of 4th Street and Santa Monica Boulevard, with City Hall, and commercial and bank buildings in 1926.
The intersection of 4th Street and Santa Monica Boulevard today, looking north toward the Santa Monica mountains. urban form
1.3 - 6 | SANTA MONICA LUCE
The Civic Center
Containing the City’s primary complex of civic
buildings, the Civic Center lies to the south
of the Downtown and is largely separated
by the scar of the I-10 Freeway. Through the
preparation and adoption of the Civic Center
Specific Plan, the City has recognized the need
to revitalize and update the civic buildings
and add new residential units to create vitality
and develop open space that will link the Civic
Center with the Downtown, the Pier and the
Beach.
The Residential Neighborhoods
The most important drivers of Santa Monica’s
form and character, the neighborhood’s distinct
roadway grid and traditional neighborhood
attributes have roots in the original 1800s town
layout. Despite the early pioneering efforts in
the 1800s to expand the commercial attributes
of the City, more than 80 percent of the
converted to creative arts uses. Still others
were redeveloped in the 1970s and ‘80s into
large-scale, inward-looking office complexes
more typically found in a suburban autodominated locations. During this “garden office” period of the City’s development,
new buildings on former industrial sites were
allowed to rival the height and mass of the
Downtown buildings and little attention was
paid to the interface of large structures with the
lower-scale surrounding community.
The east-west boulevards that terminate at the ocean
provide the spines uniform grid around which the city has been historically organized. In contrast, the rail lines and relative isolation of the industrial lands resulted in large parcels of semi-rural land that eventually found use in the postwar industrial boom and as suburban-style office parks in the 1980s.
City’s land is devoted to low-scale residential
neighborhoods. The sheer magnitude of the
residential neighborhoods within the City
will continue to shape the future form and
character of Santa Monica.
The Boulevards
With their legacy of the horse drawn and
electric trolley routes, the boulevards remain
key elements of the City’s form as they reach
out from the Downtown and link Santa Monica
to the Los Angeles Basin. The boulevards with
their well-known names including, Wilshire
Boulevard, Santa Monica Boulevard and
Olympic Boulevard are important not only
for their historic relevance, but also for their
functional transportation role in connecting
Santa Monica to the region. Notably, while
Santa Monica has at least ten east-west
boulevards or major streets, there is only one
north-south boulevard: Lincoln Boulevard
(8th Street).
The Industrial Lands
Distinctly different from the rest of the City,
the industrial lands development pattern
reflects the history of lands reserved for largescale industrial use. The Santa Monica Airport occupies many buildings and the runways
of the former McDonnell Douglas aircraft
manufacturing facility. Other large industrial
sites are underutilized, lie vacant, or have been
chapter 1.3
SANTA MONICA LUCE | 1.3 - 7
Downtown continues to be the commercial hub of the city and, with some exceptions, has remained the same scale. In recent years, the form has been defined by new mixed-use buildings.
LUCE AND THE FUTURE OF
THE CITY’S FORM
The Land Use and Circulation Element (LUCE)
is a conservation plan. Land Use designations
for more than 96 percent of the City’s land
are allocated at, or lower than, development
requirements outlined in the 1984 General
Plan. Changes in form from the existing
regulations are limited to approximately
4 percent of the city’s total land area. The LUCE
policies focus on the conservation of residential
neighborhoods, neighborhood and specialty
retail streets, the beachfront, education and
healthcare institutions and related open
space assets.
The Downtown
As described in the LUCE policies, the
Downtown remains the heart and soul of the
community with its strategic location at the
edge of the bluff and dramatic views of the
ocean. The LUCE calls for the preparation
of a specific plan for the Downtown with the
boundaries expanded to embrace Wilshire and
Lincoln Boulevards, thus establishing mixed-use
neighborhoods on the edge of the Downtown
that aid in transitioning the development
intensity of the Downtown to the scale of the
adjacent neighborhoods to the north and the
east. The specific plan guides the evolution of
the Downtown and ensures that its character
will remain as a thriving, vital mixed-use urban
place for people to live, work, be entertained
and culturally enriched. The specific plan
capitalizes on the opportunities provided by
the existing Promenade, new housing, hotels, a
revitalized Santa Monica Place open mall, stateof-the-art cinemas, new or replaced parking and the light rail station. The plan policies
recognize the importance of the Downtown’s
form and its function as the center of the City’s
transportation, commerce, entertainment and
celebration of community life.
The Downtown today is alive and vital,
but is not resting on its laurels. Key to the
Downtown’s future is the new Expo Light Rail
line from Los Angeles that terminates at a new
Downtown Light Rail Station on the southeast
corner of 4th Street and Colorado Avenue. The
station provides the opportunity for a grand,
welcoming plaza as an introduction to the City,
along with an enriched and inviting pedestrian
passageway extending along Colorado Avenue
to Ocean Avenue and a new bridge to the Pier.
East of the light rail station, on the balance of
the City-owned site, is the potential for a new
joint-development. The new station combined
with additional surrounding retail/commercial
potential provides the impetus to deck over
the I-10 Freeway from the 4th Street Bridge
to Ocean Avenue, providing new options for
access to the Civic Center and the Downtown.
These same improvements will reduce traffic
entering the Downtown via 4th Street from
the freeway. The three-block-long Third Street
Promenade is a pedestrian retail and open
space that provides vitality to the Downtown
and serves both a local and regional market.
urban form
1.3 - 8 | SANTA MONICA LUCE
The Plan’s policies capitalize on the
opportunity to cap the I-10 Freeway between
Ocean Avenue and 4th Street, remove the
blight of the freeway, work with the existing
hotel to redevelop the site for use as a fullservice facility at the edge of Downtown, create additional Downtown and Civic Center
park and open space, integrate the Downtown
and the Civic Center, and significantly improve
the air quality.
The light rail station and the new pedestrian
facilities interface with a newly redeveloped
outdoor Santa Monica Place shopping complex
and new Nordstrom and Bloomingdale’s
department stores. The Downtown as the focus
of City and regional transportation services
provides the interface for the Metro Rapid
Bus routes, Big Blue Bus routes, the Transit
Mall and the Downtown Light Rail Station.
While the intent is for the City to be a generally
low-scale community, the Downtown is
considered a true urban place; the streets
are important pedestrian activity spaces and
integral elements of the open space pattern,
the buildings are generally the tallest in the
City and the intensity of development is higher
than in the rest of the City.
The Civic Center
The City will shortly begin the implementation
of a key phase of the Civic Center Specific
Plan with the construction of The Village
residential project and the extension of
Olympic Boulevard from Main Street to Ocean
Avenue. This new residential neighborhood,
with ground floor retail businesses, will
add new character to the Civic Center by
extending the activity during the day and into
the weekend. The residential component will
provide a valuable community safety asset by
providing “eyes on the street” overlooking
the future Palisades Garden Walk park.
Amendments to the Civic Center Specific Plan
will recognize recent shared-planning efforts
with the Santa Monica-Malibu Unified School
District to enhance the interface between
the Santa Monica High School and the Civic
Center. The specific plan amendments will
also include more detailed guidance on
LUCE policies and City programs including:
an enhanced pedestrian environment along
4th Street from the Downtown Light Rail
Station to Pico Boulevard, active uses along
the southern boundary of the Civic Center
to enliven the pedestrian environment along
Pico, a new operational program and physical
improvements to the Civic Auditorium, a
shared public parking program and further
guidance to the design and implementation
of the Palisades Garden Walk park connecting
the Civic Center to Palisades Park and the
Pier. The amended specific plan will provide
guidance regarding enhancing the interface
and connection to the Downtown, the potential
redevelopment of the hotel and the capping of
the I-10 Freeway.
chapter 1.3
SANTA MONICA LUCE | 1.3 - 9
The Plan focuses incremental change in the Downtown, along the designated transit boulevards, around the Expo Light Rail stations and in defined activity centers at key transit intersections.
LUCE 2030
The Residential Neighborhoods
Under the LUCE, the residential neighborhoods
are protected by a policy framework under
which the existing housing stock character is
respected, conserved and enhanced. LUCE
policies focus on maintaining the desired
form of the existing neighborhoods, and
adding a series of new planning tools to
define the desired unique character of each
neighborhood. Enhancing the traditional
neighborhood grid of streets is key to
establishing a pedestrian realm that provides
for streets that are pedestrian/bike friendly,
safe and properly illuminated, while minimizing
the impact of the automobile. Paramount is the
need to enhance the pedestrian/bike and small
shuttle connections from the neighborhoods to
retail services and the boulevards. Pedestrians
and bicyclists should have parity with
automobiles and their drivers.
An enhanced neighborhood streetscape
includes a quality landscape environment with
front yards designed to mitigate the visual
impacts of the auto. New buildings introduced
into a neighborhood should be compatible in
scale and size with their existing neighbors and
architectural elements should be included that
visually strengthen the overall neighborhood.
Multi-family housing should provide a transition
in scale to adjacent lower-density residencies.
The Boulevards
Spanning many miles—from Downtown Los
Angeles and the Los Angeles International
Airport and terminating in Santa Monica—the
boulevards are an important legacy of the past.
The boulevards provide structure and form for
the City and provide opportunities for a mix of
quality transit services, local-serving commerce,
new housing and new enhanced pedestrian
environments. The LUCE policies enliven the
boulevards by encouraging new mixed-use
development with ground level, local-serving
retail and a variety of residential types on upper
floors. Where today the boulevards include
primarily one- and two-story commercial
uses focused on regional trade and accessed
primarily by the auto, the new boulevards will
emphasize mixed local-serving ground floor
urban form
1.3 - 10 | SANTA MONICA LUCE
commercial uses with two to three floors of
residential above. No longer will vehicle trips
be required to shop for everyday needs and
services; the day-to-day needs will be within
a comfortable walking distance in a vibrant
pedestrian environment. The introduction
of pedestrian spaces that feature green
landscaping, enhanced paving, coordinated
street furniture and lighting—in short, a new
streetscape—will combine with quality transit
amenities and services to elevate
Santa Monica’s boulevards to a grand level,
such as can be found in the world’s greatest
cities. The boulevards provide excellent
opportunities to create walkable retail and
residential centers.
Activity Centers
The activity centers are located along key
boulevards at a limited number of transit
crossroads. The opportunity for an activity
center overlay is limited to sites that meet
rigid development criteria, offer potential
for true placemaking and have the ability to
appropriately interface with the adjoining
neighborhoods. Activity centers must include a
mix of residential and commercial uses, offering
goods and services for the neighborhood,
convenient transit access and unique urban
spaces where neighbors will gather to
celebrate their community. The LUCE includes
policies that recognize the importance of
scaling the buildings and the sidewalks in a
manner appropriate to the boulevard location,
the width of the street, the shadow patterns,
the pedestrian environment and the
adjoining neighborhood.
Districts
With special functions and identities, the
districts have always been recognized as
important assets in Santa Monica’s palette
of forms and character. LUCE policies focus
on the special districts such as Montana
Avenue and Main Street, Airport and Office
Park, Healthcare, Beach and Oceanfront
and Civic Center. The LUCE recognizes the
importance of the Healthcare District and its
importance to the well-being of the citizens
and the economics of the community, and to
that end, recommends that the City initiate a
repeal of the outdated Hospital Area Specific
Plan, establish a Master Plan for Providence
Saint John’s Health Center Campus consistent
with Saint John’s Development Agreement,
and/or adopt updated zoning and/or new
Hospital Area Specific Plan (HASP) if it
becomes necessary to address future changes
in healthcare facilities and/or City land use
policies. However, the policies clearly point
out the necessity of assuring the protection of
the adjacent residential neighborhoods with
any proposals to expand the current facilities.
With the exception of the Civic Center, where
policies recommend amendments to the
existing Civic Center Specific Plan, the focus
of the LUCE policies is on the conservation of
the scale and character of the districts while
assuring their continued viability as the City
develops.
Bergamot Transit Village and the
Mixed-Use Creative District
New mixed-use districts, the Bergamot Transit
Village and the Mixed-Use Creative District,
capitalize on the new Bergamot Light Rail
Station and its location within underdeveloped
former industrial lands and surface parking
lots. The LUCE policies outline the criteria for
new creative arts uses, local-serving retail,
commercial and a wide variety of residential
uses in a pattern that supports pedestrian
travel linked to the light rail transit opportunity.
Both districts capitalize on the opportunity
of creating parking districts to develop and
manage shared parking facilities and to plan
chapter 1.3
SANTA MONICA LUCE | 1.3 - 11
The LUCE policies plan for the increase in size and quality of the City’s open space and park system.
and implement Transit Demand Management
programs to significantly reduce vehicle trips.
The consolidation of parking into common
structures facilitates the conversion of surface
parking to new open space, roadways and
building sites. Building heights are designed
to step down from the existing development
to the west and then to the existing residential
neighborhoods to the northeast and east.
Mixed-use loft, office and residential buildings
sited within a newly created extension of the
City’s street grid and a system of landscaped
public open spaces and active pedestrian ways
will establish a new urban form for these areas.
These two districts encourage and nurture
small businesses while providing for additional
housing.
Open Space
Throughout the City, open space will increase
in size and quality. LUCE policies call not
only for the preservation of open space, but
for creating new open space opportunities
throughout the City. Significant opportunities
for new space are created through the proposal
to cap I-10 from 4th Street to Ocean Avenue
in the Downtown, as well as from 14th Street
to 17th Street to expand Memorial Park. Santa
Monica has always considered its streets as
key elements of an overall open space system.
The transition of key boulevards throughout
the City from commercial corridors to mixeduse pedestrian/transit streets will significantly improve the quality of these major streets as
open space. The addition of residential uses
provide life and activity on the streets and an
enhanced pedestrian environment provides
opportunities for residents to come together
to dine, shop and socialize. Open space and
gathering places are integral to the Plan along
the City’s transit boulevards, at new light rail
transit-related neighborhood districts and at
activity centers.
urban form
1.3 - 12 | SANTA MONICA LUCE
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land use policy and
designations
CHAPTER 2.1
SANTA MONICA LUCE | 2.1 - 1
Land use policy and designations outline
what is allowed in terms of uses as well as
the intensity of development for each parcel
of land within the City. The LUCE articulates
a land use strategy in which the City thinks,
plans and acts in a more sustainable manner
designed to conserve our irreplaceable
resources for the future. Ultimately, land use
policy is a reflection of Santa Monica’s most
fundamental values and goals.
The LUCE presents the community’s vision
for the City’s future. The LUCE offers a way
to actively manage the City and its critical
resources—land use, housing, transportation,
arts and cultural elements, economics, natural
environments—in a holistic and sustainable
manner that ensures a great quality of life for
all Santa Monicans now and in the future.
The LUCE is an innovative framework where
community values are given physical form.
Reshaping traditional planning approaches,
the LUCE translates the community’s desire
for preserving the City’s unique character
land use policy and designations
2.1 - 2 | SANTA MONICA LUCE
and identity into goals and policies that
carefully limit and control growth by
directing investment pressures away from the
neighborhoods to the City’s historic transit
corridors. The Plan’s goal is to preserve
neighborhoods, reduce greenhouse gas
(GHG) emissions, recreate the City’s historic
settlement patterns along its boulevards, and
in carefully located districts, unite the creation
of new housing with accessibility to transit. In
doing so, this Plan places Santa Monica at the
forefront of sustainable planning practices.
The LUCE has a profound communal purpose.
It looks beyond the cityscape of buildings
and streets to the vibrant network of human
relationships—the very reason for the existence
of cities. This Plan requires that as development
occurs, it must principally be located near
transit and accompanied by a range of
community benefits. The Plan requires that
growth over a base height must be balanced
with specific initiatives to calm traffic, reduce
congestion and GHG emissions, and promote
biking and walking. One of the most important
benefits is the development of new affordable
and workforce housing and the creation of
complete neighborhoods that contain jobs,
shopping and services within walking distance.
New buildings must add to Santa Monica’s
unique “sense of place” by respecting existing
neighborhoods, providing landscaping and
Using the Sustainable City Plan as its inspiration, the LUCE creates a platform for integrated land use and trasnsportation planning.
The LUCE strategy focuses on
designing long-term, comprehensive
solutions and is founded upon close
interaction with an engaged,
active community that wishes to
create its own destiny.
wider sidewalks and ensuring that buildings
relate to each other in a harmonious manner.
This chapter summarizes the LUCE land use
policy for the City of Santa Monica. It compares
the land use focus of the 1984 General Plan
with the new LUCE strategy to support the
vision for the future of the City. It also provides
land use policies and descriptions for every
area of the City, including its neighborhoods,
boulevards, mixed-use centers, areas of
employment and commerce, and community
and public uses.
SUSTAINABLE CITY PLAN AND
SUSTAINABLE PLANNING
In 1994, the City of Santa Monica, with
the adoption of the Sustainable City Plan
(SCP), endorsed a fundamental restructuring
in the way it “meets its current needs—
environmental, economic and social—without
compromising the ability of future generations
to do the same.” The SCP was designed to
guide the community in thinking, planning
and acting more sustainably. It specifically
charges the City with achieving the Plan’s goals
regarding transportation, transit, land use and
open space, housing and human dignity.
The fundamental change in thinking required
by the Sustainable City Plan demands an
intrinsically different planning approach to the
chapter 2.1
SANTA MONICA LUCE | 2.1 - 3
civic landscape — one that focuses on what
the City must do differently to live sustainably.
As the following pages illustrate, it is through
the mechanism of the LUCE that the City can
translate these sustainability goals into land
use policy and direction. When Governor
Schwarzenegger endorsed Senate Bill 375 in
2008 he stated, “In order to reach California’s
greenhouse gas goals we must rethink how we
design our communities.”
To achieve these sustainability goals the LUCE
integrates land use and transportation for the
first time and at the highest policy level. It
requires new development to be connected
to transit, creates a multi-modal transportation
system, incentivizes walking, biking and
transit, and encourages local-serving uses
within walking distance of established and
new neighborhoods. It redirects residential
investment pressures away from existing
neighborhoods to transit-rich corridors. Studies
illustrate that by merely locating local-serving
uses along transit routes and creating easy
connections from the neighborhoods, peak
period vehicle trips can be reduced by as much
as 50 percent, while reducing the community’s
reliance on the automobile.
The 2009 LUCE policy reduces the amount of
regional commercial growth permitted under
the 1984 LUCE and encourages in its place
SUSTAINABILITY FORMS THE FOUNDATION OF
THE 2009 LUCE
The 2009 LUCE differs from the policy direction of the
1984 General Plan in key ways:
Land Use and Transportation are Intrinsically Linked: The LUCE links land use decisions and transportation requirements to effectively manage traffic congestion, decrease reliance on the automobile, increase the use of alternative modes of transportation and reduce GHG emissions.
Transportation Demand Management (TDM) Programs are Required: New development above the base height must participate in TDM programs providing incentives for reducing vehicle trips and encouraging walking, biking and transit. Residential Investment Pressure is Directed to the Boulevards: The LUCE directs residential investment pressure away from existing neighborhoods to locations along transit corridors.
New Development is Located on Transit Corridors: The LUCE capitalizes on the City’s significant investment in transit and directs new development to sites adjacent to transit corridors and nodes.
Community Benefits are Proposed: The City’s favorable market position allows it to ensure that new development that exceeds the base height provides measurable benefits for the community-ranging from open spaces and historic preservation to affordable and workforce housing.
A Jobs/Housing Balance is Improved: The LUCE recommends mixed-use sites along existing transit lines, encourages more housing close to jobs and transit. Community Design Directions are Clearly Defined: The LUCE provides parameters for new projects and infill development that reflect the desired community character, including guidelines for massing, scale, setbacks, transitions and open spaces to protect the neighborhoods.
land use policy and designations
2.1 - 4 | SANTA MONICA LUCE
the creation of complete neighborhoods—
locating new housing opportunities, particularly
affordable and workforce units, within walking
distance of public gathering spaces and local
services on the boulevards.
The LUCE reorients the City’s auto-dependent
boulevards into inviting avenues with wider
sidewalks, improved transit, distinctive
architecture, landscaping, trees and planted
medians, and neighborhood-friendly services;
these changes will define a new sense of place
that will attract local residents to shop, work,
live and play.
Finally, the land use policy provides direct
support for the City’s vigorous cultural and
creative arts programs. It also designs new
urban neighborhoods that will exemplify
sustainable living practices with green
connections, transit, improved pedestrian and
bike access, and attractive public places.
This holistic planning approach unites
environmental, land use, economic,
transportation and social concerns into a single,
flexible framework for decision making. It
provides the City with its greatest opportunity
for implementing long-term programs to
reduce its carbon footprint and its overall
impact on the environment well into
the future.
A new approach to planning our transit corridors: In the above photosimulation montage, an underutilized parking area is transformed into an appealing, walkable and low-scale neighborhood destination featuring a mix of uses and amenities.
Existing
After 2 years
After 5 years
NEW TOOLS FOR ACHIEVING
COMMUNITY GOALS
In contrast to the 1984 General Plan, the LUCE
aims to manage and limit future change.
The LUCE requires appropriate tools for the
City and community to use in assessing
future development:
Development standards establish
appropriate uses, open space, siting, heights,
setbacks, massing and building articulation.
Design guidelines guide the design
character and appearance of buildings.
Incentives motivate or encourage the applicant
to meet the City’s social, cultural and physical
needs.
Adaptive growth management strategies
control the location of uses, the type of uses,
the amount of change and the rate of change.
New development standards establish the
ministerial base height of new development.
Development review process requires
earlier and additional community review of
proposed projects.
Neighborhood conservation redirects
investment pressures away from existing
residential neighborhoods and to selected
transit-accessible areas on the boulevards.
Transportation Demand Management
requirements and impact fees improve
alternative transportation choices and reduce
GHG emissions, establishing the goal of No
Net New Evening Peak Period Vehicle Trips.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 5
Areas of conservation (in green). At its core, the 2009 LUCE is a conservation plan.
LINCOLN BLVD
WILSHIRE BLVD
MONTANA AVE
OCEAN PARK BLVD
Pacific Ocean
Expo Stations
Expo Line
Areas of
Conservation
Community benefit requirements for new
development above the ministerial base height
result in new affordable and workforce housing
and improvements to the quality of community
design, open spaces,and amenities.
These LUCE tools are designed to creatively
control the mass and height of new buildings,
reduce GHG emissions, effectively manage
traffic, achieve significant new affordable
and workforce housing, require local-serving
retail and services for the neighborhoods, and
protect the neighborhoods from incompatible
and out-of-scale development.
The LUCE Requires a New Zoning
Approach
The 1984 LUCE and current zoning code
establish varying heights for development in
selected areas of the City.
In contrast, the LUCE approach establishes
the base height at 32 feet (ministerial up to
the discretinary review thresholds established
by the Zoning Ordinance*) and requires
applicants desiring to develop above the base
height to be subject to a discretionary review
process with required community benefits
that will contribute to the community’s overall
social and environmental goals. Community
benefits may include affordable housing,
traffic reduction measures, increased supply
of housing units, and the creation of attractive
gathering places, including open space and
public art.
The Santa Monica Municipal Zoning Ordinance
is a major tool for the City to implement the
General Plan. Following the approval of
the LUCE, the City’s existing code is to be
revised to address goals and policies of the
2010 LUCE.
The LUCE Directs the Location of
Development
The LUCE defines the areas of the City to be
conserved and those areas where change is
expected to occur. Ninety-six percent of the
City’s land area is generally built-out and stable
and is not expected to change its character
within the life of this Plan. The areas of change
are relatively few and small in size.
Approximately one percent of Santa Monica’s
land is currently vacant. Therefore, the
potential for new development is generally
limited to the replacement or expansion of
existing structures. Indeed, the majority of
Santa Monica will see little new development
over the next 20 years. Areas of stability
include all residential neighborhoods, the
oceanfront area, neighborhood retail districts
such as Montana Avenue, Main Street, 26th
Street, Ocean Park around 17th Street, and
public uses such as parks and schools.
For the remaining four percent of the City’s
land, the LUCE identifies limited potential
change with nearly all of it in areas currently
zoned for commercial and industrial uses. This
change is tied to transportation corridors and
the new Expo Light Rail line. It is focused on
three main areas: boulevards, districts, and
activity centers.
New goals and policies for community benefits
and housing are described in detail later in the
chapter.
* The ministerial projects remain subject to any discretionary review required to obtain such land use permits such as use permits, architectural permits, and certificates of appropriateness. land use policy and designations
2.1 - 6 | SANTA MONICA LUCE
Pacific Ocean
7 6
2 1
5 4
3 Expo
Light Rail
Transit
Corridors
WILSHIRE AT CENTINELA 5
BROADWAY AND COLORADO 6
LINCOLN/OCEAN PARK BOULEVARDS 7
WILSHIRE AT 14TH 4
BERGAMOT STATION 1
DOWNTOWN SANTA MONICA 3
MEMORIAL PARK 2
THE LUCE DIRECTS
POTENTIAL CHANGE TO
AREAS SERVED BY TRANSIT
chapter 2.1
SANTA MONICA LUCE | 2.1 - 7
The provision of community benefits, like open space and affordable housing, is instrumental to Santa Monica’s long-term success and viability. New development above the defined base height will be required to contribute to the community.
LAND USE POLICY BASED ON
COMMUNITY VALUES
Policies governing the development and
location of land use designations are based
directly on the extensive LUCE community
outreach process. The process articulated the
community’s key values and a vision for the
future, which in turn provide a clear strategy
and direction for the LUCE. This direction is
made up of the key principles, outlined in the
chapter on the History of the Process.
The principles are:
Conserving and Enhancing Neighborhoods
Coordinating Land Use with Transportation
and Public Transit
Reducing Future Traffic Congestion and
Greenhouse Gas Emissions
Creating Complete Neighborhoods
Meeting Community Needs with
Community Benefits
Preserving Historic Resources
Placemaking through Quality Urban Design
Managing Change
These eight framework elements govern the
development of the entire Plan and form the
foundation for future land use.
The LUCE Provides for Early Community
Input on New Projects
The LUCE recommends changes to the existing
development review process. These changes
create a development review framework to
ensure that projects will now be consistent with
the City’s vision, focus on quality outcomes,
and contribute to the community’s quality
of life. These changes will also address the
lack of certainty for the applicant and for the
neighborhood.
To accomplish this, the changes are
designed to develop an efficient, clear and
timely process in which policy direction is
provided at an early, or “concept” phase
prior to submission of a formal development
application. The objectives of this new
proposed review phase are to allow meaningful
community input into the appropriateness
of the proposed land use and design, and
to allow the City an advanced opportunity
to address the major policies included in the
LUCE. This improved process provides an
additional and earlier opportunity for citizens to
participate in the development review process
of significant projects. It will also reduce costly
changes during development review and allow
the applicant to address community concerns
while the project is still in the conceptual
design phase.
land use policy and designations
2.1 - 8 | SANTA MONICA LUCE
Land Use Designations Foster an
Integrated Approach
In general, the proposed 2009 designations
are based on existing land use designations
and are very similar in terms of the existing
allowable height and intensity in most
locations throughout the City. However,
the LUCE land use designations differ from
previous General Plan designations in that they
reflect an integrated and cohesive strategy.
These designations will now be controlled with
new management tools which allow the City
to begin to achieve its sustainable goals of
creating complete neighborhoods, enhancing
transit usage, and reducing vehicle trips and
GHG emissions. The designations set clear
expectations for development, create an
innovative incentive program for community
benefits such as a range of housing for all
income levels, and provide for local-serving
retail spaces and distinctive architecture.
The designations also proactively manage
future traffic congestion by focusing new
development on transit, and they require a
range of transportation measures and impact
fees, encouraging more residents and workers
to make trips by transit, walking and biking.
ACHIEVING COMMUNITY
BENEFITS
The essence of the LUCE land use policy is to
identify an allowable building height for each
land use as a baseline. Proposed development
that requests additional height above the base
will be subject to discretionary review and
additional requirements consistent with the
community’s broader social and environmental
goals. This approach is defined in three tiers;
the base tier (ministerial up to the discretinary
review thresholds established by the Zoning
Ordinance) and two discretionary tiers. In most
commercial areas of the City, including the
major boulevards such as Wilshire Boulevard
and portions of Lincoln and Santa Monica
Boulevards, the maximum base height (Tier
1) for a project without providing community
benefits is 32 feet (two stories). To be
above the base height, new non-housing
development must provide community benefits
for the City and the neighborhood. Under
the LUCE, an applicant for a commercial
project requesting additional height above
the base, known as Tier 2, will need to provide
community benefits that will be considered
through a discretionary permit or Development
Agreement. Heights identified as Tier 3 require
additional community benefits.
Several land use designations have a lower
base height (Tier 1), a lower maximum height
for Tier 2 and no Tier 3. The exceptions are
called out later in this chapter in the discussion
of each land use designation.
The community identified the following five
priority categories of Community Benefits.
1. Trip Reduction and Traffic
Management
The LUCE specifies that all new development
will be measured and evaluated with respect
to its ability to reduce vehicle trips in Santa
Monica which are a source of numerous
environmental impacts, including air quality
degradation, increased congestion, and
exacerbation of global climate change. Projects
above the base height will be required to
provide Transportation Demand Management
(TDM) trip reduction measures to reduce
congestion and GHG emissions.
These measures—which are intended to
encourage walking, biking and transit use
in the City while deemphasizing use of the
automobile—could include:
chapter 2.1
SANTA MONICA LUCE | 2.1 - 9
Credits
Reiss Brown Ekmekji – Tarzana, California
Storms + Lowe – Los Angeles, California
Affordable and workforce housing is highly desirable. Preservation benefits: the City recently preserved and adaptively reused the historic Annenberg Community Beach House.
Bicycle Facilities
Dedicated Shuttles
Car-sharing
Transit Passes
Parking “Cash-out”
Shared Parking
Pricing Parking Separately from Housing
Units
2. Affordable and Workforce Housing
The LUCE outlines requirements for housing
that is affordable to lower-income residents.
Projects that include a significant amount
of such housing achieve the highest level of
community benefit. The Plan also incentivizes
workforce housing to provide additional units
for employees who are increasingly priced
out of our community. To continue to foster
diversity, it is important to create the conditions
which allow employees to live in the City. This
reduces commuting, which contributes to air
pollution, traffic congestion, and global climate
change. Workforce housing is an emerging
sustainable policy for the City. Being able to
live near employment and transit significantly
reduces vehicle miles traveled. Thus, this
housing should be located near transit and
near existing job centers (e.g., hospitals, Santa
Monica College, school district offices, and
entertainment industry centers). Businesses are
encouraged to provide workforce housing for
which priority is given to employees. Housing
projects that provide affordable housing will be
eligible for increased heights in recognition of
the environmental and social benefits of such
housing.
3. Community Physical Improvements
In certain parts of the City, the community
benefits could address necessary or desired
physical improvements such as:
Reconnecting the street grid with
Green Streets
Quality pedestrian, biking, and
Green Connections
Community gathering and green
open spaces
Recreational open space
Neighborhood-serving retail
and services
4. Social and Cultural Facilities
In addition to the traffic mitigation and
housing, the LUCE also specifies a range
of community benefits that may be
2.1 - 10 | SANTA MONICA LUCE
land use policy and designations
CITYWIDE LAND USE POLICIES
The following overarching citywide goals and
policies are designed to implement the core
values of the community that form the basis of
the City’s land use policy. More detailed goals
and policies for specific land uses are found in
the following chapters.
Residential neighborhoods are the source of the City’s strength and vitality, and will be preserved and enhanced by the LUCE. denotes sustainable policy
applied to residential or nonresidential
projects. Incentives may be achieved
by incorporating some of the following
community benefits into the project:
Support for arts and cultural facilities and
uses such as providing public art and/or
gallery space within the building
The creation of child care, senior, or
youth facilities as part of the project
5. Historic Preservation
A community benefit could also include
the preservation of historic structures,
and/or adaptive reuse of cultural
buildings as part of or near to the
project, or participation in a Transfer of
Development Rights program.
(See chapter 3.2 Community Benefits for further
information on the desired list of community
benefits.)
CONSERVING
AND ENHANCING
NEIGHBORHOODS
GOAL LU1: Neighborhood Conservation –
Protect, conserve and enhance the City’s
diverse residential neighborhoods to
promote and maintain a high quality of life
for all residents. Establish a program of
incentives and restraints to redirect intensive
residential investment pressure away
from existing neighborhoods and control
residential investment pressure within
neighborhoods.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 11
Addressing climate change through planning: The Transit Village designation proposed around the Bergamot Light Rail transit Station is envisioned as a pedestrian- and bicycle-friendly area that will connect residents and workers with the larger region through proximity to the Expo Light Rail station.
POLICIES:
LU1.1 Neighborhood Protection.
Establish land use policy designations and
incentives which redirect intensive residential
investment pressure away from existing
neighborhoods to boulevards and districts
served by transit.
LU1.2 Neighborhood Conservation.
Establish effective neighborhood conservation
strategies to manage and control the type,
rate and pace of change within existing
neighborhoods to conserve their character,
design and pattern of development and the
high quality living environment they provide
for a diversity of households, by establishing
Neighborhood Conservation Overlay Districts,
measures for retention of courtyard housing,
modification of demolition regulations and
of development standards, and coordinated
parking management programs.
LU1.3 Quality of Life. Preserve neighborhood
quality of life and protect neighborhoods
against potential impacts related to
development, traffic, noise, air quality and
encroachment of commercial activities and
establish standards that transition down the
building envelope of commercial buildings
adjacent to residential properties.
LU1.4 Retention of Existing Structures.
Encourage and incentivize preservation of
historic structures and older buildings that add
to the character of residential districts through
the development of programs such as Transfer
of Development Rights (TDR) and conservation
easements.
LU1.5 Design Compatibility. Require that
new infill development be compatible with
the existing scale, mass and character of the
residential neighborhood. New buildings should
transition in size, height and scale toward
adjacent residential structures.
LU1.6 Complete Green Streets and Open
Spaces. Encourage neighborhood streets to
function as neighborhood gathering places that
promote sociability and human interaction, and
feature pedestrian- and bicycle-friendly design,
within a rich canopy of street trees and parkway
landscaping.
LINKING LAND USE AND
TRANSPORTATION POLICY:
ADDRESSING CLIMATE CHANGE
GOAL LU2: Integrate Land Use and
Transportation for Greenhouse Gas (GHG)
Emission Reduction – Integrate land use
and transportation, carefully focusing new
development on transit-rich boulevards and
in the districts, to create sustainable active
pedestrian-friendly centers that decrease
reliance on the automobile, increase walking,
bicycling and transit use, and improve
community quality of life.
POLICIES:
LU2.1 Redirect Growth. Redirect growth
away from residential neighborhoods onto
transit corridors, where new uses are served by
convenient transportation networks.
2.1 - 12 | SANTA MONICA LUCE
goals and policies: citywide land use
Neighborhood streets serve multiple purposes. They carry vehicular and bus traffic, but they also serve as spaces for social interaction and recreation.
LU2.2 Transit Villages. Capitalize on the
Expo Light Rail stations to create vital new
complete sustainable neighborhoods with
transit as a focal element, green connections
and pathways, a variety of housing types and
jobs, enhanced creative arts and institutions,
and local-serving retail and services.
LU2.3 Activity Centers. Create vibrant
activity centers at select transit crossroads
along the boulevards with attractive spaces
for meeting, local shopping and living, that
include opportunities for affordable and
workforce housing for new and existing
residents.
LU2.4 Affordable and Workforce
Housing. Create diverse housing options along
the transit corridors and in the activity centers,
replacing some commercial potential with
additional affordable and workforce housing,
and encouraging affordable workforce housing
near the transit stations.
LU2.5 Vehicle Trip Reduction. Achieve
vehicle trip reduction through comprehensive
strategies that designate land uses, establish
development and street design standards,
implement sidewalk, bicycle and roadway
improvements, expand transit service, manage
parking, and strengthen Transportation
Demand Management programs that support
accessibility by transit, bicycle and foot, and
discourage vehicle trips at a district-wide level.
Monitor progress using tools that integrate
land use and transportation factors. Increase
bicycle and pedestrian connectivity in transit
districts and adjust bus and shuttle services to
ensure success of the transit system.
LU2.6 Active Spaces. Focus new
development in defined districts to create
active spaces that can support diverse localserving retail and services, walkability, arts and culture. Require, whenever possible, new
development to provide convenient and direct
pedestrian and bicycle connections.
LU2.7 Climate Action Planning. Prepare a
Climate Action Plan that will include measures
to reduce GHG emissions from municipal,
business and community-wide sources and
participate in regional efforts for climate
change planning including the preparation of
a Sustainable Community Strategy. Encourage
improvements to regional transportation
services that supplement local Big Blue Bus
service for inter-city trips.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 13
GOAL LU3: Transition from RegionalServing Commercial Uses to Local-Serving Uses in Areas Served by Transit – Redirect
regional-serving commercial and office
development potential into new housing
opportunities with access to neighborhoodserving uses in transit-accessible areas as part of a citywide trip reduction strategy.
POLICIES:
LU3.1 Reduce Regional-Serving
Commercial Uses. Reduce regional office and
commercial uses and encourage smaller floor
plate office uses, housing and local-serving
retail and services.
Neighborhoods, new or existing, should provide residents with the services, amenities and infrastructure to conduct daily life. In the above diagram of the proposed Bergamot Transit Village, new streets, open space, housing and retail are located within walking distance of the Expo Light Rail station.
Redevelopment
Potential
Shared Parking
Facility
Public Open
Space
Expo Light Rail
Alignment
New or
Improved Streets
New Crosswalk
Expo Station
LEGEND (*Illustrative)
LU3.2 Focus on Housing in TransitAccessible Corridors and Districts. Focus additional housing opportunities on the transitrich commercial boulevards.
LU3.3 Focus on Local-Serving Uses.
Emphasize uses which address local-serving
needs and daily resources necessary to reduce
vehicle trips and vehicle miles traveled.
GOAL LU4: Complete Sustainable
Neighborhoods – Create complete
neighborhoods that exemplify sustainable
living practices with open spaces, green
connections, diverse housing, local
employment, and local-serving businesses
that meet the daily needs of residents and
reduce vehicle trips and GHG emissions.
POLICIES:
LU4.1 Active Centers. Create active
neighborhood districts that cluster services,
goods, and cultural and recreational uses
within walking distance of residences to create
a focus for community activity and an active
environment that can sustain local uses.
LU4.2. Uses to Meet Daily
Needs. Encourage uses that meet daily needs
such as grocery stores, local-serving restaurants
and other businesses and activities within
walking distance of residences to reduce the
frequency and length of vehicle trips.
LU4.3 Mixed-Use Associated with
Transit. Encourage mixed-use development
close to transit to provide housing opportunities
for the community, support local businesses,
and reduce reliance on automobiles.
LU4.4 Pedestrian-Oriented Design.
Engage pedestrians with ground floor uses,
building design, site planning, massing and
signage that promote vibrant street life and
emphasize transit and bicycle access.
LU4.5 Art and Amenities. Foster creativity
and the arts through programming, uses and
2.1 - 14 | SANTA MONICA LUCE
goals and policies: citywide land use
site improvements such as the provision of
community spaces, public art, and creative
design of public improvements.
LU4.6 Open Space. Provide open space
and green connections near residences that
are part of an expanding and comprehensive
system of passive and active open space and
complete street design emphasizing interconnectivity, recreation, and gathering spaces.
LU4.7 Pedestrian, Bicycle and Transit
Access. Emphasize pedestrian and bicycle
access throughout the City, with a special focus
The Expo Light Rail presents a unique opportunity to move people throughout the City and the region. The LUCE proposes locating new housing, jobs, retail and services in areas served by the Expo Light Rail in order to create vibrant neighborhood centers that are accessible to all users.
on neighborhood gathering areas. Provide
direct and convenient bicycle and pedestrian
connections between destinations. Prioritize
land use patterns that generate high transit
ridership at major transit stops.
LU4.8 Parking and Transportation
Demand Management Districts. Utilize
parking and TDM Districts to facilitate efficient
use of parking resources, shared and reduced
parking opportunities, and trip reduction goals.
GOAL LU5: Expo Light Rail line – Cluster
housing, employment, local-serving retail
and services around the Expo Light Rail line
to reduce vehicle trips, create complete
neighborhoods and support transit.
POLICIES:
LU5.1 Encourage Desired Uses at
Stations. Encourage a range of housing
options, including affordable and workforce
housing, around the Expo Light Rail stations
with a balanced mix of local-serving retail,
services and employment.
LU5.2 Integrate Transit Connections.
Integrate supporting transit linkages, as well
as pedestrian and bicycle connections, at all
stations. Parking developed at or near a station
is shared with other uses and priced to ensure
availability at all times.
LU5.3 Create Inviting Station Areas.
Incorporate landscaped, enhanced and inviting
open space, plazas, and transit-serving uses
into station designs.
GOAL LU6: Downtown Light Rail Station
and Civic Center – Support the vibrancy of
the Downtown and Civic Center.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 15
POLICIES:
LU6.1 Access and Circulation. Maximize
the potential of existing and future assets such
as the Downtown Light Rail Station, oceanfront
vistas, and proximity to diverse neighborhoods.
Pursue comprehensive parking and circulation
strategies between the Downtown and
Civic Center.
LU6.2 Vital Downtown. Support the
continued transition of Downtown to a
thriving, mixed-use urban environment for
people to live, work, be entertained, and be
culturally enriched.
LU6.3 Connections and Open Space.
Encourage the development of connective
open space and bicycle and pedestrian
linkages between the Civic Center,
Downtown and the beachfront/pier.
GOAL LU7: Hospital Area – Support the
continued vitality of the City’s hospitals to
meet the healthcare needs of the City and
the larger region, and implement strategies
to reduce vehicle trips.
POLICIES:
LU7.1 Workforce Housing. Encourage
workforce housing near the hospitals, primarily
to serve healthcare employees. Reducing vehicle trips requires more than a single solution.
The LUCE’s Circulation chapter outlines a variety of new programs, incentives and disincentives geared toward reducing traffic and congestion, as well as greenhouse gas emissions.
The continued success and viability of Santa Monica’s two hospitals, Saint John’s Health Center and Santa Monica-UCLA Medical Center, is a regional priority.
LU7.2 Trip Reduction. Work with the
hospitals to create a TDM District and
programs to comprehensively address parking
and trip reduction goals, and to develop
convenient connections between the hospitals
and the Memorial Park Light Rail Station.
LU7.3 Supportive Uses. Encourage a
variety of services and uses in the district, and
in commercial districts throughout the City, to
support the changing needs of the healthcare
community and hospitals.
LU7.4 Responsible Expansion. Allow
responsible expansion of the hospitals
and medical uses that is sensitive to the
surrounding residential neighborhoods and
coordinated with comprehensive TDM and trip
reduction strategies.
GOAL LU8: Reduction of Vehicle Trips/
Management of Congestion – Establish
a complete transportation network that
supports integrated land use. Ensure that
transportation supports human activity and
access to land uses through a diverse multimodal transportation system that incentivizes walking, biking and transit and reduces the
need for vehicle trips.
POLICIES:
LU8.1 Transportation Demand
Management. Require participation in
TDM programs for projects above the base
2.1 - 16 | SANTA MONICA LUCE
goals and policies: citywide land use
to encourage walking, biking, and transit,
and to reduce vehicle trips. Engage existing
development in TDM Districts and programs to
encourage reduction of existing vehicle trips.
LU8.2 Comprehensive Parking
Management. Comprehensively manage
parking and parking policies to address
housing affordability, congestion management
and air quality goals. Facilitate the creation
of shared parking, particularly within activity
centers, transit districts, and near Expo Light
Rail stations. Use pricing and other innovative
strategies to manage parking availability.
LU8.3 Pedestrian, Bicycle and Transit
Connections. Ensure pedestrian, bicycle
and transit mobility by creating facilities for
comfortable walking throughout the City,
a complete and safe bicycle network, and
convenient and frequent transit service that will
make transit an attractive option for all types of
trips.
LU8.4 Roadway Management. Prioritize
investment in amenities for pedestrian, bicycle,
and transit movement to facilitate green
connections and mobility.
Monitoring and managing land use changes: The LUCE is designed to be flexible and adaptive to change. Ongoing performance measurement ensures that the community has the information to reallocate resources or “put on the brakes” when necessary.
GOAL LU9: Monitoring and Managing
Land Use Changes – Actively monitor and
manage change to address community
needs, promote citywide sustainability and
ensure community livability.
POLICIES:
LU9.1 Performance Measures Tied to
LUCE Goals. Establish performance measures
tied to LUCE goals that address transportation,
housing, neighborhood conservation, and a
sustainable economy.
LU9.2 Citywide Review. Prepare a regularly
published report evaluating the performance
of the LUCE based on established performance
measures. Coordinate the publication with the
Sustainable City Report Card.
LU9.3 Adapt to Changing Conditions. Allow
for course corrections in response to changing
conditions. These adaptations could include
revisions to LUCE policies and standards,
reallocating resources, or “putting on the
brakes” when necessary.
LU9.4 Coordinate Capital
Improvements. Coordinate the City’s capital
improvements in specified transit-focused areas
to integrate with desirable development.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 17
Healthy neighborhoods include a variety of housing types to accommodate a range of lifestyles and people of all ages. Housing that is affordable for Santa Monica’s diverse population is key to the continued vitality of the community.
IMPROVING THE QUALITY
OF LIFE
GOAL LU10: Community Benefits –
Require new development to contribute
directly to the community’s core social,
physical and transportation goals through
mechanisms such as community benefits.
POLICIES:
LU10.1 Maximum Allowable Base
Height. Establish a maximum allowable
building height and density for each
commercial land use designation as a baseline,
which is ministerial up to the discretionary
thresholds established by the Zoning
Ordinance.
LU10.2 Benefits Tied to Community
Values. Require new development that
requests height above the base to provide
measurable benefits to foster complete
neighborhoods and support the goals of the
LUCE, including reducing vehicle trips and
GHG emissions, maintaining diversity, and
promoting affordable and workforce housing.
LU10.3 Affordable and Workforce
Housing. Focus on additional affordable
and workforce housing with an emphasis on
employment centers close to transit facilities.
LU10.4 Discretionary Review. Require a
discretionary review process with community
input for projects above the base height except
for housing projects. Inclusion of community
benefits and specific findings will be required
for conditional approval above the base height
for non-housing projects.
GOAL LU11: Create Additional Housing
Opportunities – Provide additional
opportunities for a diversity of housing
options for all income groups, and advance
the City’s sustainability goals through
housing production.
POLICIES:
LU11.1 Neighborhood Housing.
Continue to support healthy, diverse
neighborhoods that provide a range of housing
choices to meet the needs of the residents.
LU11.2 Expand Housing Opportunities.
Expand housing opportunities by identifying
and designating specific infill areas along
transit-rich boulevards and in the districts,
including near Expo Light Rail stations and at
transit hubs. In these areas, new residential is
desired to create complete neighborhoods
and support sustainability goals. Affordable
housing shall be encouraged and incentivized
on City-owned/publicly owned sites. Incentivize
housing development on existing surface
parking lots serving commercial, community
assembly, or other boulevard-facing uses
including the adaptive reuse and conversion
of existing commercial buildings to residential
use.
2.1 - 18 | SANTA MONICA LUCE
goals and policies: citywide land use
LU11.3 Housing Incentives. Provide
incentives to build and increase the
amount of affordable and workforce housing
and to conserve character-defining
multi-family housing.
LU11.4 Housing and Employment.
Encourage programs for employer-assisted
housing (housing accessible to Santa Monica
workers) and other efforts to reduce vehicle
miles traveled.
LU11.5 Senior and Lifecycle Housing.
Provide opportunities for housing and care
facilities that meet the needs of people of
different ages and abilities including singles,
families, seniors, disabled persons and
homeless individuals.
LU11.6 Affordable Housing Incentives.
Encourage projects providing exclusively very
low-, low-, and moderate-income housing
through incentives such as a streamlined
permit process, flexible development and
parking standards, density bonuses, and
financial assistance.
The preservation of both public and private structures
of historical or cultural value is identified as a citywide goal. Where appropriate, the adaptive reuse of buildings is also encouraged as a sustainable method for conserving the character of Santa Monica.
GOAL LU12: Encourage Historic
Preservation Citywide – Preserve buildings
and features which characterize and
represent the City’s rich heritage.
POLICIES:
LU12.1 Integration. Integrate the
preservation of historic buildings into land
use and planning practices.
LU12.2 Preservation Programs. Preserve
and protect historic resources through the
development of preservation programs
and economic incentives such as Transfer
of Development Rights and conservation
easements as well as neighborhood
conservation approaches.
LU12.3 Rehabilitation of Historic
Resources. Promote adaptive reuse of historic
structures and sensitive alterations where
changes are proposed. New construction
or additions to historic structures shall be
respectful of the existing historic resource.
LU12.4 Sustainability. Recognize adaptive
reuse as a sustainable policy, and encourage
sustainable technologies, such as solar panel
installation and energy retrofitting, that respect
character-defining features.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 19
GOAL LU13: Preserve Community Identity
– Preserve and enhance the City’s unique
character and identity, and support the
diversity of neighborhoods, boulevards,
and districts within the City.
POLICIES:
LU13.1 Maintain Character. Reinforce
the City’s distinctive natural, social, and
environmental characteristics including its
beachfront and connections to the water, civic
and cultural institutions, terrain and climate,
and the geographic fabric of neighborhoods
and boulevards.
LU13.2 Neighborhoods. Recognize, maintain
and enhance existing neighborhoods as
defined by their distinctive character, design
and pattern of development and the high–
quality environment they provide for a diversity
of households.
LU13.3 Districts and Boulevards. Support
the City’s diverse districts and boulevards and
develop urban design principles, guidelines
and standards tailored to each area that
respect, reinforce and enhance the defining
form and character of that area.
LU13.4 Small Business. To reduce regulatory
costs on small businesses, the City will continue
to explore ways to streamline the approval
process for new and existing businesses,
including city procedures for approving
building permits.
The provision of creative and artist space is a community priority—one that is embraced by the LUCE in the form
of incentive programs geared toward retaining or creating performance, work and studio space.
GOAL LU14: Encourage Arts and Culture
– Encourage arts and culture through land
uses that maintain and promote the growth
of the City’s creative capital.
POLICIES:
LU14.1 Range of Cultural Facilities. Provide
opportunities for the development and
retention of cultural facilities ranging from
small, flexible, and affordable performance
spaces to venues serving the wider community
(like the Civic Auditorium). Encourage facilities
serving a wide audience to locate in transit-rich
areas.
LU14.2 Workspaces. Establish areas where
Santa Monica’s arts community can find
affordable workspace to continue engaging in
creative activities within the City, and designate
a Mixed-Use Creative District.
LU14.3 Artist Lofts. Allow adaptive reuse of
structures for artist live/work lofts, particularly in
the Mixed-Use Creative and Bergamot Transit
Village Districts.
LU14.4 Open Space Programming.
Encourage the programming of new and
existing open space throughout the City with
cultural activities and events that highlight local
artists. This will increase accessibility to a wide
variety of cultural programs for all ages.
2.1 - 20 | SANTA MONICA LUCE
goals and policies: citywide land use
GOAL LU15: Enhance Santa Monica’s
Urban Form – Encourage well-developed
design that is compatible with the
neighborhoods, responds to the surrounding
context, and creates a comfortable
pedestrian environment.
POLICIES:
LU15.1 Create Pedestrian-Oriented
Boulevards. Orient the City’s auto-dependent
boulevards to be inviting avenues with
wider sidewalks, improved transit, distinctive
architecture, landscaping, trees, planted
medians and neighborhood–friendly services—
defining a new sense of place where local
residents will be attracted to shop, work, live
and play.
LU15.2 Respect Existing Residential
Scale. New commercial or mixed-use
buildings adjacent to residential districts shall
be contained within a prescribed building
envelope designed to maintain access to
light and air and to preserve the residential
character.
LU15.3 Context-Sensitive Design. Require
site and building design that is context
sensitive and contributes to the City’s rich
urban character.
LU15.4 Open and Inviting Development.
Encourage new development to be open and
inviting with visual and physical permeability,
Pedestrian-oriented design is highly desirable along the City’s boulevards, in transit villages and in residential neighborhoods. connections to the existing street and
pedestrian network, and connections to the
neighborhoods and the broader community.
LU15.5 Pedestrian and Bicycle
Connectivity.
Encourage the design of sites and buildings to
facilitate easy pedestrian- and bicycle-oriented
connections and to minimize the separation
created by parking lots and driveways.
LU15.6 Establish Guidelines for
Boulevards and Districts. Establish design
guidelines and implementation strategies
that encourage the City’s primary boulevards
to evolve over time from an auto-oriented,
suburban model to a mixed-use commercial/
residential model that provides goods and
services that are within walking distance of
residences and are served by a variety of transit
modes with convenient service frequency.
LU15.7 Street–Level Pedestrian-Oriented
Design. Buildings in the mixed-use and
commercial areas should generally be located
at the back of the sidewalk or the property line
(street front) and include active commercial uses
on the ground floor. Where a residential use
occupies the ground floor, it should be set back
from the property line, be located one half level
above the street or incorporate design features
chapter 2.1
SANTA MONICA LUCE | 2.1 - 21
to provide privacy for the unit. Front doors,
porches and stoops are encouraged as part of
orienting residential units to the street.
LU15.8 Building Articulation. Building
façades should be well designed with
appropriate articulation in the form of setbacks,
offsets, projections and a mix of architectural
materials and elements to establish an
aesthetically pleasing pattern. Large areas of
glass above the ground floor require special
design consideration. Highly reflective materials
are to be avoided, and dark or reflective glass
is prohibited.
Complete Green Streets: The design and management of streets should be balanced for all users of the space. Complete Green Streets include amenities for pedestrians, bicyclists, vehicles and public transit, as well as best management practices in stormwater reduction systems.
LU15.9 Pedestrian-Oriented Design.
Buildings should incorporate pedestrian-scaled
elements with durable, quality materials and
detailing located on the lower stories adjacent
to the pedestrian.
LU15.10 Roofline Variation. Buildings
should be designed with a variety of heights
and shapes to create visual interest while
maintaining a generally consistent overall
street front. To achieve this goal, development
standards should provide flexibility to
encourage buildings with interesting
silhouettes and skylines, and the primary
building façade shall not be lower than the
designated minimum street façade height.
LU15.11 Building Façades and Step Backs.
Buildings should generally conform to the
minimum and maximum requirements for
the street façade height established for their
designated area. Portions of a building façade
higher than the street frontage, 35 feet for
most mixed-use areas, shall step back from
the façade of the floor below in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance.
LU15.12 Ground Floor Gathering Spaces.
Buildings should have their primary façades
located at the back side of the sidewalk or on
the property line. However, to encourage a
well-landscaped streetscape with places for
people to gather, small landscaped, peoplegathering spaces are encouraged where they will attract people without interrupting the
pedestrian retail experience. The intent is to
have an overall ground coverage of 80 percent
on each block.
2.1 - 22 | SANTA MONICA LUCE
goals and policies: citywide land use
LU15.13 Gateways. Buildings or features located
at gateways to neighborhoods or at special
focal point locations, such as major roadway and
freeway entries to the City, should recognize the
importance of the location with special architectural
elements. Where possible, pairs of elements on
each side of a gateway should be considered. The
elements need not be “mirror images,” but could
share architectural characteristics.
LU15.14 Signs. Signs should be considered an
integral element of the architectural design of the
façade. Signs should be primarily oriented to the
pedestrian.
LU15.15 Preserve Light, Air and Privacy
between Commercial and Residential
Properties. Buildings that share a property line
with a residentially-designated property are
required to be setback at least 10 feet from the
abutting residential property line. Further, to
assure privacy and access to sunlight and air for
the adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in height
above the property line abutting the residential
property or where there is an alley abutting the
residentially-designated property, the centerline
of the alley, and from that point, extending at a
45-degree angle from vertical towards the interior
of the site.
Urban form: The land use policies and designations contained in this Plan are designed to ensure a quality built environment that is harmonious with its surrounding context. For an explanation of Santa Monica’s evolution, see the Urban Form chapter.
LU15.16 Urban Form-Street Grid in
Residential Neighborhoods. Maintain and
enhance the classic interconnected street
grid and its multiple options for pedestrian
circulation in the residential neighborhoods.
Enhance the continuity of sidewalks by
limiting curb cuts and driveways from the
street.
LU15.17 Urban Form-Mass and Scale in
Residential Neighborhoods. Establish
development standards requiring new
buildings in residential neighborhoods to be
compatible in mass and scale with the balance
of the structures on the street, with tall
structures transitioning in height to adjacent
lower buildings.
LU15.18 Urban Form-Alleys and Side Streets
in Residential Neighborhoods. Minimize the
visual impact of the automobile in residential
front yards by requiring the use of alleys and/or
side streets for access, where they are available.
In new construction where alley access is not
available, the garage is encouraged to be
located underground or in the rear half of the
lot. When the garage must face the street, it
shall be recessed no less than 10 feet from the
front elevation of the residential structure. Front
doors, porches and windows in habitable rooms
should face toward the sidewalk.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 23
LU15.19 Boulevard Medians. Landscaped
medians should be included on the boulevards
where designated to add to the “greening” of
the boulevard, to reduce the apparent width of
the street and to provide a pedestrian harbor in
the middle of the crosswalk.
LU15.20 Streetwall and Height
Measurement. The zoning ordinance may
establish both a minimum and a maximum
height for the streetwall, as measured from the
average grade on the sidewalk at the property
line.
Open spaces are essential to the health of the community and should be expanded and enhanced where possible. Millennium Park, above, is located on the site of an old railroad yard and provides Chicago residents with a variety of outdoor experiences.
GOAL LU16: Sustainable Urban Form –
Assure that buildings are sustainable, are
environmentally sound and contribute to the
City’s urban form.
POLICIES:
LU16.1 Design Buildings with
Consideration of Solar Patterns. In designing
new buildings, consider the pattern of the
sun and the potential impact of building mass
on habitable outdoor spaces and adjacent
structures in order to minimize shadows
on public spaces at times of the day and
year when warmth is desired, and provide
shade at times when cooling is appropriate,
and minimize solar disruption on adjacent
properties.
LU16.2 Preserve Solar Access to
Neighborhoods. The same development
standard that is adopted to require a step
down building envelope to transition
commercial buildings to lower adjacent
residential properties also needs to assure solar
access to the residential buildings.
GOAL LU17: Increase Open Space –
Increase the amount of open space in the
City and improve the quality and character
of existing open space areas ensuring access
for all residents.
POLICIES:
LU17.1 New Facilities. Encourage new
ground level open space including, but not
limited to landscaped areas, gathering spaces
and play areas in new development.
LU17.2 Active Streets for Living. Utilize
streets as the largest and most universally
accessible public spaces in the community by
improving them with landscaping (particularly
shade trees) pedestrian facilities and other
enhancements that promote active recreation
and creates a system of green connections
throughout the City.
2.1 - 24 | SANTA MONICA LUCE
goals and policies: citywide land use
LU17.3 Freeway Capping. Pursue
capping sections of the I-10 Freeway to restore
connections between neighborhoods, provide
direct access, and create new parkland.
LU17.4 Cooperative Facilities Use. Continue
to seek cooperative agreements with schools,
institutions and other public agencies
to increase open and recreational space
accessible to the community.
LU17.5 Access for All Residents. Encourage
access to open space for all residents through
expansion of the larger open space system
with the ultimate goal of providing open and
recreational spaces within a ¼ mile radius of all
residences in the City.
GOAL LU18: Enhance the Beach and
Oceanfront – Celebrate the beach and
oceanfront as the City’s most valuable
natural, recreational and public asset.
POLICIES:
LU18.1 Accessibility. Preserve, protect,
enhance and maintain open access to the City’s
beach areas in a manner that respects adjacent
uses, with particular emphasis on pedestrian
and bicycle access.
LU18.2 Greening. Facilitate additional
“beach greening” projects that replace
pavement at the beach with native trees, plants
and other green elements.
Neighborhood services, like grocery stores, are valuable community assets that can infuse energy into an area. These sites should be configured to serve the pedestrian, as well as the automobile, and should be accompanied by a variety of other local uses.
LU18.3 Increase Connections. Create
additional connections and upgrade existing
routes to the beach and oceanfront.
LU18.4 New Parks. Explore opportunities
for the development of new beach parks north
of the Pier.
GOAL LU19: Design Complete Streets –
Design and manage complete streets and
alleys to support adjacent land uses and
human activity, keeping in mind the unique
character of each area of the City.
POLICIES:
LU19.1 Streets Integrated with Land Use.
Recognize the street as a vital component of
neighborhood, district and boulevard character.
Develop street design standards that consider
the mobility, open space, community life and
methods to engage the surrounding uses.
LU19.2 Balanced Modes. Design and
operate streets with all users in mind including
bicyclists, transit users, drivers and pedestrians
of all ages and abilities.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 25
LU19.3 Streets as Open Space. As streets
are the City’s most extensive open space
network, seek opportunities to expand the use
of streets, alleys and other public rights-of-way
for open space, passive recreational use and
landscaping.
LU19.4 Retrofit to Meet Evolving
Needs. Retrofit streets to meet the City’s
evolving infrastructure and sustainability needs
including energy systems, water conveyance
and storm water retention, transportation
infrastructure, utilities and high-capacity
information systems.
GOAL LU20: Promote the Urban Forest –
Maintain a citywide pattern of street trees
to reduce greenhouse gases (GHG) and
heat gain, provide biodiversity, and provide
shade to create a comfortable pedestrian
environment.
POLICIES:
LU20.1 Continuous Tree Canopy.
Continue to enhance the tree canopy and
coverage throughout the community by
coordinated tree planting according to the
Urban Forest Master Plan.
LU20.2 Street Landscaping. Provide
street landscaping and streetscape features to
enhance the public realm throughout the City.
Increase landscaping in medians, parkways,
and residual areas resulting from changes to
parking or traffic patterns.
LU20.3 Maintaining the Urban Forest.
Encourage properties adjacent to the public
right-of-way to contribute to the urban forest
environment through on-site plantings and
street tree care and maintenance.
ACTIONS
Climate Action Plan
Prepare and maintain a Climate Action
Plan that will include measures to reduce
GHG emissions from municipal, business and
community-wide sources; the first Climate
Action Plan should have a goal of at least
30 percent reduction of municipal GHG from
1990 levels by 2030.
Implement Integrated Decisions
Utilize the General Plan goals and policies
as a framework for prioritizing investment and
action in order to ensure balance and progress
toward a comprehensive and shared vision.
Capital Improvement Projects
Develop the Capital Improvement Program
to be consistent with General Plan priorities.
Monitoring and Management
Prepare a regularly published report
evaluating progress on LUCE implementation.
Activity Center Plans
Prepare area plans containing development
standards, distribution of land uses,
infrastructure requirements and implementation
measures.
Fiscal Health
Encourage a business climate that
contributes to the City’s fiscal well-being.
Establish programs that will generate municipal
revenue needed to maintain the local quality
of life.
land use policy and designations
2.1 - 26 | SANTA MONICA LUCE
Local Retail &
Dining Options
Neighborhood
Gathering Place
Healthy
Urban Forest
Pedestrian
Pathways
Shared Community
Open Space
Complete Green Street
> Pedestrian
>Bicycle
>Sustainable >Transit
Active Ground
Floor Uses
Variety of
Housing Types
COMPLETE NEIGHBORHOODS
A complete neighborhood is one that provides housing for a variety of lifestyles, and is complemented by a permeable pattern of pedestrian, bicycle and vehicular traffic that allows residents to access local services and amenities.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 27
INTRODUCTION TO THE LUCE
LAND USE DESIGNATIONS
The LUCE establishes 17 distinct land use
designations that are presented in the
following five broad categories:
A. Neighborhoods
B. Boulevards
C. Mixed-Use Centers
D. Employment and Commerce
E. Community and Public Uses
This chapter introduces each of the 17 land
use designations with its vision, a general
description of land uses and the development
parameters. Greater detail as to how the
land use designations are applied in each
of the specific geographic areas of the City
is provided in other chapters, including
the neighborhoods, boulevards, districts
and community benefits chapters. The
accompanying land use map located on page
2.1-28, is a useful tool that illustrates the
distribution of land uses in the City.
It is important to understand that land use
designations differ from zoning districts in that
they are more general and typically do not
include specific allowances and prohibitions of
uses or detail dimensional requirements such
as front and side setbacks or parking standards.
The heights, densities and intensities in
the LUCE generally establish the outside
parameters for zoning regulations.
The five categories of land use designations
are described in general below and covered in
detail in the remainder of the chapter.
A. Neighborhoods
The Neighborhood designations are for the
areas of Santa Monica where the majority
of residents live. The LUCE vision is to
protect the residential neighborhoods from
encroaching commercial uses and incompatible
development that would compromise the
quality of life and character of these areas. The
Plan redirects residential investment pressure
away from the neighborhoods to transit
corridors and districts and provides a broad
array of neighborhood conservation measures
to control the pace and type of change within
existing residential areas. The Plan also requires
sensitive transitions between uses and adjacent
structures and provides opportunities for
increased open space. The LUCE identifies
improvements to the neighborhood street
environment, such as parking management
approaches, and pedestrian streetscape
improvements. No changes to height,
scale or density are proposed for these
designations compared to existing residential
zoning districts.
B. Boulevards
The Boulevard designations define the activity
along the existing corridors of the City. The
designations allow for the transformation of the
auto-oriented boulevards into vibrant, diverse
and attractive boulevards that support localserving retail, public spaces and a diversity of housing types (which is ministerial up to the
discretionary review thresholds established
by the Zoning Ordinance). New non-housing
development over the base height will require
a discretionary permit, community benefits,
and capitalize on transit service to reduce
vehicle trips. Housing shall be encouraged
and incentivized with development standards
that support inclusionary affordable housing
and create equitable opportunities for housing
production. It is envisioned that through
incentives and requirements the boulevards will
provide significantly expanded opportunities
for affordable and workforce housing, localserving retail, open space and small floor-plate office uses.
C. Mixed-Use Centers
The Mixed-Use Center designations allow
for the creation of a vibrant concentration of
goods and services, multi-family housing, and
community gathering and public spaces at
strategic locations served by high-frequency
transit lines and the Expo Light Rail line.
This category of designations represents a
land use policy and designations
2.1 - 28 | SANTA MONICA LUCE
DELAWARE AVE
AVE
YORKSHIRE
AVE
DORCHESTER
AVE
AVE
WARWICK
DELAWAR E AVE
YORKSHIRE
AVE
DORCHESTER
AVE
AVE
URBAN
VIRGINIA AVE
AVE OZONE
ST
GOLDSMITH
ST
RUSKIN
CT
BENTLEY
LONGFELLOW ST
ST
ST
WAY MAIN
NEILSON
OCEAN
ROBSON AVE
GEORGINA
MARGUERITA
ALTA
PALISADES
BEACH ROAD
PALISADES
MONTANA
CALIFORNIA
WILSHIRE
ARIZONA
SANTA MONICA
COLORADO
IDAHO
WASHINGTON
BROADWAY
AVE
ADELA DI E DR
BLVD
PL
ADELAIDE
CARLYLE AVE
BRENTWOOD
AVE
GEORGINA
COLORADO
SANTA MONICA
BROADWAY
WILSHIRE
ARIZONA
IDAHO
WASHINGTON
CALIFORNIA
ALTA
AVE
AVE
AVE GEORGINA
CARLYLE
MARGUERITA
CLOVERFIELD
AVE
ST
AVE
CHELSEA AVE
25TH ST
PARK DR
24TH ST
CHELSEA
PL
SCHADER
DR
ST
21ST ST
MONTANA AVE
AVE
AVE
STANFORD
BERKELEY FRANKLIN
CENTINELA
LIPTON AVE
ST
ST
ST
ST
ST
ST
ST
AVE
PRINCETON
HARVARD
YALE
BLVD
BLVD
AVE
AVE
PENNSYLVANIA
AVE
AVE NEBRASKA
STEWARTAVE
PENNSYLVANIA
LA MESA
DR LA MESA
WAY 24TH
ST
LA MESA DR 21ST
PL
GALE
PL
W O O DACRES
RD
ERMONT
PL
ESPARTA WAY
FO X TAIL
DR
PL
LA R KIN
WINNETT
PL
2ND
3RD
5TH
4TH
6TH
7TH
OCEAN
ST
ST
ST
ST
ST
BLVD
9TH
10TH
12TH
LINCOLN
19TH ST
ST
ST
ST
ST
18TH
ST
ST
ST
ST
EUCLID
ST
ST
4TH ST
7TH
AVE
AVE
AVE
AVE
AVE
AVE
BLVD
AVEAVE
BLVD
11TH
ST
11TH ST
14TH
17TH
20TH
ST
17TH ST
20TH
23RD
ST
26TH
ST
ST
25TH ST
26TH ST
24TH
24TH
ST
23RD
ST
ST
ST
ST
23RD
22ND
21ST
21ST PL
BLVD
SAN VICENTE
OCEAN AVE OCEAN SAN VICENTE
14TH
16TH
15TH
BROADWAY
26TH
ST
MICHIGAN AVE 24TH ST
BLVD
PENN AVE
21ST ST
ST
AVE DELAWARE
AVE MICHIGAN
23RD
22ND
ST
ST
ST
ST
ST
24TH
25TH
26TH
27TH
ST
ST
31ST
28TH
29TH
30TH
ST
ST
ST
ST
ST
ST
32ND
ST
31ST LOOP NORTH
DOUGLAS
25TH ST
ST
KANSAS
CLOVER ST
AVE
DELAWARE FRANK ST
HIGH
PL
27TH ST
AVE
ST
CENTINELA
ST
AVE
PEARL
EXPOSITION
BLVD
VIRGINIA
3 4TH
ST
BLVD
OLYMPIC
22ND ST
4TH
MAIN
PICO
7TH ST
MOSS
AVE
ARCADIA
PACIFIC
MARINE
APPIAN WAY SEAVIEW VICENTE SEASIDE OLYMPIC BLVD
21ST
ST
22ND
ST
21ST
PICO
BLVD
PICO
PEARL ST
CLOVERFIELD BLVD
18TH ST
ST
MAPLE
PINE
ST
CEDAR
ST
AVE
AVE
ST
ST
MARINE
NAVY ST
ST
ST
PIER
W ELLESLEY
D R
BRYN MAWR
AVE
AVE
SUNSET
DEWEY
23RD
21ST ST
18TH ST
ST
17TH
9TH
10TH
12TH
ST
ST
ST
ST
EUCLID
15TH
ST
ST
21ST
20TH
ST
16TH
19TH
18TH
17TH
ST
ST
11TH
14TH
16TH
EUCLID
ST
ST
BAY ST
ST 10TH
PACIFIC
PEARL
CEDAR
PINE
MAPLE
ST
ST
ST
ST
ST
ST
ST
ST
HILL
OAK ST
11TH ST
ASHLAND
SUNSET
AVE
LINDA
LN
PAULA
DR
MARGARET LN
STEINER AVE
PROSPECT AVE
GLENN AVE
FREDERICK ST
10TH
ST WILSON PL
PIER AVE
MARINE ST
BLVD
BLVD BAY ST
NEILSON
WAY
BICKNELL AVE
ST
GRANT
BAY
ST
7TH
ST
6TH ST
ST
STRAND
PACIFIC
PACIFIC
ST
RD KENSINGTON
CEDAR ST
PINE ST
BEVERLEY AVE
5TH
6TH ST
ST
HOLLISTER AVE
3RD
2ND ST
ST
ST
AVE
AVE HOLLISTER
WADSWORTH
HART AVE
FRASER AVE MILLS
BEACH
NORMAN
BARNARD WAY
SEA COLONY DR
AVE
KINNEY
PIER
OCEAN AVEMONICA
SANTA LINCOLN
HILL
ASHLAND
AVE
6TH ST
5TH ST
PIER AVE
RAYMOND
AVE
PIER AVE
ST
ST
6TH
7TH ST
HIGHLAND
AVE NAVY ST
ST OZONE
ST
MARINE
OCEAN PARK
OCEAN PARK BLVD
BLVD
BLVD
PARK OCEAN
HILL
COPELAND CT
34TH
33RD
OCEAN FRONT WALK OCEAN WAY
OCEAN FRONT WALK
OCEAN FRONT WALK
PACIFIC
TER
TER
TER
TER
TER
TER
TER
TER
FWY
ST 3RD ST PROM
BROADWAY
BLVD
OLYMPIC DR
MAZATLAN ST
Civic Center Drive
10 City of Santa Monica
Land Use Designations
Disclaimer:
This map of the City of Santa Monica has been provided
for illustration purposes only. Every reasonable effort has been made to ensure the accuracy of the maps provided,
however, some information may not be accurate. The City of Santa Monica ("City") provides this map on an "AS IS" basis. The City assumes no liability for damages arising from errors or omissions. THE MAPS ARE PROVIDED WITHOUT
WARRANTY OF ANY KIND, either expressed or implied,
including but not limited to, the implied warranties of merchantability and fitness for a particular purpose. Do not make any business decisions based on this map before
validating your decision with the appropriate City office. 0 0.475 0.95
Miles P a c i f i c O c e a n
Land Use
Single Family Housing
Low Density Housing
Medium Density Housing
High Density Housing
Mixed Use Boulevard Low
Mixed Use Boulevard
General Commercial
Neighborhood Commercial
Bergamot Transit Village
Mixed Use Creative
Downtown Core
Industrial Conservation
Office Campus
Oceanfront District
Health Care Mixed Use
Institutional/Public Lands
Parks and Open Space
LUCE Districts
Bergamot Area Plan
PPC (Pedestrian-Priority Corridor Overlay)
RP (Ground Floor Retail Priority Overlay)
BTV (Bergamot Transit Village)
MUC (Mixed Use Creative)
CCS (Conservation: Creative Sector)
CAC (Conservation: Art Center)
Expo Light Rail Line
Effective July 24, 2015
AIRPORT
The LUCE Land Use Designation Map illustrates the citywide distribution of land use designations. The other maps provided throughout the LUCE showing land use designations are primarily provided for orientation purposes. Where conflicts between maps exist, the citywide Land Use Designation Map shall govern. chapter 2.1
SANTA MONICA LUCE | 2.1 - 29
transition from former regional commercial
uses to a mix of residential and local-serving
uses, accompanied by community benefits
such as wider sidewalks, landscaping, trees
and open space. There is a hierarchy of
mixed-use centers that range in character and
intensity. Some are small-scale, draw from the
surrounding neighborhoods, and have limited
amounts of housing as well as some creative
office. Others have a more urban character
with a greater intensity and include more
opportunities for housing.
D. Employment and Commerce
Employment and commerce designations are
for the areas of the City that provide space for
continued employment activities to ensure a
robust economy that is essential in order for
the City to continue to provide the high level
of public services that the community expects.
The LUCE land use designations allow for the
continuation of existing employment activities,
however may also allow for new housing
opportunities. The 2009 Plan proposes a
reduction in regional-serving commercial uses,
with the exception of healthcare, in favor of
local-serving uses typically with a smaller floor
plate. Land use designations in this category
include Industrial Conservation and Healthcare
District.
E. Community and Public Uses
These allow for a wide range of public facilities,
including parks and open space, educational
facilities, municipal offices, the Civic Center,
museums or performance spaces, City yards,
and other public or quasi-public facilities. The
uses are distributed throughout the City and
many of them, such as parks and schools,
are within walking distance of the majority of
residential neighborhoods.
Structure of this Section
Each of the land use designations is composed
of the following:
A vision describing the purpose of the
designation
A description of the broad categories of
desired land uses
A summary of the development parameters
for each designation (except for the broader
Neighborhoods category)
A. NEIGHBORHOODS
1. Single Family Housing
Vision
The scale and character of existing single
family areas will be preserved and enhanced
by employing the tools of a neighborhood
conservation program, promoting the
rehabilitation and long-term maintenance of
existing structures, and allowing only new
development that is of a scale and character
consistent with the existing neighborhood. The
City shall strive to create additional green open
spaces within walking distance of the single
family neighborhoods.
Description
This designation is applied to areas consisting
primarily of single family dwellings on
individual lots, and preserves and protects the
existing character and state of the residential
neighborhood. Typical uses include single
family housing, parks, and small home child
care facilities.
Single Family Housing neighborhoods should
be enhanced with streetscape and pedestrian
improvements, trees and landscaping, and the
limitation of disturbing noises.
land use policy and designations
2.1 - 30 | SANTA MONICA LUCE
Development Parameters
Height and maximum allowable density for
the Single Family Housing designation are
as follows:
Maximum allowable height not to exceed
28 feet; except that parcels over 20,000 square
feet with a minimum parcel frontage width of
200 feet may have a maximum allowable height
not to exceed 35 feet; and parcels in the North
of Montana area, as specified in the Zoning
Ordinance, may have a maximum allowable
height not to exceed 32 feet.
One (1) unit per legal parcel, consistent with
the scale of existing development and State and
City laws regarding second dwelling units.
2. Low-Density Housing
Vision
The scale and character of existing low-density
residential neighborhoods that contain a mix
of single family and low-density multi-family
housing will be preserved and enhanced
by employing the tools of a neighborhood
conservation program. The program would
promote policies for the conservation and
maintenance of existing housing resources,
the rehabilitation of existing structures, and
only allow new development that is of a scale
and character consistent with the existing
neighborhood. Additionally, new development
will transition in mass and scale to adjacent
structures in a way that protects the aesthetics
and livability of the neighborhood. The City
shall strive to ensure that open space, retail
and commercial amenities are located
within walking distance of the low-density
neighborhoods.
Description
This designation is applied to lower-density
residential areas that are primarily low-density,
and multi-family housing. The designation is
designed to preserve and protect the existing
character of the residential neighborhood.
Typical uses include single family housing,
duplexes and triplexes, townhouse style units,
low-scale courtyard housing, institutional
residential uses like child care homes,
transitional housing or hospice facilities, and
neighborhood-serving uses such as child care,
neighborhood grocery stores and community
facilities.
Low-Density Housing neighborhoods should
be enhanced with streetscape and pedestrian
improvements, trees and landscaping,
and buffers from the noise of nearby uses.
Neighborhood-serving retail should be located
close to these neighborhoods.
Development Parameters
Height and maximum allowable density for the
Low-Density Housing designation are
as follows:
Maximum allowable height not to exceed
30 feet; except that parcels located north of
the Pier and in the R2B District may have a
maximum allowable height not to exceed 40
feet within a sight envelope as specified in the
Zoning Ordinance.
Maximum allowable density up to 29 units
per net residential acre, exclusive of City and
State density bonuses, consistent with the scale
of existing development.
One hundred percent affordable housing
projects have a maximum allowable density up
to 29 units per net residential acre, exclusive
of City and State density bonuses, with no
limitations on the number of stories within the
30-foot height limit. One hundred percent
affordable housing projects of 50 or fewer units
will be processed ministerially.
A project which preserves a City-designated
landmark or structure of merit in a portion
of the R2 District which had historically been
zoned R3 shall receive a 6-foot height bonus,
allowing for an additional floor of housing.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 31
3. Medium-Density Housing
Vision
The affordability, accessibility, and
attractiveness of Santa Monica’s mediumdensity residential neighborhoods will be preserved by promoting the rehabilitation of
existing structures and by employing the tools
of a neighborhood conservation program,
particularly policies for the conservation and
maintenance of existing housing resources
and specific protections for character defining
courtyard housing. These include allowing only
development that is of a scale and character
consistent with the existing neighborhood.
Additionally, new development will transition
in mass and scale to adjacent structures in a
way that protects the neighborhood’s aesthetic
quality and livability. The City shall strive to
ensure that open space, retail and commercial
amenities are located within easy
walking distance.
Description
This designation is applied primarily to areas
of the City with a mix of multi-family housing
as well as the occasional remaining single
family house. It is intended to preserve and
protect the existing character and state of the
residential neighborhood. Typical uses include
low and medium-scale multi-family housing,
townhouse style units, courtyard housing,
duplexes and triplexes, institutional residential
uses like child care homes, transitional housing
or hospice facilities, and neighborhood-serving
uses such as child care, neighborhood grocery
stores and community facilities.
Development Parameters
Height and maximum allowable density for
the Medium-Density Housing designation are
as follows:
Tier 1 – Base height not to exceed 30 feet
and maximum allowable density up to 29 units
per net residential acre, exclusive of City and
State density bonuses and consistent with the
scale of existing development.
Tier 2 – Housing projects that provide
identified community benefits specified in
implementing ordinances may request a
maximum allowable height not to exceed 40
feet and maximum allowable density up to
35 units per net residential acre, exclusive of
Cityand State density bonuses. These housing
projects will require a discretionary permit,
following a public review process that will
determine consistency with objective standards
such as mass, scale, compatibility, affordable
housing, open space, TDM measures and
implementation of parking strategies. As an
alternative, an objective points-based incentive
program may be considered.
One hundred percent affordable housing
projects have a maximum allowable density up
to 35 units per net residential acre, exclusive
of City and State density bonuses, with no
limitation on the number of stories within the
40-foot height limit. One hundred percent
affordable housing projects of 50 or fewer units
will be processed ministerially.
4. High-Density Housing
Vision
The affordability, accessibility, and
attractiveness of Santa Monica’s higher-density
residential neighborhoods will be preserved
and enhanced by promoting the rehabilitation
of existing structures and employing the tools
of a neighborhood conservation program.
This program may contain policies for the
conservation and maintenance of existing
housing resources and specific protections
for character-defining courtyard apartments,
allowing only new development that is of
a scale and character consistent with the
existing neighborhood. Additionally, new
development will transition in mass and scale
to adjacent structures in a way that protects the
neighborhood’s aesthetic quality and livability.
The City shall strive to ensure that open space,
retail and commercial amenities are located
within walking distance of the high-density
neighborhoods.
land use policy and designations
2.1 - 32 | SANTA MONICA LUCE
Description
High-Density Housing allows for multi-family
housing at a greater intensity than other
residential neighborhoods. This designation is
intended to preserve and protect the character
of the existing high-density residential
neighborhoods by employing the tools of a
neighborhood conservation program. Typical
uses include three-to four-story multi-family
housing, duplexes, triplexes, institutional
residential uses like child care homes, assisted
living, transitional housing or hospice facilities,
hotels, and neighborhood-serving uses such as
child care, neighborhood grocery stores and
community facilities.
Development Parameters
Height and maximum allowable density for
the High-Density Housing designation are
as follows:
Tier 1 – Base height not to exceed 30 feet
and maximum allowable density up to 35
units per net residential acre, exclusive of City
density bonuses and consistent with the scale
of existing development.
Tier 2 – Housing projects that provide
identified community benefits specified in
implementing ordinances may request a
maximum allowable height not to exceed
45 feet and maximum allowable density up
to 48 units per net residential acre, exclusive
of City and State density bonuses. These
housing projects will require a discretionary
permit, following a public review process that
will determine consistency with appropriate
objective standards such as mass, scale,
compatibility, affordable housing, open space,
TDM measures and implementation of parking
strategies. As an alternative, an objective
points-based incentive program may be
considered.
One hundred percent affordable housing
projects have a maximum allowable density up
to 48 units per net residential acre, exclusive
of City and State density bonuses, with no
limitation on the number of stories within the
45-foot height limit. One hundred percent
affordable housing projects of 50 or fewer units
will be processed ministerially.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 33
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land use policy and designations
2.1 - 34 | SANTA MONICA LUCE
Building Height Guidelines – Mixed-Use Boulevard Low
Figure 1: 32’ Base Height
Figure 13
32 ft. Height Limit -
25 ft. Streetwall Height
25 ft. Base Height
at Streetwall
32 ft. Maximum Building Height
with Stepback
2 1
32 1
Maximum Façade at Property
Line
32’ Maximum Building Height
with Step Back
1 2
Figure 2: 36’ Height Limit
Figure 14
35 ft. Height Limit -
25 ft. Streetwall Height
25 ft. Base Height
at Streetwall
35 ft. Maximum Building Height
with Stepback
2 1
32 1
Maximum Façade at Property
Line
35’ Maximum Building Height
with Step Back
1 2
Figure 3: 47’ Height Limit
Figure 9 (variation)
Performance Based 45 ft. Height Limit -
Average Stepbacks above 25 ft.
25 ft. Base Height at Property Line
9 ft. Average Stepback between 25 ft.
and 35 ft. Height
18 ft. Average Stepback between 35 ft.
and Maximum 45 ft. Height
3 2
1 3
1 2
Maximum Façade at Property Line
Step Back’
Increased Step Back
1 2
3 B. BOULEVARDS
5. Mixed-Use Boulevard Low
Vision
Areas designated as Mixed-Use Boulevard Low
transform into vibrant, highly walkable areas
with broad, pedestrian-friendly sidewalks,
trees, landscaping and local-serving uses. As
described in the Community Benefits chapter,
new development over the base height
will require a discretionary review process
and community benefits which may include
additional affordable and workforce housing.
New buildings step down in relationship
to the scale and character of adjacent lowdensity neighborhoods and include a diverse mix of uses and housing types designed to
complement and serve the existing residential
neighborhood.
Land Use Parameters
The Mixed-Use Boulevard Low designation is
generally applied to areas of boulevards that
are envisioned to transition from general into
mixed-use areas. The Mixed-Use Boulevard
Low designation is intended for sections of
boulevards adjacent to low-density residential
neighborhoods, where it is important that
new development respects and relates to the
scale of existing neighborhoods. Development
should maximize human-scale elements and
provide a sensitive transition between these
uses and neighboring residences.
At the ground floor, uses include active, localserving retail, open spaces such as plazas and paseos, service-oriented commercial uses,
and residential and hotel uses in limited areas.
Exceptions are Broadway, where small creative
commercial uses are allowed, and Colorado
Avenue, where artist studios or small offices are
also allowed. Above the ground floor, multifamily affordable, workforce and market-rate housing is the predominant use.
To meet the changing demand for automobile
sales uses, existing automobile dealers shall
be allowed to expand using the urban auto
dealership format described in the 20th Street
to Lincoln Boulevard section of the Santa
Monica Boulevard description (on page 2.4-
14), and in a manner that is respectful of their
surrounding neighbors. Auto dealers that do
not expand are encouraged to transform their
dealerships into the urban auto dealership
format which contributes to Santa Monica’s
urban form with multi-story buildings built to
the street and parking in structures at the rear
or underground. For purposes of calculating
FAR, below grade auto dealer facilities shall
be excluded and rooftop parking/automobile
storage shall be discounted by 50%. The
existing auto dealer parking/automobile
storage use on Broadway may continue (and
interchange automobile parking and storage
use) but dealerships are encouraged to move
parking/storage on-site when they convert to
the multi-story urban auto dealer format.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 35
Building Height Guidelines – Mixed-Use Boulevard Low
Figure 5: Rear Yard Step Backs at Residential Properties 2 PL
RESIDENTIAL
PROPERTY
1 3
3 15 ft.
10 ft. 2
1 3
4 10 ft.
10 ft. 10’ Rear Yard
Setback
25’ Height at
Property Line
45-degree Angle
45’ Maximum
Building Height
1 2
3 4
Figure 4: Minimum Façade
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 Development Parameters
Height and Floor Area Ratio (FAR) with
associated setback and step back standards
for the Mixed-Use Boulevard Low designation
are as follows:
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the Mixed-Use Boulevard
Low District is 32 feet (2 stories) with a 1.5
FAR. A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance.
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 36 feet and 1.75 FAR.
(see Figure 2)
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that include additional community
benefits may request a height up to 47 feet
and 2.0 FAR if the project is located in an area
designated Mixed-Use Boulevard Low on the
north side of Broadway, on the south side of
Broadway west of the centerline of 20th Street,
on Colorado west of the centerline of 20th
Street, or within an Activity Center boundary.
Proposals above the base height must
provide the City with enumerated community
benefits as identified in the “Five Priority
Categories of Community Benefits” section
of this chapter (on page 2.1-8). Housing and
mixed-use housing projects will be required to
provide a percentage of affordable units either
on- or off- site. Other projects will contribute
applicable project mitigation fees for the
purpose of addressing affordable housing
requirements.
HOUSING PROJECTS
MUBL North of I-10: A housing project,
as defined in the Zoning Ordinance and in
compliance with the City’s Affordable Housing
Production Program may be developed up to
70 feet in height with a 3.25 FAR, exclusive of
any State or local density bonuses.
MUBL Pico Boulevard: A housing project,
as defined in the Zoning Ordinance and in
compliance with the City’s Affordable Housing
Production Program may be developed up to
45 feet in height with a 2.0 FAR, exclusive of
any State or local density bonuses.
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
MUBL Pico Boulevard-west of Lincoln
Boulevard, Lincoln Boulevard, Main Street:
A housing project, as defined in the Zoning
Ordinance and in compliance with the City’s
Affordable Housing Production Program may
be developed up to 55 feet in height with a
2.5 FAR, exclusive of any State or local density
bonuses.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
land use policy and designations
2.1 - 36 | SANTA MONICA LUCE
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site.
For any existing auto dealers that expand
without using the urban auto dealership format,
a discretionary process will be required.
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 4)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figures
1, 2 and 3)
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
Building Height Guidelines – Mixed-Use Boulevard
3 1
2 Figure 1
32 ft. Base Height
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
32 ft. Maximum Building Height
1 2
Figure 6
32’ Base Height
Minimum 15’ Ground Floor
Floor-to-Floor Height
32’ Maximum Building Height
1 2
Figure 09
Performance Based 45 ft. Height Limit -
Average Stepbacks above 35 ft.
35 ft. Base Height at Property Line
9 ft. Average Stepback between 35 ft.
and Maximum 45 ft. Height
3 2
1 1
2 Figure 8
47’ Height Limit
Maximum Façade at Property
Line
Step Back
1 2
Figure 2
35 ft. Height Assumes
Affordable Housing Component
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
10 ft. Floor-to-Floor Height
3 10 ft. Floor-to-Floor Height
2 1
2 1
23 Figure 7
39’ Height Limit
Minimum 15’ Ground Floor
Floor-to-Floor Height
10’ Floor-to-Floor Height
10’ Floor-to-Floor Height
1 2
3 zoning ordinance. (see Figures 2 and 3)
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site. (see Figure 5)
For any existing auto dealers that expand
without using the urban auto dealership format,
a discretionary process will be required.
6. Mixed-Use Boulevard
Vision
Areas designated as Mixed-Use Boulevard
transform from underutilized and auto-oriented
sections of the boulevards into vibrant,
diverse and attractive pedestrian-friendly
boulevards that support local-serving retail,
spaces and a diversity of housing types. Mixeduse boulevards provide an environment to encourage affordable and workforce housing,
step down in height and mass to adjacent
residential neighborhoods, and accommodate
a variety of local-serving uses.
Land Use Parameters
The Mixed-Use Boulevard designation
is applied to areas of boulevards that
chapter 2.1
SANTA MONICA LUCE | 2.1 - 37
Mixed-Use Boulevard: Attractive, pedestrian-oriented streets supporting housing, open space and local services and amenities.. Mixeduse boulevards provide an environment to encourage affordable and workforce housing, step down in height and mass to adjacent residential neighborhoods, and accommodate a variety of local-serving uses. are envisioned to transition from general
commercial into higher-intensity mixed-use
areas. Development should maximize humanscale elements and community benefits while providing a sensitive transition between these
uses and surrounding neighborhoods.
At the ground floor, uses include local-serving
retail uses, ground floor green open spaces
such as small parks and plazas, service-oriented
commercial uses with some small-scale office
uses to serve local tenants. Above the first
floor, affordable, workforce and market-rate
housing is the predominant use. Exceptions are
the south side of Wilshire Boulevard between
Centinela Avenue and Stanford Street and
within the Healthcare Mixed-Use District, where
local-serving office and medical-related office
is allowed. Existing automobile dealers shall
be allowed to expand using the urban auto
dealership format described in the Strategic
Approach for 20th Street to Lincoln Boulevard
on Santa Monica Boulevard (Chapter 2.4
Boulevards), and in a manner that is compatible
with the surrounding neighborhood. Auto
dealers that do not expand are encouraged to
upgrade their dealerships into the urban auto
dealership format, which contributes to Santa
Monica’s urban form with multi-story buildings
built to the street and parking in structures
at the rear or underground. For purposes
of calculating FAR, below grade auto dealer
facilities shall be excluded and rooftop parking/
automobile storage shall be discounted by
50%. Auto dealerships may be authorized on
the east side of Lincoln Boulevard between
I-10 and Santa Monica Boulevard, if approved
pursuant to a discretionary process.
Development Parameters
Height and Floor Area Ratio (FAR) with
associated setback and step back standards for
the Mixed-Use Boulevard designation are as
follows.
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the Mixed-Use Boulevard
District is 32 feet (2 stories) with a 1.5 FAR.
A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance.
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 45 feet and 2.25 FAR.
(see Figure 8)
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide additional community
land use policy and designations
2.1 - 38 | SANTA MONICA LUCE
2 PL
RESIDENTIAL
PROPERTY
1 3
3 15 ft.
10 ft.
10 ft.
10 ft.
10 ft.
2 1
3 4
Figure 11
Rear Yard Step Backs at Residential
Properties
10’ Rear Yard Setback
25’ Height at Property Line
45-degree Angle
55’ Maximum Building Height
1 2
3 4
Building Height Guidelines – Mixed-Use Boulevard
Figure 12
Reduced Maximum Building Height
1 2
3 Figure 9
60’ Height Limit
35’ Base Height at Property
Line
Step Back
Increased Step Back
1 2
3 Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Figure 10
Minimum Façade
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 benefits, may request a height of 55 feet and
2.75 FAR if the project is located in an area
designated Mixed-Use Boulevard or within the
area bounded by Colorado Avenue Olympic
Boulevard, 20th Street, and Cloverfield
Boulevard (see Figure 9).
Proposals above the base height must
provide the City with enumerated community
benefits as identified in the “Five Priority
Categories of Community Benefits” section of
this chapter.
HOUSING PROJECTS
A housing project as defined in the Zoning
Ordinance and in compliance with the City’s
Affordable Housing Production Program may
be developed up to 70 feet in height with a
3.25 FAR, exclusive of any State or local density
bonuses.
A housing project as defined in the
Downtown Community Plan and within the
Downtown Community Plan Area shall have
a base height of 70 feet and a 3.25 FAR on
Wilshire Boulevard, and a base height of 65
feet and a 3.0 FAR on Lincoln Boulevard,
exclusive of any State or local density bonuses.
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 10)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance.
(see Figures 8 and 9)
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance.(see Figures 8 and 9)
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site.(see Figure 11)
For any existing auto dealers that expand
without using the urban auto dealership format,
a discretionary process will be required.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 39
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land use policy and designations
2.1 - 40 | SANTA MONICA LUCE
Building Height Guidelines – General Commercial
Figure 13
Lincoln & Pico Blvds. 32’ Base Height
and Max Façade
Figure 13
32 ft. Height Limit -
25 ft. Streetwall Height
25 ft. Base Height
at Streetwall
32 ft. Maximum Building Height
with Stepback
2 1
32 1
Maximum Façade with Minimum
15’ Ground Floor
32’ Maximum Building height
with Step Back
1 2
Figure 14
Lincoln & Pico Blvds. 35’ Height Limit
and Max Façade
Figure 14
35 ft. Height Limit -
25 ft. Streetwall Height
25 ft. Base Height
at Streetwall
35 ft. Maximum Building Height
with Stepback
2 1
32 1
Maximum Façade with Minimum
15’ Ground Floor
35’ Maximum Building Height
with Step Back
1 2
Figure 12
Santa Monica Blvd. 25’ Base Height
3 1
2 Figure 1
32 ft. Base Height
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
32 ft. Maximum Building Height
1 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
25’ Maximum Building Height
1 2
7. General Commercial
Vision
General Commercial areas focus on a wide
variety of commercial uses, including general
commercial, auto dealers and auto repair
businesses, in limited areas of the City and
create standards to ensure that these uses are
attractive and have minimal impacts on existing
neighborhoods. The designation provides
additional opportunities for housing on Lincoln
and Pico Boulevards by allowing affordable,
workforce and market-rate housing above the
ground floor.
Land Use Parameters
The General Commercial designation is
applied to the traditional commercial area of
Lincoln Boulevard south of the I-10 Freeway
and Santa Monica Boulevard between 20th
Street and Lincoln Boulevard, the City’s auto
row. A small portion of Pico Boulevard from
Lincoln Boulevard to 10th Street is also General
Commercial. This designation is intended
to maintain an area for a broad range of
commercial uses that provide necessary daily
services such as auto sales and auto repair,
convenience retail, hotels, hardware stores, and
small restaurants. This designation will allow
for and provide a FAR bonus for affordable
housing above the ground floor of buildings on
Lincoln and Pico Boulevards.
At the ground floor, commercial uses such
as local-serving retail, limited auto services,
walk-in office uses, and small restaurants are
allowed. Above the ground floor, desired
uses include the same uses that are permitted
on the ground floor. In addition, on Lincoln
and Pico Boulevards, affordable housing is
incentivized with an increased FAR.
Recognizing the important role auto dealers
play in the City’s economic sustainability, the
specific area along Santa Monica Boulevard
between 20th Street and Lincoln Boulevard
is designated for auto dealerships as well as
for accommodating their expansion and new
dealerships. New and revitalized dealerships
are encouraged to build showrooms adjacent
to the boulevard sidewalk using the urban
format, locating new car inventory, customer
parking, and service facilities in multi-story
facilities to the rear of the retail showroom or
below grade.
Development Parameters
Height and FAR with associated setback
and step back standards for the General
Commercial designation are as follows:
chapter 2.1
SANTA MONICA LUCE | 2.1 - 41
Santa Monica Boulevard
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the General Commercial
portion of Santa Monica Boulevard is 32 feet
(2 stories) with a 1.25 FAR. For purposes of
calculating FAR, below grade auto dealer
facilities shall be excluded and rooftop parking/
automobile storage shall be discounted by
50%. A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance. (see Figure 12)
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 35 feet and 1.5 FAR.
However, when design standards are adopted
for the urban auto dealer format, a ministerial
process may be allowed. (see Figure 15)
For any new and expanded auto dealers that
do not use the urban auto dealership format, a
discretionary process will be required.
HOUSING PROJECTS
A housing project as defined in the Zoning
Ordinance and in compliance with the City’s
Affordable Housing Production Program may
be developed up to 70 feet in height with
a 3.25 FAR, exclusive of any State or local
density bonuses.
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
Lincoln and Pico Boulevards
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the General Commercial
portion of Lincoln and Pico Boulevards is 32
feet (2 stories) with a 1.5 FAR. A Tier 1 project
is ministerial up to the discretionary review
threshold established by the Zoning Ordinance.
(see Figure 13)
TIER 2 - ABOVE BASE - WITH COMMUNITY
BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request additional FAR up to 1.75. (see Figure 14)
On Lincoln Boulevard south of I-10, existing,
moderately-priced motels should have no
limitation on the number of stories so long as
they comply with established height limits.
General Commercial: this designation is intended to maintain an area for a broad range of commercial uses that provide necessary daily services such as auto sales and auto repair, convenience retail, hotels, hardware stores, and small restaurants. land use policy and designations
2.1 - 42 | SANTA MONICA LUCE
HOUSING PROJECTS
Lincoln Boulevard: A housing project
as defined in the Zoning Ordinance and in
compliance with the City’s Affordable Housing
Production Program, may be developed up to
55 feet in height with a 2.50 FAR, exclusive of
any State or local density bonuses.
Pico Boulevard: A housing project as defined
in the Zoning Ordinance and in compliance
with the City’s Affordable Housing Production
Program, may be developed up to 45 feet in
height with a 2.0 FAR, exclusive of any State or
local density bonuses.
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 16)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance.
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance.
(see Figure 14)
Buildings that share a property line with a
residentially-designated property are required
to be setback 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet
in height above the property line abutting
the residential property and from that point,
extending at a 45-degree angle from vertical
toward the interior of the site. (see Figure 17)
Building Height Guidelines – General Commercial
Figure 15
Santa Monica Blvd.
35’ Height Limit and Max Façade
Auto Showroom
Display Windows at Property
Line
Car Storage and Service
Community Benefit
9‘ Average Step Back
Maximum Building Height
1 2
3 4
5 6
Figure 4
Urban Auto Showroom
Auto Showroom
Display Windows at Property Line
Car Storage and Service
Public Benefit
3 45º Angle
Maximum Building Height
3 3
PL
3 2
1 4
1 2
5 6
6 5
3 4
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Figure 16
Minimum Façade
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 Figure 5
35 ft Height Limit - Rear Yard
Stepbacks at Residential Properties
2 10 ft. Rear Yard Setback
25 ft. Height Above Property Line
45º Angle
PL
RESIDENTIAL
PROPERTY
1 3
3 35 ft. Maximum Building Height
15 ft.
10 ft. 2
3 2
1 1
3 4
4 10 ft.
Figure 17
Rear Yard Step Backs at Residential
Properties
10’ Rear Yard Setback
25’ Height at Property Line
45-degree Angle
35’ Maximum Building Height
1 2
3 4
chapter 2.1
SANTA MONICA LUCE | 2.1 - 43
Building Height Guidelines– Neighborhood Commercial
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Figure 19
Minimum Façade
Minimum Façade
32’ Maximum Building Height
1 2
Figure 4
32 ft Height Limit - Rear Yard
Stepbacks at Residential Properties
2 10 ft. Rear Yard Setback
25 ft. Height Above Property Line
45º Angle
PL
RESIDENTIAL
PROPERTY
1 3
3 32 ft. Maximum Building Height
18 ft.
14 ft.
2 3
2 1
1 3
4 4
Figure 20
Rear Yard Step Backs at Residential
10’ Rear Yard Setback
25’ Height at Property Line
45-degree Angle
32’ Maximum Building Height
1 2
3 4
Figure 13
32 ft. Height Limit -
25 ft. Streetwall Height
25 ft. Base Height
at Streetwall
32 ft. Maximum Building Height
with Stepback
2 1
32 1
Figure 18
32’ Base Height
Max Façade with Min 15’
Ground Floor Floor-to-Floor
32’ Maximum Building Height
with Step Back
1 2
C. MIXED-USE CENTERS
8. Neighborhood Commercial
Vision
Neighborhood Commercial areas remain
small-scale neighborhood shopping districts
located within walking distance of residential
neighborhoods. Neighborhood Commercial
areas like Main Street and Montana Avenue
continue to cater to local interests while also
serving a subregional role. The Neighborhood
Commercial portions of Pico Boulevard
transition to better serve the neighborhoods.
The Neighborhood Commercial sections
of Ocean Park Boulevard are refined with
pedestrian enhancements. The scale and
character of these areas are preserved
and enhanced with minor modifications to
streetscape and parking amenities.
Land Use Parameters
The Neighborhood Commercial designation
is applied to distinct, local-serving commercial
areas such as Main Street, Montana Avenue
and sections of Ocean Park Boulevard and
Pico Boulevard. The designation is intended
to maintain existing commercial districts and
allow for the creation of small neighborhood
centers that provide daily goods and services
easily accessible from surrounding residential
neighborhoods.
Ground floor uses include active, local-serving
retail and service commercial uses such as
small restaurants, laundromats, dry cleaners,
beauty/barber shops, and clothing and grocery
stores. Uses above the ground floor include:
residential, commercial, and local-serving office
uses.
Development Parameters
Height and FAR with associated setback and
step back standards for the Neighborhood
Commercial designation are as follows:
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the Neighborhood
Commercial District is 32 feet (2 stories) with a
1.5 FAR. A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance. (see Figure 18)
land use policy and designations
2.1 - 44 | SANTA MONICA LUCE
Neighborhood commercial areas, like Montana Avenue, Main Street and 26th Street provide a wide array of services and amenities to locals and visitors alike.
HOUSING PROJECTS
A housing project as defined in the Zoning
Ordinance and in compliance with the City’s
Affordable Housing Production Program may
be developed at 50 feet in height with a 2.25
FAR, exclusive of any State or local density
bonuses. ,
Main Street, Ocean Park Boulevard,
Montana Avenue: A housing project as defined
in the Zoning Ordinance and in compliance
with the City’s Affordable Housing Production
Program may be developed at 55 feet in
height with a 2.5 FAR, exclusive of any State or
local density bonuses.
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 19)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figure
18)
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance.(see Figure 18)
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site. (see Figure 20)
chapter 2.1
SANTA MONICA LUCE | 2.1 - 45
Building Height Guidelines– Bergamot Transit Village
Figure 22
39’ Base Height and Max Façade
Figure 23
60’ Height Limit
Figure 35
Reduced Maximum Building Height
1 2
Maximum Façade at Property
Line
Step Back
1 2
Figure 21
32’ Base Height
Figure 2
35 ft. Height Assumes
Affordable Housing Component
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
10 ft. Floor-to-Floor Height
3 10 ft. Floor-to-Floor Height
2 1
2 1
23 Minimum 15’ Ground Floor
Floor-to-Floor Height
10’ Floor-to-Floor Height
10’ Floor-to-Floor Height
1 2
3 3
1 2
Figure 1
32 ft. Base Height
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
32 ft. Maximum Building Height
1 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
32’ Maximum Building Height
1 2
9. Bergamot Transit Village
Vision
The Bergamot Transit Village designation
capitalizes on the new Expo Light Rail station
at the eastern end of the City by creating
a new mixed-use “village” that will attract
creative arts uses along with a variety of
housing types, entertainment and office uses
and local-serving retail to establish a vital,
new complete neighborhood. This historically
industrially-zoned area (characterized by large
disjointed parcels) will be bound together by a
new urban grid system, permitting the creation
of wide sidewalks, green connecting paths,
and new bike connections within the village
and to existing neighborhoods. Incentives
provide for the creation of new affordable,
workforce and market-rate housing, artists’
lofts and workspace, and the location of retail
and services supporting a live-work-play
community with a focus on arts and culture.
New incentivized development will be required
to meet stringent trip-reduction criteria.
Land Use Parameters
The Bergamot Transit Village designation
allows for transit-oriented development and the
presence of a world-class creative arts center
designed to foster Santa Monica’s important
creative arts industry, including production and
post-production uses around the proposed
Bergamot Light Rail Station.
New development incorporates humanscale elements, enhances the pedestrian environment, and is built to the sidewalk with
minimal or zero setback. New development
provides convenient pedestrian and bicycle
access to the future Expo Light Rail station.
Incentives are provided to create a significant
number of affordable, workforce and marketrate housing units, and public infrastructure in this area. The Transit Village designation is
intended to capitalize on the potential created
by the large public investment in the regional
transit system—a system designed to take cars
off regional roadways and local streets, helping
the City to meet its GHG emission goals.
At the ground floor, uses that can maximize
transit ridership such as creative office, retail,
cultural, entertainment, and public-serving are
allowed. Above the ground floor, residential
and creative office uses are allowed. This
designation also allows businesses that
develop or provide sustainable services and
products that are appropriate for the City
as well as businesses engaged in advanced
research and development.
Development Parameters
Height and FAR with associated setback and
step back standards for the Bergamot Transit
Village designation are as follows:
land use policy and designations
2.1 - 46 | SANTA MONICA LUCE
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the Bergamot Transit
Village District is 32 feet (2 stories) with a 1.75
FAR. A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance. (see Figures 21 and 22)
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 60 feet and 3.0 FAR.
(see Figure 23)
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
Subject to a discretionary review process and
an Area Plan, projects that provide additional
community benefits, may request a height up
to 75 feet and 3.5 FAR. Significant variation
in rooflines and building form is required
with specific standards to be included in the
Bergamot Transit Village Area Plan. Pursuant
to the plan, projects may also request height
up to 81 feet if there is a corresponding
percentage decrease in FAR for the actual
height above 75’. The ground floor floor-tofloor height above 13.5’ shall not be counted towards the overall height of the building so
long as it does not exceed an additional 5’. The
average building height shall be a minimum
of 10 feet less than the maximum requested
height (see Figure 24).
Proposals above the base height must
provide the City with enumerated community
benefits as identified in the “Five Priority
Categories of Community Benefits” section of
this chapter.
HOUSING PROJECTS
A housing project as defined in the Zoning
Ordinance and in compliance with the City’s
Affordable Housing Production Program, may
be developed up to 84 feet in height with a
4.0 FAR, exclusive of any State or local density
bonuses. ,
One hundred percent affordable housing
projects will receive development incentives,
Bergamot Transit Village: this designation capitalizes on the new Expo Light Rail station at the eastern end of the City by creating a new mixed-use “village” that will attract creative arts uses along with a variety of housing types, entertainment and office uses and local-serving retail to establish a vital, new complete neighborhood.. chapter 2.1
SANTA MONICA LUCE | 2.1 - 47
including but not limited to: greater building
heightand FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 25)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figures
23 and 24)
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance. (see Figures 23 and 24)
Building Height Guidelines– Bergamot Transit Village
Figure 24
81’ Height Limit (71’ Average Height)
Figure 16 (variation)
75 ft. Height Limit - 45 ft. Maximum
Streetwall Height and 50% Lot Coverage
above 45 ft.
1 3
Maximum Façade at Property Line
Step Back
Increased Step Back
1 2
3 Figure 25
Minimum Façade
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 Figure 26
Rear Yard Step Backs at
Residential Properties
2 10 ft. Rear Yard Setback
25 ft. Height Above Property Line
45º Angle
PL
RESIDENTIAL
PROPERTY
1 3
3 65 ft. Maximum Building Height
2 3
2 1
1 3
4 4
Figure 8
65 ft Height Limit - Rear Yard
Stepbacks at Residential Properties
10’ Rear Yard Setback
25’ Height at Property Line
45-degree Angle
Average Maximum
Building Height
1 2
3 4
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site. (see Figure 26)
land use policy and designations
2.1 - 48 | SANTA MONICA LUCE
10. Mixed-Use Creative
Vision
The Mixed-Use Creative designation is
designed to work in concert with the
Bergamot Transit Village to encourage the
retention and expansion of the creative arts
and entertainment-related jobs in the City.
This designation provides the opportunity to
balance arts jobs with a variety of housing for
all income ranges, and neighborhood-serving
retail and services. These uses acknowledge
the Expo Light Rail station by bringing jobs
and housing closer to high-frequency transit
service. A new urban grid system creates
wide sidewalks, green connecting paths and
streets, and new bike connections to the
Bergamot Light Rail Station and to existing
neighborhoods. This district transitions from
the more intensive activity of the Bergamot
Transit Village to the residential neighborhoods
to the northeast and south. Design guidelines
ensure appropriate and respectful relationships
with existing neighborhoods. The combination
of increased connectivity, and local-serving
retail and offices within walking or biking
distance supports an overall trip reduction
strategy for the area.
Building Height Guidelines – Mixed-Use Creative District Figure 28
36’ Base Height and Max Façade
Figure 2
35 ft. Height Assumes
Affordable Housing Component
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
10 ft. Floor-to-Floor Height
3 10 ft. Floor-to-Floor Height
2 1
2 1
23 Minimum 15’ Ground Floor
Floor-to-Floor Height
10’ Floor-to-Floor Height
10’ Floor-to-Floor Height
1 2
3 Figure 29
47’ Height Limit
Figure 09
Performance Based 45 ft. Height Limit -
Average Stepbacks above 35 ft.
35 ft. Base Height at Property Line
9 ft. Average Stepback between 35 ft.
and Maximum 45 ft. Height
3 2
1 1
2 Maximum Façade at Property
Line
Step Back
1 2
Figure 27
32’ Base Height
3 1
2 Figure 1
32 ft. Base Height
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
32 ft. Maximum Building Height
1 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
32’ Maximum Building Height
1 2
Land Use Parameters
The Mixed-Use Creative designation provides
a location for studio-related uses (such as film
and music production and post-production)
and provides space for artist live/work studio
development and affordable, workforce and
market-rate housing. It also accommodates
visual and performing arts studios. New
incentivized development includes streetscape
improvements and improvements to the
pedestrian environment.
The Mixed-Use Creative designation allows
for continued facilitation of studio-related
uses, enabling Santa Monica to maintain a
strong presence in the field of creative arts.
The designation will also ensure a positive
contribution toward the City’s economic
sustainability. Light industrial and residential
uses are allowed in this area, with affordable,
workforce and market-rate housing highly
encouraged.
At the ground floor, active, local-serving retail,
service commercial, and creative arts uses are
allowed. Above the ground floor, creative
office and affordable, workforce, and marketrate residential uses are allowed, with a target chapter 2.1
SANTA MONICA LUCE | 2.1 - 49
of 50% residential to 50% nonresidential uses
and no more than a 5% deviation in either
direction. In order to monitor progress in
achieving the desired mix of uses, the City shall
evaluate the residential to nonresidential land
use targets every two years. Uses that serve
both employees and residents of the area, such
as child care, community meeting spaces, small
restaurants, and neighborhood markets are
encouraged.
Development Parameters
Height and FAR with associated setback and
step back standards for the Mixed-Use Creative
designation are as follows:
NON-HOUSING PROJECT
TIER 1 - BASE HEIGHT
The base height in the Mixed-Use Creative
District is 32 feet (2 stories) with a 1.5 FAR.
A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance. (see Figures 27 and 28)
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 47 feet and 2.0 FAR.
(see Figure 29)
TIER 3 - ABOVE BASE - WITH ADDITIONAL
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that include additional community
benefits, may request a height up to 57 feet
and 2.5 FAR. (see Figure 30)
Proposals above the base height must
provide the City with enumerated community
benefits as identified in the “Five Priority
Categories of Community Benefits” section of
this chapter.
HOUSING PROJECTS
MUC North of Pennsylvania Avenue Parcel
Line or South of Expo Bike Path: A housing
project as defined in the Zoning Ordinance
and in compliance with the City’s Affordable
Housing Production Program, may be
developed up to 70 feet in height with a 3.25
FAR, exclusive of any State or local density
bonuses.
MUC Remainder: A housing project as
defined in the Zoning Ordinance and in
compliance with the City’s Affordable Housing
Production Program, may be developed up to
84 feet in height with a 4.0 FAR, exclusive of
any State or local density bonuses.
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
Building Height Guidelines– Mixed-Use Creative
Figure 30
57’ Height Limit
Figure 12
Reduced Maximum Building Height
1 2
3 Maximum Façade at Property
Line
Step Back
Increased Step Back
1 2
3 Figure 31
Minimum Façade
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 Figure 32
Rear Yard Step Backs at
Residential Properties
2 PL
RESIDENTIAL
PROPERTY
1 3
3 15 ft.
10 ft.
10 ft.
10 ft.
10 ft.
2 1
3 4
10’ Rear Yard Setback
25’ Height at Property Line
45-degree Angle
Average 55’ Maximum
Building Height
1 2
3 4
land use policy and designations
2.1 - 50 | SANTA MONICA LUCE
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance or Bergamot
Area Plan. (see Figure 31)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street
shall be defined in the zoning ordinance or
Bergamot Area Plan. (see Figures 29 and 30)
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance or Bergamot Area Plan. (see
Figures 29 and 30)
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site. (see Figure 32)
Mixed-Use Creative District: this designation provides the opportunity to balance arts jobs with a variety of housing for all income ranges, and neighborhood-serving retail and services.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 51
The Downtown will continue to build upon the success of entertainment and retail assets (such as the Third Street Promenade) and be the vibrant commercial hub of the City. New housing opportunities will also continue to emerge in mixed-use buildings.
11. Downtown Core
Vision
Santa Monica’s Downtown Core designation
maintains and enhances the Downtown area as
the heart of the City and as a thriving, mixeduse urban environment in which people can live, work, be entertained and be culturally enriched.
The Downtown has the greatest concentration
of activity in the City, anchored by the core
commercial district, which includes the Third
Street Promenade and the revitalized Santa
Monica Place open-air mall. The Downtown
Light Rail Station will serve as a gateway to
the Downtown, Civic Center and coastal
destinations, transforming the southern edge of
the district. The Downtown continues to provide
a substantial number of new housing units in
mixed-use projects. Affordable, workforce and
market-rate housing are highly desirable. The
LUCE expands the Downtown boundaries to
include Wilshire Boulevard to the north and
Lincoln Boulevard to the east. These important
mixed-use boulevards appropriately define the
edge of the district and help with the transition
from the intensity of the Downtown to adjacent
residential neighborhoods to the north and the
east.
Land Use Parameters
The Downtown Core designation allows for
the broadest mix of uses and highest intensity
development. The area is the City’s major
regional retail and employment district, with
a human-scale and pedestrian-orientation at
the street level. A balance of uses generates
activity during both daytime and evening
hours. Development intensities are lower on
the northern and eastern edges of the district
in order to transition to the lower-density
character of adjacent neighborhoods. New
development and infrastructure strengthens the
Downtown’s connection with the Civic Center,
Beach and Pier.
While specific uses will be established by a
Specific Plan, allowed uses include residential,
commercial, retail, cultural and entertainment
uses, and other visitor-serving uses, such as
hotels. In addition, existing non-profit youth
serving organizations should be preserved and
be allowed to expand. Existing parameters and
review processes for 100 percent affordable
housing projects will continue to apply.
Development Parameters
The height and FAR along with other
development standards such as setbacks and
step backs for the Downtown designation will
be determined through a Specific Plan process.
The new Downtown Specific Plan should
consider and evaluate the continuation of the
existing 50% floor area discount for residential
uses in locations where it will be compatible in
mass and scale with adjacent development.Prior
to the completion of a new Downtown Specific
Plan, the existing Bayside District Specific Plan
and applicable land use designations will apply.
land use policy and designations
2.1 - 52 | SANTA MONICA LUCE
Building Height Guidelines – Beach and Oceanfront District Figure 34
39’ Base Height and Max Façade
Figure 2
35 ft. Height Assumes
Affordable Housing Component
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
10 ft. Floor-to-Floor Height
3 10 ft. Floor-to-Floor Height
2 1
2 1
23 Minimum 15’ Ground Floor
Floor-to-Floor Height
10’ Floor-to Floor-Height
10’ Floor-to-Floor Height
1 2
3 Figure 35
47’ Height Limit
Figure 09
Performance Based 45 ft. Height Limit -
Average Stepbacks above 35 ft.
35 ft. Base Height at Property Line
9 ft. Average Stepback between 35 ft.
and Maximum 45 ft. Height
3 2
1 1
2 Maximum Façade at
Property Line
Step Back
1 2
Figure 33
32’ Base Height
3 1
2 Figure 1
32 ft. Base Height
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
32 ft. Maximum Building Height
1 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
32’ Maximum Building Height
1 2
Figure 36
Minimum Façade
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 Figure 37
Rear Yard Step Backs at Residential Properties
2 PL
RESIDENTIAL
PROPERTY
1 3
3 15 ft.
10 ft. 2
1 3
4 10 ft.
10 ft. 10’ Rear Yard
Setback
25’ Height at
Property Line
45-degree Angle
45’ Maximum
Building Height
1 2
3 4
12. Beach and Oceanfront
Vision
The Beach and Oceanfront District designation
preserves the area as a scenic resource for
the City that serves as a local gathering place,
and enhances the beach going experience
with visitor-serving uses that support it as a
regional, national and international tourist
destination. Linkages between the Oceanfront
and the City are strengthened through
enhancement of east-west streets leading
from the beach to Ocean Avenue, maintaining
public view corridors to the beach and ocean,
and adding pedestrian access paths to the
Beach. New beach parks are created north of
the Pier to create flexible, open green spaces
that are oriented to the water. Residential
neighborhoods are conserved and maintained.
Land Use Parameters
The Oceanfront District designation is
intended to maintain and enhance the
Oceanfront District as an important visitorserving destination with lodging, restaurants, shopping and recreation, as well as to protect
the existing residential enclaves in the area.
The unique character and scale of the area is
maintained, centering on the landmark Santa
Monica Pier. New residential and commercial
uses are consistent with the character of
existing buildings.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 53
The Beach and Oceanfront District continues to be Santa Monica’s greatest open space feature with many amenities for active and passive recreation. Connections between the Downtown, Civic Center, and the beachfront are an integral goal of the LUCE.
As little change is expected to occur within
this District, many of the existing uses remain,
including residential, local and visitor-serving
uses such as restaurants, hotels, beach clubs,
and public facilities. Existing hotels may
remodel and rebuild, not to exceed existing
floor area and building footprint, in accordance
with Proposition S. Future uses protect the
residential enclaves, maintaining the existing
character of the Oceanfront District, and
support its function as a local and regional
recreational amenity.
Development Parameters
Height and FAR with associated setback
and step back standards for the Beach and
Oceanfront District designation are as follows:
TIER 1 - BASE HEIGHT
The base height in the Beach and
Oceanfront District is 32 feet (2 stories) with
a 1.5 FAR. A project will receive a 4 foot
height bonus above the 32 foot base height,
allowing for an additional floor of housing,
by building the required affordable housing
units in accordance with the percentage
requirements specified in the City’s Affordable
Housing Production Program for the project as
a whole. A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance. (see Figures 33 and 34)
TIER 2 - ABOVE BASE - WITH
COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 47 feet and 2.0 FAR.
Projects that provide additional community
benefits may request a 2.25 FAR. (see Figure 35)
Proposals above the base height must
provide the City with enumerated community
benefits as identified in the “Five Priority
Categories of Community Benefits” section
of this chapter. Housing and mixed-use
housing projects will be required to provide a
percentage of affordable units either on- or offsite. Other projects will contribute applicable project mitigation fees for the purpose of
addressing affordable housing requirements.
ALL TIERS
One hundred percent affordable housing
projects will continue to be provided existing
incentives, including: building height not
to exceed the allowable maximum height
limit at the highest tier, inclusive of any
development bonus for affordable housing;
reduced parking requirements; flexibility in
providing a reduction in required ground floor
pedestrian-oriented uses, which may also
include community services, arts, and similar
uses, as applicable; and administrative review
of affordable housing projects.
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 36)
land use policy and designations
2.1 - 54 | SANTA MONICA LUCE
Building Height Guidelines – Industrial Conservation
Figure 39
45’ Max Height and Max Façade
Figure 9 (variation)
Performance Based 45 ft. Height Limit -
Average Stepbacks above 25 ft.
25 ft. Base Height at Property Line
9 ft. Average Stepback between 25 ft.
and 35 ft. Height
18 ft. Average Stepback between 35 ft.
and Maximum 45 ft. Height
3 2
1 3
1 2
Maximum Façade at Property
Line
Step Back
Increased Step Back
1 2
3 Figure 38
32’ Base Height
3 1
2 Figure 1
32 ft. Base Height
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
32 ft. Maximum Building Height
1 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
32’ Maximum Building Height
1 2
Figure 40
Minimum Façade
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance.
(see Figure 35))
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance. (see Figure 35)
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site. (see Figure 37)
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
D. EMPLOYMENT AND
COMMERCE
13. Industrial Conservation
Vision
The Industrial Conservation designation
preserves space for existing industrial uses that
provide a job base, affordable space for smallscale industrial and manufacturing businesses, and a center of economic activity for the City.
The continued land use allows small workshop,
warehouse, supply stores and maintenance
facilities that provide important community
services and employment. The relatively lower
land values accommodate business incubator
space, emerging technologies, and research
and development.
Land Use Parameters
The Industrial Conservation designation is
intended to provide an area where existing
light industrial uses may continue to serve the
community. The designation also provides
a place for the adaptive reuse of industrial
buildings into affordable workspace for artists
and the creative industries. Over time, the
district evolves into a center where research
and development offices and businesses that
support the City’s sustainability objectives
may locate.
Allowable land uses within this district
include light industrial uses, including
businesses engaged in design, development,
chapter 2.1
SANTA MONICA LUCE | 2.1 - 55
manufacturing, fabricating, testing, or
assembly of various products, which will
provide employment for workers with various
skills. Housing shall also be allowed in
the district. This area also allows incubator
business opportunities, including sustainable
industries that are appropriate for the City,
as well as small visual and performing arts
studios. Additionally, auto dealers are allowed
to locate storage and service facilities in this
area. A discretionary approval process may be
implemented to authorize auto sales subject
to a project-specific environmental review that
considers reasonably foreseeable land use
changes within the Industrial Conservation
District.
Development Parameters
Height and FAR with associated setback
and step back standards for the Industrial
Conservation designation are:
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the Industrial
Conservation District is 32 feet (2 stories) with a
1.5 FAR. A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance. (see Figure 38)
TIER 2 - WITH COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 45 feet and 2.25 FAR.
(see Figure 39)
HOUSING PROJECTS
A housing project as defined in the Zoning
Ordinance and in compliance with the City’s
Affordable Housing Production Program, may
be developed up to 65 feet in height with a
3.0 FAR, exclusive of any State or local density
bonuses. ,
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR; reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 40)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figure
39)
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance. (see Figure 39)
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site.
14. Office Campus
Vision
Areas designated as Office Campus provide
for office and related uses in limited areas
of the City. Housing shall be allowed in the
District.
Land Use Parameters
The Office Campus designation is applied
to limited areas of the City that are currently
developed with substantial office campus uses.
No new areas are designated with the Office
Campus land use designation.
Most properties within this designation
are largely controlled by Development
Agreements. However, in the Airport Business
land use policy and designations
2.1 - 56 | SANTA MONICA LUCE
Building Height Guidelines – Office Campus
Figure 42
Max Façade
Figure 2
35 ft. Height Assumes
Affordable Housing Component
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
10 ft. Floor-to-Floor Height
3 10 ft. Floor-to-Floor Height
2 1
2 1
23 Minimum 15’ Ground Floor
Floor-to-Floor Height
10’ Floor-to-Floor Height
10’ Floor-to-Floor Height
1 2
3 Figure 43
45’ Height Limit
Figure 09
Performance Based 45 ft. Height Limit -
Average Stepbacks above 35 ft.
35 ft. Base Height at Property Line
9 ft. Average Stepback between 35 ft.
and Maximum 45 ft. Height
3 2
1 1
2 Maximum Façade at Property
Line
Step Back
1 2
Figure 41
32’ Base Height
3 1
2 Figure 1
32 ft. Base Height
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
32 ft. Maximum Building Height
1 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
32’ Maximum Building Height
1 2
Figure 44
Minimum Façade
Minimum 25 ft. High Facade
Emulating a Two-Story Facade
32 ft. Maximum Building Height
Figure 3
Minimum 25 ft. High Facade
at Wilshire Boulevard
Minimum 15 ft. Ground Floor
Floor-to-Floor Height
2 3
1 3
1 3
3 2
Minimum 15’ Ground Floor
Floor-to-Floor Height
Minimum Façade
32’ Maximum Building Height
1 2
3 Figure 45
Rear Yard Step Backs at Residential Properties
2 PL
RESIDENTIAL
PROPERTY
1 3
3 15 ft.
10 ft. 2
1 3
4 10 ft.
10 ft.
10’ Rear Yard
Setback
25’ Height Above
Property Line
45 Degree Angle
45’ Maximum
Building Height
1 2
3 4
Park, a Specific Plan will be prepared by 2015
that will establish appropriate land uses.
Typical uses may include retail, restaurants,
a wide range of office uses, research and
development, and advanced technology.
Development Parameters
In the Airport Business Park, a Specific Plan is
required before significant new development,
other than housing projects, may occur.
The Specific Plan will establish appropriate
development standards, however, the following
standards are applicable during the intervening
period.
NON-HOUSING PROJECTS
TIER 1 - BASE HEIGHT
The base height in the Office Campus
District is 32 feet (2 stories) with a 1.5 FAR.
A Tier 1 project is ministerial up to the
discretionary review threshold established by
the Zoning Ordinance. (see Figures 41 and 42)
TIER 2 - WITH COMMUNITY BENEFITS
Subject to a discretionary review process,
projects that provide community benefits may
request a height up to 45 feet and 1.75 FAR.
(see Figure 43)
HOUSING PROJECTS
A housing project as defined in the Zoning
Ordinance and in compliance with the City’s
Affordable Housing Production Program, may
be developed at 60 feet in height with a 2.75
FAR, exclusive of any State or local density
bonuses.
chapter 2.1
SANTA MONICA LUCE | 2.1 - 57
ALL PROJECTS
New or remodeled buildings on property
adjacent to the boulevard shall have a
minimum façade height to ensure the visual
definition of the boulevard’s open space, to be
defined in the zoning ordinance. (see Figure 44)
Maximum height of the building façade
adjacent to the property line along the
boulevard or the intersecting side street shall
be defined in the zoning ordinance. (see Figure
43)
Above the streetwall height, the building
shall step back from the boulevard in a manner
that will minimize the visual bulk of the overall
building as viewed from the public sidewalks
and roadway and ensure maximum light, air
and sense of openness for the general public.
Guidelines or standards for the building mass
above the streetwall shall be established in the
zoning ordinance. (see Figure 43)
Buildings that share a property line with a
residentially-designated property are required
to be setback at least 10 feet from the abutting
residential property line. Further, to assure
privacy and access to sunlight and air for the
adjacent residential use, all new buildings and
additions to existing buildings shall not project,
except for permitted projections, beyond a
building envelope commencing at 25 feet in
height above the property line abutting the
residential property or where there is an alley
abutting the residentially-designated property,
the centerline of the alley, and from that point,
extending at a 45-degree angle from vertical
towards the interior of the site. (see Figure 45)
One hundred percent affordable housing
projects will receive development incentives,
including but not limited to: greater building
height and FAR, reduced parking requirements;
flexibility in providing reduction in required
ground floor pedestrian- oriented uses, which
may also include community services, arts, and
similar uses, as applicable.
Housing projects will be reviewed in
accordance with procedures set forth in the
Zoning Ordinance.
15. Healthcare Mixed-Use
Vision
The Healthcare Mixed-Use designation
addresses the changing healthcare needs of
the community and supports the continued
viability of the two hospitals in the City. New
medical and ancillary facilities, open spaces
and additional community benefits are
envisioned to emerge over time. A shared
parking program (including the sharing of
existing surplus parking with neighboring
uses), along with a Transportation Demand
Management program to ensure substantial
reduction in automobile trips are addressed
in the Zoning Code and/or adoption of a new
HASP and, with respect to Providence Saint
John’s Health Center, in a Master Plan and/or
Development Agreement amendment. .
Land Use Parameters
The Healthcare Mixed-Use designation allows
for a variety of uses that support the City’s
two hospitals and ensures that these uses are
allowed to expand, while being sensitive to the
surrounding residential neighborhoods in ways
that meet the healthcare needs of the City and
the subregion.
Allowed uses include hospital and medical
office uses, pharmacies, residential care,
rehabilitation and outpatient clinics, affordable,
workforce and market-rate housing targeted at
hospital employees, extended stay lodging for
patient families, and supporting retail uses.
Development Parameters
Development standards within the Healthcare
Mixed-Use District are as established within
the Zoning Code, and/or, with respect to
Providence Saint John’s Health Center, a
Master Plan.
land use policy and designations
2.1 - 58 | SANTA MONICA LUCE
Parks and open spaces give residents and visitors respite from the rigors of daily life. Santa Monica is fortunate to have a diverse variety of open spaces ranging from small intimate settings, such as neighborhood pocket parks, to large community facilities like Memorial Park, Airport Park and Palisades Park.
E. COMMUNITY AND
PUBLIC USES
16. Institutional/Public Lands/
Civic Center
Vision
The Civic Center is envisioned to be the
cultural and institutional core of Santa Monica,
with a new world-class park, residential village
and revitalized cultural facilities connected
to the Downtown Light Rail Station and the
waterfront. An updated Specific Plan creates
a unique area of high-intensity mixed-uses
with significant gathering spaces and parks
combined with civic buildings and connections
to the Oceanfront and Downtown areas.
Areas designated as Institutional/Public Lands
retain their strong variety of government,
educational, cultural, and other facilities that
meet the needs of the community.
Land Use Parameters
This designation is intended for high-intensity
government uses as well as expanding park
and open space opportunities as provided in
the Civic Center Specific Plan. Commercial,
retail, office, affordable, workforce and marketrate housing, and community facilities such as early childhood centers are also allowed in
this mixed-use area. The Civic Center Specific
Plan prescribes the allowable uses within this
district.
Development Parameters
The Civic Center Specific Plan establishes
allowable building heights and intensity.
This designation is intended for any public or
quasi-public facility, including schools, colleges,
municipal offices, museums or performance
spaces, corporation yards, utility stations, and
similar uses. This designation does not apply
to areas where the intended future use is other
than as an institution.
17. Parks and Open Space
Vision
Areas designated as Parks and Open Space
preserve, enhance, and, where possible,
expand Santa Monica’s existing parks and open
space, providing residents with easy access
to a relaxing, visually appealing amenity that
provides opportunities for healthy recreation.
Land Use Parameters
This designation applies to areas that will
remain as parks or green open space, or be
developed as such. Other allowed uses in
this designation include supporting structures
such as recreation centers, gymnasiums, and
community meeting facilities. Also allowed are
small-scale retail uses that support outdoor
recreation, such as restaurants, refreshment
stands, or sporting equipment and rental
vendors. Park and green open space areas
have high pedestrian connectivity with
surrounding neighborhoods, and parking
provided for parks or open space does not
inhibit pedestrian access.
The Parks and Open Space land use
designation and the accompanying policies
are coordinated with the existing Open Space
Element of the General Plan.
neighborhood
conservation
CHAPTER 2.2
SANTA MONICA LUCE | 2.2 - 1
Santa Monica is a city of neighborhoods.
Santa Monica’s dynamic commercial districts,
distinctive boulevards, stunning natural
surroundings and beach orientation have made
the City an international tourist destination.
However, locals know that the heart of Santa
Monica is its vibrant neighborhoods, from which
the City draws its strength, vitality and diversity.
While each of the City’s eight neighborhoods has
its own personality and appeal, taken together
they exemplify Santa Monica’s inimitable
charm. As an eclectic and cultured city of only
8.3 square miles, Santa Monica is a renowned
destination for individuals and their families who
seek a Southern California experience unlike any
other on the Pacific coastline.
Santa Monica is one of the most densely
populated urban areas in California. While
the City’s single family neighborhoods occupy
a substantial share of the overall land area,
the multi-family neighborhoods comprise the
majority of homes in the community, with renters
comprising roughly 64 percent of the City’s
neighborhood conservation
2.2 - 2 | SANTA MONICA LUCE
neighborhood conservation
WHAT NEIGHBORS SAID:
CONSERVING AND ENHANCING SANTA MONICA’S
RESIDENTIAL NEIGHBORHOODS
Key Issues Citywide
The LUCE outreach process was instrumental in helping to articulate the LUCE neighborhoods strategy. The community identified not only issues specific to their own neighborhoods, but general land use policies that are shared citywide. The citywide issues identified are:
Inappropriate and piecemeal development that is eroding the unique character and quality of life in the neighborhoods
Demolition of existing homes and the loss of affordable residential units Loss of significant character-defining buildings, particularly courtyard buildings The size, scale, intensity and price of new infill development is inconsistent with surrounding neighborhood patterns
Need for new housing to be high quality, to be compatible with existing neighborhood development patterns, and to provide appropriate transitions in scale and height Need for respectful transitions between commercial corridors and adjacent neighborhoods
Desire for better management of the existing parking supply and for alternative parking solutions in residential areas with shortages
Need to reduce cut-through traffic and congestion
Importantly, the LUCE proposes an innovative program of incentives and restraints designed to redirect intensive residential market pressure away from existing neighborhoods by the creation of significant new housing opportunities (replacing regional commercial growth) in a few specific locations along the City’s boulevards and transit corridors.
The residential neighborhoods define Santa Monica
and give the city a diverse cultural and historical texture. chapter 2.2
SANTA MONICA LUCE | 2.2 - 3
chapter 2.2
The Neighborhood Conservation strategy uses a menu of
solutions, not just one, to preserve and protect the residential neighborhoods from deleterious impacts.
In addition to providing new protections for City
Landmarks and Structures of Merit, the Neighborhood
Conservation Program seeks to preserve neighborhood characterdefining features like mature trees.
Conservation
Overlay
Districts
Development
Standards
Process
Changes
Educational
Programs
Policy
Changes
Demolition
Regulations
SOLUTIONS
residents. This statistic is evidence of Santa
Monica’s powerfully inclusive housing policy
goals.
The high quality of life, unique character and
strong community values within Santa Monica’s
neighborhoods create a sense of place and
foster residents’ pride in their hometown.
Renters and homeowners alike advocate for
neighborhood conservation so that future
generations may enjoy the same benefits and
experiences. Their expectation is to live in one
of the best natural and built environments—one
that is complemented by a sophisticated array
of services and amenities. Not surprisingly, the
desirable character of the City’s neighborhoods
is treasured by all Santa Monicans.
Despite the strength and vitality of the
neighborhoods, care must be taken to ensure
that they continue to be conserved and
enhanced in the coming years.
NEIGHBORHOOD POLICY
AND NEIGHBORHOOD
CONSERVATION APPROACH
The LUCE responds to these issues by outlining
both citywide and specific neighborhood
goals, policies and actions that aim to preserve
the scale, character and quality of life of the
existing neighborhoods. This Plan establishes
the policy of protecting the City’s residential
neighborhoods as well as their local-serving
commercial areas such as Main Street and
Montana Avenue.
Importantly, the LUCE proposes an innovative
program of incentives and restraints designed
to redirect intensive residential market pressure
away from existing neighborhoods through
the creation of significant new housing
opportunities, replacing regional commercial
growth, in a few specific locations along the
City’s boulevards and transit corridors. This will
act as a release valve for residential investment
pressure which currently has nowhere else to
locate but in the City’s neighborhoods.
In tandem with this initiative, the LUCE
proposes a comprehensive neighborhood
conservation strategy composed of a wide
variety of tools designed to give residents more
control over the type of changes occurring in
their neighborhoods.
Neighborhood conservation is an adopted
policy to manage the pace, timing and type of
change allowed in a neighborhood. It assumes
that a neighborhood’s physical, social and
economic attributes are linked, and it identifies
strategies and tools to conserve them. These
attributes create a cohesive identifiable setting
and character which is recognizable both by its
residents and by the community at large. The
neighborhood may be characterized by:
Distinctive building features (scale, mass)
Distinctive land use and architectural features
Distinctive streetscape features
Distinctive site planning and natural features
(historic development pattern and topography)
neighborhood conservation
2.2 - 4 | SANTA MONICA LUCE
LUCE PROGRAMS AND POLICIES
THAT STRENGTHEN THE CITY’S
NEIGHBORHOODS:
Neighborhood Compatibility
Requiring that new buildings:
Be of a compatible scale and character with the
existing neighborhood
Provide respectful transitions between new and
existing structures
Conform to building envelopes that preserve access to light and air and require appropriate setbacks along
neighborhood streets, transitioning in size and scale toward adjacent residential structures
Provide ground level open space
Neighborhood Conservation Overlay Districts
Developing a program of Neighborhood Conservation
Overlay Districts and criteria that would provide additional regulatory tools for preserving and enhancing the residential neighborhoods. These protective conservation districts could cover an entire neighborhood or just encompass a small
neighborhood sub-area that contains residences that share similar characteristics and/or could suffer similar adverse impacts.
Modify Demolition Regulations
Modifying demolition regulations with specific criteria and procedures to provide new public noticing requirements and to promote and maintain distinctive existing neighborhoods that are defined by the character, design and pattern of development and the high-quality living environment they provide for a diversity of households to the extent feasible.
Preservation of Character-Defining Resources
Encouraging the preservation of older buildings that are vital elements of the neighborhood life and character, particularly courtyard housing.
The preservation of older housing, like bungalows and courtyard buildings, ensures that vital elements of neighborhood life and character are preserved.
Incentives for Preservation
Establishing a program of incentives to preserve historic and character-defining residential structures that may not be otherwise Landmark eligible.
Parking Management
Implementing an expanded parking management program to ensure adequate parking availability for residents on residential streets at all times of the day.
Complete Neighborhoods
Recommending that neighborhoods should be “complete,” with easy walking access to daily needs. The Plan seeks to create an optimal array of local services within existing districts and foster new local-serving retail in areas of the City that are currently lacking such services.
Increased Connectivity
Encouraging connectivity between and among residential neighborhoods and nearby boulevards through the provision of improved pedestrian walkways, greenways, plazas, bikeways and open space.
chapter 2.2
SANTA MONICA LUCE | 2.2 - 5
chapter 2.2
Complete neighborhoods provide residents with access to the necessities of daily life. The LUCE promotes locating services and activities within walking distance of the residential neighborhoods, while also advocating for more green spaces and safer streets.
Local Retail &
Dining Options
Neighborhood
Gathering Place
Healthy
Urban Forest
Pedestrian
Pathways
Shared Community
Open Space
Complete Green Street
> Pedestrian
>Bicycle
>Sustainable
>Transit
Active Ground
Floor Uses
Variety of
Housing Types
The LUCE also recommends the creation
of a Transfer of Development Rights (TDR)
program as an incentive for the preservation
of historic and character-defining structures
within the City’s neighborhoods. Preservation
of these buildings would be identified as
a specific community benefit. TDR is a
program that allows developers to purchase
development rights from one property (the
sending area or sending site) to allow greater
development on a new site (the receiving area).
(See chapter 2.3 Historic Preservation for
further information.)
Building on these principles, this chapter
outlines the overall vision for Santa Monica’s
neighborhoods, establishing goals, policies
and proposed actions which may be
applied, as appropriate, throughout the
City. Subsequently, there is a discussion
of the character of each of the City’s eight
neighborhoods, the neighborhood vision and
the specific neighborhood goals, policies and
actions to ensure their preservation
and enhancement.
A Vision for Santa Monica’s
Residential Neighborhoods
Santa Monica’s neighborhoods will continue
to offer the same high-quality lifestyle and
community experience that make them
exceptional places to call home. These
qualities will be retained by a comprehensive
program designed to protect and preserve
the existing residential neighborhoods.
Neighborhood conservation will also occur
through rethinking how we design our streets
to minimize the impact of the automobile
and reclaim them as multi-purpose public
spaces. The LUCE promotes harmony among
buildings so that new buildings are attractive
and compatible in size and scale with adjacent
structures. New development activity will be
restricted to ensure that building envelopes
and transitions between structures preserve
access to light and air. Buildings will not
only be of high architectural quality, but in
areas where some commercial development
is allowed, buildings will provide a mix of
uses and services that support the needs of
everyday life. Strong parking management
measures will be implemented to provide
additional parking for residents and limit the
impact of visitor and employee parking on
nearby areas.
2.2 - 6 | SANTA MONICA LUCE
goals and policies: citywide neighborhoods
Protecting and preserving the residential neighborhoods is one of the key features of the LUCE. Providing services and amenities within walking distance of the neighborhoods, and facilitating pedestrian and bicycle circulation are also crucial components.
CITYWIDE GOALS AND
POLICIES
The citywide land use goals and policies for
Santa Monica’s residential neighborhoods
reflect the community sentiment and outline
the existing physical conditions documented
during the extensive LUCE community
outreach sessions and discussed at numerous
public workshops, including the Neighborhood
Conservation workshop. These goals have
been refined by the Santa Monica community,
Planning Commission and City Council.
They represent overarching principles and
a long-term vision for healthy, complete
neighborhoods that benefit from a symbiotic
relationship with the rest of the City.
The purpose of these goals and policies is to
promote land use patterns that maintain safe
residential neighborhoods, support economic
prosperity, protect open space and preserve
the overall quality of life. These goals, which
are applicable citywide, are followed by
proposed policies and actions which the City
may choose to implement on a citywide or
targeted neighborhood basis.
GOAL N1: Protect, preserve and enhance
the residential neighborhoods.
POLICIES:
N1.1 Respect and preserve the existing
housing stock for its vitality, character and
existing affordability to the extent feasible.
N1.2 Encourage enhancement of
neighborhood services to achieve the goal of
creating complete neighborhoods containing
an optimal array of local-serving retail and
services within walking distance, and fostering
new local-serving retail and services in areas
currently lacking them.
N1.3 Create active places in existing
neighborhoods to promote sociability and
human interaction.
N1.4 Preserve and protect existing
neighborhoods against potential impacts
related to development: traffic, noise,
air quality and encroachment of
commercial activities.
N1.5 Encourage and incentivize
preservation or adaptive reuse of historic
structures and older apartment buildings.
N1.6 Manage the parking system to better
balance the number of vehicles in the
neighborhood with existing parking resources,
including limiting the impact of visitor and denotes sustainable policy SANTA MONICA LUCE | 2.5 - 7
chapter 2.2 chapter 2.5
SANTA MONICA LUCE | 2.2 - 7
Character, design, pattern of development and quality of living environment are protected by a variety of
conservation tools.
Access to services that are within walking or biking distance of residences is a critical component of the LUCE philosophy. employee parking from nearby commercial
areas, and using pricing policies and limiting
permits to increase parking supply.
N1.7 Make new development projects of
compatible scale and character with the
existing neighborhoods, providing respectful
transitions to existing homes, including ground
level open spaces and appropriate building
setbacks and upper-floor step backs along
neighborhood streets.
N1.8 Make a range of housing options
available in multi-family neighborhoods, to
suit the spectrum of individual lifestyles and
space needs.
N1.9 Consider new trees and parkland for
all existing and proposed residential districts
through the City’s urban forest program.
N1.10 Design neighborhood streets to be
pedestrian- and bicycle-friendly, to minimize
the negative impacts of the automobile, and to
be safe and well illuminated.
N1.11 Offer superior landscaped
environments that include tree-lined sidewalks,
landscaped setbacks, courtyards and parkways
(where appropriate). Avoid front yards visually
dominated by the automobile.
GOAL N2: Promote and maintain
distinctive existing neighborhoods that
are defined by their character, design and
pattern of development and the highquality living environment they provide for a diversity of households through
the establishment of a Neighborhood
Conservation Program.
POLICIES:
N2.1 Maintain the distinguishing
features and diversity of existing residential
neighborhoods by protecting characterdefining buildings and older smaller-scale multi-family and single family structures.
N2.2 Manage the City’s residential
resources to ensure continued availability of
the range of housing opportunities necessary
to sustain a diverse labor force and to meet the
needs of all segments of the community, to the
extent feasible.
N2.3 Promote the preservation and
maintenance of existing affordable housing as
a resource essential to protecting community
diversity, maintaining community stability,
meeting the varied needs of the City’s
workforce and its residents, and meeting its
goal of reducing automobile commuting and
controlling GHG emissions.
2.2 - 8 | SANTA MONICA LUCE
goals and policies: citywide neighborhoods
Freedom of expression is encouraged, tempered by the
criterion that it be sensitive to the scale, mass and character of the neighborhood.
The continued preservation of historic structures identified in the City’s Historic Resource Inventory is a capital concern of the community. Addressing these concerns and others related to the conservation of neighborhood character, the LUCE recommends increased regulatory and discretionary controls.
N2.4 Establish a demolition process
which meets the goals and purposes of
neighborhood conservation, consider the
definition of “demolition,” and modify the
definition if appropriate.
GOAL N3: Locate services and amenities
within walking distance of neighborhoods.
POLICIES:
N3.1 Encourage commercial uses that
provide goods and services to support daily life
within walking distance of neighborhoods.
N3.2 Allow small-scale retail uses in
neighborhoods with a land use designation
of Low-Density Residential, Medium-Density
Residential or High-Density Housing.
N3.3 Create direct and safe pedestrian and
bicycle connections between residential areas
and nearby boulevards through the provision of
improved walkways, greenways, plazas, bicycle
trails and open space.
GOAL N4: Ensure compatible design to
preserve and enhance neighborhoods.
POLICIES:
N4.1 Design new development to be
compatible with the existing scale, mass and
character of the residential neighborhood. New
buildings should transition in size, height and
scale toward adjacent residential structures.
N4.2 Ensure that new buildings are compatible
in scale and size, and are fully designed and
articulated with entry doors, porches, windows
or similar features that face the front yard.
N4.3 Orient all new development in multifamily residential districts to enhance the public street realm.
N4.4 Design new development or
redeveloped structures in such a manner
as to minimize impacts on or disruptions to
neighbors.
N4.5 Ensure that new development or
redevelopment of existing properties respects
the neighborhood history and culture.
N4.6 Incorporate sustainable building
practices, and encourage redevelopment to
consider adaptive reuse as an alternative
to demolition.
N4.7 Buffer residential uses, particularly
those at the edges of a neighborhood from
non-residential development located along
boulevards and in districts by requiring such
development to step down in size and scale
toward the neighborhood.
N4.8 Encourage and incentivize
sustainable building practices when homes are
renovated and new buildings are constructed.
SANTA MONICA LUCE | 2.5 - 9
chapter 2.5 chapter 2.2
Parking supplies are limited in many areas of the City, like WilMont and Ocean Park. The LUCE seeks solutions through better management of resources, shared parking strategies and Transportation Demand Management policies.
Bike Boulevards: Pedestrians and bicyclists enjoy parity with the personal automobile when the City makes decisions on streetscape, circulation and access.
SANTA MONICA LUCE | 2.2 - 9
GOAL N5: Preserve and conserve Santa
Monica’s historic resources and characterdefining structures through development of incentive and disincentive programs.
POLICIES:
N5.1 Establish a program for the Transfer
of Development Rights (TDR) for significant
historic resources as well as character-defining
structures, as defined by the City (such as
courtyard buildings.) Program components to
be explored include:
Identifying designated preservation
zone(s)—such as the Downtown District or a
Neighborhood Conservation Overlay District,
i.e., the sending area
Identifying receiving areas on specified
boulevards, transit corridors and activity center
overlays
Identifying historic resources and/or courtyard
housing as a community benefit
Identifying procedures for determining
valuation of the TDR, approving the transfer
and recordation of the exchange, and ensuring
maintenance of the historic resources or
character-defining property
Establishing criteria for courtyard building
participation in the program possibly in
conjunction with a Neighborhood Conservation
Overlay District or as individual structures
N5.2 Consider a conservation easement
program to allow owners of historic properties
to earn a one-time income tax deduction
through the donation of a property easement
to a qualified preservation organization.
N5.3 Regulate the demolition of housing
within designated Neighborhood Conservation
Overlay Districts and/or character-defining
housing (such as courtyard buildings) to
promote neighborhood conservation goals.
N5.4 Initiate a public education program
that explains the benefits of the incentive
programs available for historic resources and
neighborhood character-defining structures
and the procedures property owners can
use to receive the economic benefits. Real
estate professionals, architects and
developers should also be included in this
education program.
GOAL N6: Ensure adequate parking
availability for residents on residential streets
at all times of the day.
POLICIES:
N6.1 Expand the parking management
program to implement the policies
supporting Goal T22 and Goal T23 of the
Circulation Element.
N6.2 Prioritize neighborhoods with the
greatest on-street parking scarcity for
implementation of expanded parking
management options.
2.2 - 10 | SANTA MONICA LUCE
goals and policies: citywide neighborhoods
New infill development must be compatible with the
existing neighborhood character. Designing for compatibility includes being sensitive to the mass, scale and character of the existing built environment.
Neighborhood Conservation Overlay Districts, like the one in another city illustrated above, provide additional standards for underlying zones to retain distinctive neighborhood characteristics that are not typically addressed by a Zoning Ordinance.
GOAL N7: Ensure that walking and
bicycling are safe and comfortable on all
neighborhood streets at all times of the day.
POLICIES:
N7.1 Implement the policies in the
walking and bicycling sections of the
Circulation Element.
CITYWIDE ACTIONS
The City shall explore the following actions
in order to implement the neighborhood
conservation and enhancement goals and
policies of the LUCE. Based on further research
and community outreach, the City may
determine to apply these actions citywide or to
specific neighborhoods or sub-areas.
Neighborhood Conservation
Overlay Districts
Establish and develop a Neighborhood
Conservation Overlay District Zone and criteria.
These protective conservation districts could
cover an entire neighborhood or encompass
a small neighborhood sub-area that contains
residences that share similar characteristics
and/or could suffer similar adverse impacts.
Prepare zoning regulations that allow the creation
of Neighborhood Conservation Overlay Districts
for neighborhoods or sub-areas of neighborhoods
to conserve and enhance their distinctive
neighborhood characteristics. Such characteristics
might include: distinctive building features (e.g.,
scale, mass), distinctive land use and architectural
features, distinctive streetscape features (e.g., trees, sidewalks, landscape, streets, lighting), and/or
distinctive site planning and natural features (e.g.,
historic development patterns and topography).
Establish procedures for a Neighborhood
Conservation Overlay District designation, including
but not limited to:
A neighborhood participation and outreach
program
District boundaries
Criteria-specific regulations for each district
Review development standards to ensure
compatibility of size, scale and intensity of new infill SANTA MONICA LUCE | 2.5 - 11
chapter 2.5 chapter 2.2
SANTA MONICA LUCE | 2.2 - 11
Courtyard housing is a Southern Californian architectural style. In Santa Monica, this property type promotes the distinctive character and quality of existing neighborhoods and communities.
An identifying feature of courtyard
housing is a communal open space.
This characteristic provides a
place for social interaction and
strengthens a building’s relationship
to the street.
development and rehabilitation/expansion, and
modify as necessary to address:
Consistency with surrounding
neighborhood patterns
Impact on light and air
Design quality and compatibility
Prepare language for a Real Estate
Contract Rider for use in the sale/purchase
of all properties within a Neighborhood
Conservation Overlay District which informs
the purchaser of the conservation designation,
unique characteristics and any applicable
regulations.
Define terms such as “historic resource,”
“historic character,” “landmark,” “characterdefining resources,” and similar terms in the neighborhood conservation program.
Courtyard Housing Protections
Establish a program of special protections for
the conservation and retention of the City’s
inventory of courtyard housing—a uniquely
Southern Californian architectural type.
Modify development standards for the creation
of new courtyard housing with ground level
open space.
Identify the goals of the courtyard housing
program. Such goals could include:
Promoting the distinctive character and
visual quality of existing neighborhoods
Assisting the improvement or mainenance
of the visual attractiveness of multi-family
courtyard housing available to meet the
needs of all social and economic groups
within the community
Discouraging the development of buildings
that are not of acceptable scale, exterior
design or appearance
Ensuring that new development provides
a sense of place visually consistent with
existing courtyard design and setting
Prepare a definition and criteria for
identification of courtyard housing, including
but not limited to:
The courtyards shall contain site planning
characteristics with the courtyard as main
character-defining feature of the type,
providing a sizeable outdoor room or
ground level open space for common use
and enjoyment.
The courtyards should provide the major
means of circulation in and through the
buildings. The significant majority of
dwelling units shall have a front door
directly on the courtyard, or be accessed
directly through a stairway or exterior
walkway that is accessed from and faces the
courtyard (as development standards).
The courtyard shall either be mostly
enclosed by buildings and landscaping or
it must have a landscaped side yard onto
which the unit entrances face.
The courtyard should be clearly visible
from the street, and must be reached
directly from the public right-of-way by
pedestrian path.
2.2 - 12 | SANTA MONICA LUCE
goals and policies: citywide neighborhoods
The LUCE recommends new criteria and procedures to
evaluate the demolition of buildings within the neighborhood context. This program includes revised noticing requirements. Establish procedures for application of
designation as courtyard housing including but
not limited to:
Designation of an area of courtyard
housing concentration as a Neighborhood
Conservation Overlay District, or
Identification of individual structures
throughout the City for conservation and
retention.
Upon further study, the City’s significant
collection of bungalow courts, which
were the precedent for courtyard housing,
may be suitable for designation within
this program.
Establish notification and outreach
procedures for owners and renters of
properties to be designated.
Establish incentives for conservation and
retention of courtyard housing, including
possible establishment of a:
Transfer of Development Rights program,
identifying conservation of courtyard
housing as a specific community benefit and
as a sending site with receiving areas along
transit corridors, in activity centers, Transit
Villages and Mixed-Use Creative Districts.
Conservation easement program to allow
owners of courtyard properties to earn a
one-time income tax deduction through
the donation of a property easement to a
qualified preservation organization.
Design review assistance program for
owners of qualified courtyard housing.
Application program to the State Historic
Building Code which allows for less stringent
code compliance for qualified courtyard
buildings, as appropriate.
Establish regulations for conservation
and retention of courtyard housing, and
the construction of new courtyard housing,
including but not limited to:
Create new review criteria for demolition,
including an analysis of their contribution
to the City’s unique historic, developmental
and architectural context.
In the case of new construction, revise
development criteria requiring a centered,
landscaped courtyard on large lot
development. The purpose of revised
design criteria would be to ensure that the
resulting new development meets the spirit
of the open courtyards that they may be
replacing, and may require setback changes
or a greater ground level open space than is
currently required.
Demolition Regulations
Modify demolition regulations to develop and
adopt new noticing requirements and specific
criteria to evaluate buildings in Neighborhood
Conservation Overlay Districts. The goals of the
new regulations are to promote and maintain
distinctive existing neighborhoods and the
high-quality living environment they provide
for a diversity of households, as well as the
preservation of existing housing as a resource
essential to maintain a community diversity and
meeting the needs of the City’s workforce and
residents. The City shall:
Establish a new definition of “demolition”
and a process which meets the goals and
purposes of neighborhood conservation.
Establish specific criteria and procedures
which evaluate the demolition of buildings
in Neighborhood Conservation Overlay
Districts for their contribution to each district’s
distinctive character. Amend the Zoning
Ordinance to:
Require findings for demolition approvals
that require consideration of the full
range of issues that define neighborhood
character including aesthetic, social and
cultural attributes
Provide determination on demolition
request at earliest stage of development
application review process
SANTA MONICA LUCE | 2.5 - 13
chapter 2.5 chapter 2.2
SANTA MONICA LUCE | 2.2 - 13
A Transfer of Development Rights (TDR) program encourages the preservation and conservation of historic, or culturally significant resources by allowing homeowners to sell their development rights. 1 Transfer of Development Rights
Unused Floor Area
Architecturally/Historically Significant
Building
1 3 Allowable Development
Allowable Development with
Transfer of Development Rights
Donor Site
Receiver Site
1 1
1 2
1 3 3
4 2
4 Establish new and revised noticing
requirements, including but not limited to:
Written notification to all adjacent and
abutting property owners upon the filing of
an application for a demolition permit
The written notice should describe the
proposed demolition, identify the building
or structure to be demolished or removed,
and specify the process for issuing the
permit and the time limit to appeal the
issuance of the permit.
Larger notice of intent to demolish signs to
be posted prominently on the property
Demolition applications to be posted on an
appropriate Web site
Development Standards
Modify development standards to maintain and
conserve residential neighborhood character.
The purpose of revised design criteria would
be to ensure that resulting new development
meets the spirit of the open courtyards. Such
modifications should consider:
Providing for height and setback transitions
between new and existing residential buildings
Providing appropriate upper-floor step backs
along neighborhood streets
Providing for appropriate height and setback
transitions between commercial uses and the
residential neighborhood
Requiring an amount or percentage of
ground level open space for new multi-family
buildings
Requiring a centered courtyard on large lot
development
Establish a Transfer of
Development Rights Program
The City shall establish a TDR to encourage
the preservation of significant landmark
properties and character-defining
structures such as courtyard housing.
(See chapter 2.3 Historic Preservation for further
information.)
Identify designated preservation zone(s)
such as, but not limited to, the Downtown or a
Neighborhood Conservation Overlay District—
the sending area. Define historic preservation
and courtyard housing preservation as a
community benefit.
Identify receiving areas such as boulevards,
transit corridors, activity centers and the MixedUse Creative Districts identified in the LUCE. Identify how the market in TDRs would
work, how valuation would be established, and
how the City would approve the transfer of
development rights.
Identify when the permanently reduced
development easement and the maintenance
agreement would be recorded.
Establish criteria for participation of
courtyard housing in the program, possibly in
conjunction with a Neighborhood Conservation
Overlay District or as an individual structure.
Create the legislation to implement the
TDR program.
Establish a Neighborhood Comprehensive
and Coordinated Parking Management
Program
The City shall expand upon its existing
programs to pursue all of the policies of the
Parking section of the Circulation Element in
2.2 - 14 | SANTA MONICA LUCE
goals and policies: citywide neighborhoods
A comprehensive and coordinated parking management
program includes constraining residential permits, providing access to commercial spaces, and ensuring that new development improves parking availability.
LUCE policies protect residential neighborhoods from the effects of nearby construction by requiring that construction vehicles steer clear of local streets where possible.
an integrated approach focused on residential
neighborhoods. Implementation would be
prioritized in areas with the greatest on-street
parking scarcity, and with the greatest resident
support, such as, but not limited to, portions
of the Wilshire-Montana and Ocean Park
neighborhoods.
Reduce Traffic Impact of Construction
Vehicles
Establish policy limiting impact of construction
vehicles on residential neighborhoods for
large projects along major corridors and in
mixed-use centers.
Modify building permit applications for
large projects to require a circulation plan for
construction vehicles that requires use of
the City’s truck route network and avoids
residential streets.
Include a circulation plan as part of the preapplication phase of community outreach. Provide for appropriate enforcement
resources.
Prepare Pattern Book
Prepare a pattern book to provide extensive
illustrations and explanations of how to make
sensitive modifications/additions to different
housing types in the City.
Specific chapters should be developed
focusing on each of the City’s eight
neighborhoods.
Building and alteration permits will be
reviewed for consistency with identified
neighborhood characteristics and the pattern
book.
Establish Educational Programs
To expand awareness of the character-defining
attributes of the City’s neighborhoods, as well
as the programs and regulations designed to
protect them, establish a series of educational
programs and materials directed toward:
Real estate professionals
Architects and developers
New residents
The community’s youth and children
Develop a Neighborhood
Improvement Program
In order to provide transparency and visibility
of the neighborhood conservation effort,
the City should develop a neighborhood
improvement program for each of the City’s
neighborhoods that would describe City
programs and infrastructure improvement
actions that are planned for the intermediateterm and long-term periods in each neighborhood.
chapter 2.2
SANTA MONICA LUCE | 2.2 - 15
Pacific Ocean
Expo Station
Expo Alignment
North of
Montana
Sunset Park
Ocean Park
Northeast
Pico
Mid City
Wilshire
Montana
Downtown
SANTA MONICA’S RESIDENTIAL NEIGHBORHOODS
THE CITY’S NEIGHBORHOODS
Santa Monica’s eight residential neighborhoods
represent 96 percent of the City’s land area
and are the focus of the strong conservation
measures of the LUCE. They each have unique
identifying characteristics and exemplify what
makes Santa Monica such a desirable place.
From the City’s origins as a beachfront and
resort town to its present incarnation as an
internationally recognized destination, the City
has always drawn its charm and character from
the quality of its residential areas.
The eight residential neighborhoods that
are the focus of this chapter are: (1) North of
Montana, (2) Wilshire-Montana (WilMont), (3)
Pico, (4) Sunset Park, (5) Ocean Park, (6) Mid
City, (7) Northeast, and (8) Downtown.
The location, character and key issues for
these neighborhoods are discussed in detail
on the following pages, along with goals and
policies that are specific to each particular
neighborhood. These goals and policies are in
addition to citywide neighborhood goals and
policies discussed previously. It is anticipated
that a medley of both citywide and specific
neighborhoods policies may be implemented.
The LUCE recognizes that neighborhoodspecific strategies and actions, developed in partnership with residents and property
owners, are essential to maintain and enhance
the City’s neighborhoods.
neighborhood conservation: north of montana
2.2 - 16 | SANTA MONICA LUCE
Pacific Ocean
Expo Station
Expo Alignment
Elegant single- and multi-family homes enjoy verdant
natural surroundings in the North of Montana neighborhood.
NORTH OF MONTANA
Location
The North of Montana neighborhood lies
just north of Santa Monica’s Montana Avenue
shopping district and is bound by the City limit
at Santa Monica Canyon to the north, the City
limit at Centinela Avenue to the east where it
borders Brentwood, Montana Avenue to the
south, and Ocean Avenue to the west.
Neighborhood Character
Famous for its tree-lined streets and
architecturally appealing homes, the North
of Montana neighborhood is characterized as
a peaceful residential area where large lots
and pleasant landscaped avenues combine
to form a quiet and secluded environment. It
incorporates several sub-areas with distinct
characteristics.
South of San Vicente Boulevard, typical lot
sizes in North of Montana east of 7th Street
range from 7,500 to 9,000 square feet. Large
lots (and homes) are also common, particularly
in the area known as Gillette’s Regent Square,
which derives its name from the inventor of the
Gillette safety razor, King C. Gillette. Today it is
an area of great architectural variety, containing
some of the most picturesque homes in the Los
Angeles area.
The Palisades Tract, the City’s largest
subdivision, is central to the development
history of Santa Monica, and is distinguished
by its large, older homes surrounded by
substantial yards and gardens. Bounded by
Ocean Avenue, Georgina Avenue, 7th Street
and Palisades Avenue, the Palisades Tract
contains four east-west streets along which
most of the development is oriented.
North of San Vicente Boulevard is a residential
area that typically consists of large, irregularly
shaped lots that benefit from views of the
Pacific Ocean, or scenic Santa Monica Canyon.
This area combines exceptional architecture
with unique landscape expressions. Several
homes are noted as historically significant, and
streets such as Adelaide Drive and La Mesa
Drive are considered potential historic districts.
San Vicente Boulevard Garden Courtyard
Apartments are concentrated along
picturesque and tree-lined San Vicente
Boulevard between 7th Street and Ocean
Avenue. A wonderful example of garden
courtyard apartments, they are typically two
to three stories in height and oriented around
common courtyards that open up to San
Vicente Boulevard. Styles range from the 1930s
Streamline Moderne to the 1940s Minimal
Tradition to the modern vernacular architecture
north of montana | chapter 2.2
SANTA MONICA LUCE | 2.2 - 17
Architectural variety is celebrated in this area, which includes many historic homes built by well-known architects. of the 1950s. This area was identified as
significant in the 1983 citywide Historic
Resources Inventory and again in 2002 in the
North of Montana Historic Resources Inventory
Update. The courtyard apartment is a uniquely
Southern Californian architectural type. Ocean
Avenue between the City’s northern limit at
Adelaide Drive to Montana Avenue includes
a narrow band of high-density multi-family
structures ranging from two to six stories in
height. The buildings in this portion of the
City are oriented west, giving the occupants
spectacular views of Palisades Park and the
Pacific Ocean.
Montana Avenue, which defines the southern
edge of the neighborhood, serves as its local
retail, commercial and entertainment street.
This commercial district also draws regional
visitors who enjoy its many cafes and
boutique stores.
North of Montana Neighborhood Vision
North of Montana continues to be a distinct
residential neighborhood that provides
for a diversity of lifestyles, activities and
architectural expressions. The neighborhood’s
character is preserved and enhanced, and
new construction is consistent with the scale
and massing of adjacent structures. Historical
homes and landscape features are preserved,
and valued property types, like courtyard
housing, is protected through a menu of
neighborhood conservation approaches.
Mature trees that form distinguished street
corridors and contribute to the character of the
neighborhood are preserved. Where parking
supplies are limited, the City will seek to
provide solutions that alleviate the impact on
the neighborhood.
2.2 - 18 | SANTA MONICA LUCE
goals and policies: north of montana
The Gillette Regent Square area contains a concentration of important residential structures that speak to Santa Monica’s rich past.
Mature tree canopies and pleasantly landscaped parkways contribute to the distinctive character of the North of Montana neighborhood. These features should be preserved for future generations to enjoy.
NORTH OF MONTANA
NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
North of Montana neighborhood.
GOAL N8: Protect, preserve and enhance
the attributes of the North of Montana
residential neighborhood and ensure
compatible design.
POLICIES:
N8.1 Develop a program to encourage the
protection of existing single family residential
neighborhoods in the North of Montana
neighborhood. Options that could be explored
include the following citywide actions:
Modifying development standards
Developing a Neighborhood Conservation
Overlay District
Developing a pattern book
N8.2 Explore a range of opportunities to
protect and conserve areas such as the Gillette
Regent Square neighborhood area. Options
that could be explored include:
Designating those areas as historic districts
based on required analysis
Developing a Neighborhood Conservation
Overlay District for these areas
N8.3 Develop a program to encourage the
protection of the significant concentration of
the character-defining courtyard buildings in
the North of Montana neighborhood located
between Ocean Avenue and 7th Street,
bordered by San Vicente Place North to the
north and Georgina Place North to the south.
Options that could be explored include:
Designating a Neighborhood Conservation
Overlay District for this area designed to
protect distinctive building features; distinctive
landscape and streetscape features; and
distinctive site planning features based on
the analysis identified in the September 2009
report San Vicente Apartments: Courtyard
Housing Study; or designating a San Vicente
Historic Overlay District
Applying modified demolition regulations
to this area which include specific criteria to
evaluate the demolition of courtyard buildings
for: (a) their contribution to the neighborhood’s
distinctive character, (b) establishing that their
demolition will not have an impact on the City’s
range of housing opportunities
Establishing preservation incentives
through a Transfer of Development Rights
program: identifying this area as a designated
“conservation area”; identifying conservation
of courtyard housing as a specific community
benefit; and identifying the receiving areas
along boulevards, transit corridors, in activity
center and in the Bergamot Transit Village and
Mixed-Use Creative Districts
denotes sustainable policy
SANTA MONICA LUCE | 2.5 - 19
north of montana | chapter 2.2 chapter 2.5
SANTA MONICA LUCE | 2.2 - 19
The San Vicente Courtyard Apartments study area is within the blue boundary; courtyard apartments are shaded in green.
The San Vicente courtyard apartment cluster is an intact example of a unique Southern Californian architectural style.
Revising new development design criteria
to require a courtyard centered on large lot
development to ensure that the resulting new
development replicates the open courtyards
that they are replacing
Replacing non-courtyard buildings in
the event that they are demolished in the
Neighborhood Conservation Overlay District
with new buildings that incorporate typical
courtyard apartment plans, and with massing
that is generally two stories, including ground
floor open space
Preserving site planning attributes of San
Vicente Boulevard, including:
Protecting the landscaped median of
San Vicente Boulevard, its coral trees and
lawn—properly maintaining and replanting
as needed
Preserving the pedestrian sidewalks lining
the boulevard and the mature trees in the
landscaped parkways
Maintaining consistent lot setbacks for
new construction
N8.4 Maximize protections of the existing
tree canopy that lends distinction to the North
of Montana neighborhood. Options that could
be explored include:
Identification of street trees that contribute
to the unique character of the neighborhood
Identification of trees on residential property
that contribute significantly to neighborhood
character
Developing a program of protections
which may include specific conservation
measures and restrictions
neighborhood conservation: wilshire-montana
2.2 - 20 | SANTA MONICA LUCE
Wilshire Montana (WilMont) is home to a wide variety of building types and architectural styles. It is also richly endowed with parks, open space and areas of historical and
cultural interest.
Pacific Ocean
Expo Station
Expo Alignment
WILSHIRE-MONTANA
Location
Wilshire-Montana (WilMont), the City’s largest
multi-family neighborhood, is conveniently
nestled between the commercial corridors of
Montana Avenue to the north, 21st Street to
the east, Wilshire Boulevard to the south, and
Ocean Avenue to the west. The neighborhood
includes a variety of building types,
architectural styles, densities and amenities.
Neighborhood Character
The Wilshire-Montana neighborhood includes
many of the City’s memorable cultural,
architectural and geographical characteristics—
from the bluffs of Palisades Park to the palm
tree-lined avenues and the grand apartment
hotels dating back to the 1920s and 1930s. The
interplay between West Wilshire’s residential
buildings and the idyllic Southern California
outdoor environment makes the neighborhood
a highly desirable place to live.
Along its western edge at Ocean Avenue,
luxury hotels and high-density condominiums
possess enviable views of Palisades Park and
the Pacific Ocean as well as easy connections
to the Santa Monica Beach and Downtown.
East of 4th Court, residential density decreases
slightly as does the makeup of the architectural
collection. Residences comprise an assortment
of early 20th century single family homes and
bungalows together with duplexes, mid-century
courtyards and hotel-style apartments common
to Southern California. These are set amongst
21st century homes and condominiums
designed in a variety of contemporary styles.
Found among the residential areas are
numerous places of worship, private schools
and child care services. The area is also home
to National Blue Ribbon Award-winning Lincoln
Middle School.
wilshire-montana | chapter 2.2
SANTA MONICA LUCE | 2.2 - 21
The WilMont neighborhood contains a wide array of housing, ranging from small-scale California bungalow courts to elegant multi-family apartment buildings.
Throughout the entire WilMont neighborhood,
an orderly grid pattern consisting of sidewalks,
parkways, and rows of mature trees make it
pedestrian-friendly. Bicyclists also enjoy the
bicycle lane along California Avenue, allowing
an easy route to the ocean, schools and parks.
Wilshire-Montana Neighborhood Vision
Wilshire-Montana continues to offer a
wide range of housing options, from smallscale California bungalows and courtyard apartment buildings to higher-density
townhomes and condominiums to ensure
diversity in the demographic composition
of the neighborhood. New or rehabilitated
development is consistent with the scale
and mass of existing adjacent structures and
with the surrounding neighborhood context.
Adequate parking availability for residents,
guests and retail businesses is managed
through aggressive parking demand strategies.
Improvements to street lighting, sidewalks,
parkway strips and street trees enhance the
aesthetic quality of WilMont, and encourages
walking, biking and social interaction
throughout the area.
2.2 - 22 | SANTA MONICA LUCE
goals and policies: wilshire-montana
The LUCE addresses WilMont’s parking and traffic issues by expanding management options of parking resources and by considering traffic calming measures on local streets.
LUCE policies seek to protect existing single and multifamily residential properties in the WilMont neighborhood.
Among the strategies are revised demolition regulations, increased public input and conservation incentives.
WILSHIRE-MONTANA
NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Wilshire-Montana neighborhood.
GOAL N9: Protect, preserve and
enhance the Wilshire-Montana residential
neighborhood, and ensure available parking
and compatible design.
POLICIES:
N9.1 Prioritize the Wilshire-Montana
neighborhood, or a portion of the
neighborhood, for implementation of
Neighborhood Parking Management
techniques identified in the Parking section of
the Circulation Element. Implementation shall
include a neighborhood outreach program and
various policies on a trial basis.
N9.2 Expand management options for
residential parking permit districts in order
to increase on-street parking availability for
Wilshire-Montana residents and detailed in
the Circulation Element. Specific options to
be explored in Wilshire-Montana include:
Consider allowing overnight parking at
metered spaces on commercial streets by
limiting restrictions aimed at street sweeping to
specific days rather than all weekdays.
Exclude new residential buildings that provide
their own parking from participating in existing
residential permit programs.
Once distribution of residential permits is
constrained, consider means to expand on-street
parking supply, such as adding diagonal parking
on streets with sufficient width and not part of
the bicycle network.
On residential streets abutting commercial
areas, provide pay-and-display machines for
visitors, setting the price so that employees are
discouraged from parking all day.
N9.3 Facilitate, via market mechanisms, the
efficiency of existing off-street parking and
make the parking available to Wilshire-Montana
residents, particularly those with insufficient
on-site parking. Options that could be explored
include:
Facilitate a community shared parking
program for joint use of church, school, or office
parking during evening/weekend hours.
Consider leasing privately owned lots to
facilitate additional parking availability to
residents.
As funding allows, consider an online
residential parking rental service, matching
residents who need off-street parking with those
who have excess off-street parking. By helping
to create a market for residential off-street
parking, some residents may be encouraged
to remove non-vehicular storage from their
garages.
(See chapter 4.0 Circulation Element for
further information.) denotes sustainable policy
SANTA MONICA LUCE | 2.5 - 23
chapter 2.5 chapter 2.2
| 2.2 - 23
wilshire-montana | chapter 2.2
The Wilshire-Montana neighborhood will continue to offer a wide range of housing options to ensure diversity in the demographic composition of the neighborhood. New or rehabilitated development will be consistent with the scale and mass of existing structures, and with the surrounding neighborhood context.
N9.4 Investigate ways to reduce the volume of
cut-through traffic on the residential streets in
the Wilshire-Montana neighborhood. Options
that could be explored include:
Considering traffic calming measures on
some local residential streets
Routing construction vehicles to major
avenues and boulevards
Limiting commercial employee and
customer on-street parking in the residential
neighborhood
N9.5 Develop a program to encourage the
protection of existing single family and multifamily residential properties in the WilshireMontana neighborhood. Options that could be explored include the following citywide actions:
Modifying development standards
Developing a Neighborhood Conservation
Overlay District
Modifying demolition regulations
Establishing a Transfer of Development
Rights program for historic properties and Cityidentified courtyard housing Developing a pattern book
N9.6 Develop a neighborhood improvement
program for the Wilshire-Montana
neighborhood that would describe city
programs and infrastructure improvement
actions that are planned for the intermediateterm and long-term periods. The improvements could include street lighting, sidewalks, park
strips and street trees.
GOAL N10: Ensure that walking and
bicycling are safe and comfortable on all
Wilshire-Montana streets at all times of day.
POLICIES:
N10.1 Implement the Wilshire-Montana
neighborhood bicycle and pedestrian actions
and policies detailed in the Circulation
Element.
neighborhood conservation: pico
2.2 - 24 | SANTA MONICA LUCE
The Pico neighborhood is home to a diverse range of people who frequently gather at Virginia Avenue Park to interact and celebrate.
Interior courtyards and public open space amenities are desirable aspects of the Pico neighborhood. Pacific Ocean Expo Station
Expo Alignment
PICO
Location
The Pico neighborhood is located in the central
part of the City, adjacent to Santa Monica’s
industrial areas to the north and sharing
Pico Boulevard with the residents of Sunset
Park to the south. Its northern borders are
geographically defined by Colorado Avenue
between Centinela Avenue and 20th Street,
and by Santa Monica Boulevard between 19th
Court and Lincoln Boulevard. Centinela Avenue
defines the eastern boundary, Pico Boulevard
the southern boundary and Lincoln Boulevard
defines the western boundary.
Neighborhood Character
The Pico neighborhood has a rich cultural
heritage and social diversity. Named for Pio
Pico, the last Governor of Mexican California
before it became part of the United States, the
community draws its identity from a rich ethnic
and cultural history that is evident in its lively
parks and open spaces.
Home to Virginia Avenue Park, Stewart
Street Park, Memorial Park, Euclid Park and
Woodlawn Cemetery, the neighborhood
has expansive open spaces for community
activities, and passive enjoyment. The lowscale character of the neighborhood fosters a strong sense of community. The neighborhood
is also home to Santa Monica College’s
main campus, an active place of learning
and interaction.
This neighborhood strives to maintain its
culturally diverse and family-oriented resident
base in the face of increasing redevelopment
pressure. Maintaining the character of the
community and diversity of residents, as well
as continuing the commitment to improve
the quality of affordable housing are all
important to this community and the City. New
investment interest in some of the community’s
multi-family structures and older single family
homes has addressed issues of vacant or
poorly-maintained sites, and should foster the
community’s other important values.
pico | chapter 2.2
SANTA MONICA LUCE | 2.2 - 25
Pico neighborhood: This mural is painted on a neighborhood teen center and depicts the area’s rich cultural and historic background.
Pico Boulevard plays an important role in
the neighborhood. It serves a twin role as
a neighborhood-serving street and a major
boulevard. The City has made significant
investments along Pico Boulevard in the last
decade, including streetscape improvements
(median, landscape, and signature lighting) and
renovation and expansion of Virginia Avenue
Park, including the popular farmer’s market.
Pico Neighborhood Vision
The Pico neighborhood maintains its
culturally and economically diverse character
by employing a variety of neighborhood
conservation programs, including striving to
maintain affordable housing units, thereby
retaining long-term residents and social
diversity. New or rehabilitated development is
consistent with the scale and mass of existing
adjacent structures and with the surrounding
neighborhood context. Owners of vacant or
neglected properties are encouraged to
convert their properties into uses that benefit
the community.
The quality and character of Pico Boulevard
is enhanced with additional neighborhoodserving retail, amenities and services in addition to streetscape enhancements like
wider sidewalks and land transit facilities. A
new library in Virginia Avenue Park serves all
residents. Businesses, residents and school
facilities have sufficient parking resources and
adhere to parking demand programs to reduce
the impact on the surrounding neighborhood.
New north-south connections throughout the
Pico neighborhood, particularly over the I-10
Freeway, promote crosstown circulation as
well as access to and from the area. Enhanced
bicycle and pedestrian connections will
strengthen Pico Boulevard.
2.2 - 26 | SANTA MONICA LUCE
goals and policies: pico
Infrastructure improvements to streets, sidewalks and landscaping enhance the neighborhood livability. In the artist rendering above, Pico Boulevard features local services and amenities, an enhanced streetscape and facilities for multi-modal transportation.
PICO NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Pico neighborhood.
GOAL N11: Provide protections to the
Pico neighborhood and Pico Boulevard
through an area planning process.
POLICIES:
N11.1 Prioritize the Pico residential
neighborhood and its adjacent commercial
Pico Boulevard for the preparation of an area
plan designed to address key neighborhood
issues and implement solutions.
N11.2 To implement the goals and policies
outlined in the Boulevards Chapter for Pico,
consider a program to reinvest in the north
side of Pico Boulevard between 17th Street
and Virginia Avenue Park , between Cloverfield
and 28th Street, and 31st Street to Centinela as
a low-scale Neighborhood Commercial mixeduse area to improve access to local services and address commercial parking issues. This program
could include:
A public/private reinvestment partnership
including the City, Pico Improvement
Organization and local business representatives
and Santa Monica College representatives to
facilitate the consolidation of lots and recruitment
of appropriate local-serving uses.
Analyzing the feasibility of locating a bank and
post office in this area to serve local residents
Providing student-oriented housing, and
encouraging workforce housing development for
SMC faculty and support staff
Encouraging of local family restaurants to be
used as alternatives to fast food restaurants
Encouraging family-friendly services and a
reduction in the number of liquor stores
Implementing TDM programs to address
circulation and parking challenges
Promoting a viable, vibrant boulevard with
active street frontages
N11.3 Improve multi-family housing facilities
in the Pico Neighborhood, preserve housing
opportunities, and provide for community
gardens.
N11.4 Explore options and incentives to
encourage better exterior maintenance of multifamily housing serving low-and moderate-income residents. An option that could be explored is denotes sustainable policy SANTA MONICA LUCE | 2.5 - 27
pico | chapter 2.2 chapter 2.5
SANTA MONICA LUCE | 2.2 - 27
Pico Area Plan: The LUCE encourages an area planning process to address neighborhood priorities like providing local services that are accessible on foot or by bicycle.
the expansion of the low-interest rehabilitation
loan program to improve the exterior façade
of poorly-maintained multi-family properties
and improve conditions for rent-controlled
unit tenants. Establish criteria for qualifying
structures, which might include:
Creation of a Neighborhood Conservation
Overlay District
Documentation of housing opportunities
for low-and moderate-income households
including seniors and the disabled
Development of a City-facilitated leasing
program of long-term vacant lots for use as
community gardens
N11.5 Develop a program to encourage
the protection of existing single family and
multi-family residential properties in the Pico
neighborhood and preserve its character.
Options that could be explored include the
following citywide actions:
Modifying development standards
Developing a Neighborhood Conservation
Overlay District
Establishing a Transfer of Development
Rights program for historic properties and Cityidentified courtyard housing Modifying demolition regulations
Developing a pattern book
N11.6 Acknowledging the historic burden
on the Pico Neighborhood of community
and regional infrastructure, evaluate
future development changes in terms of
environmental justice and cumulative impact.
This could include:
Minimizing further facility and infrastructure
burdens;
Further protecting residents from air, water,
and soil pollution associated with existing
infrastructure uses; and
Pursuing opportunities for increased green
space, parks, and community gardens.
GOAL N12: Ensure that walking and
bicycling are safe and comfortable on all
Pico neighborhood streets at all times of the
day, and improve the appearance and quality
of locations where streets terminate because
of the freeway or transit right-of-way.
POLICIES:
N12.1 Implement the Pico neighborhood
policies and actions detailed in the Circulation
Element. Implementation of the Michigan
Avenue “Bicycle Boulevard”/Safe Routes to
School and improved pedestrian crossing
at Lincoln/Michigan and along Pico at Santa
Monica College should be prioritized.
N12.2 Improve the appearance and quality
of residential street ends adjacent to the I-10
Freeway. Options could include:
Landscaping street ends
Adding plantings along freeway fencing/
walls
Discouraging trash and inappropriate
long-term parking through monitoring and
maintenance
N12.3 Develop a neighborhood improvement
program for the Pico neighborhood that would
describe City programs and infrastructure
improvement actions that are planned for the
intermediate-term and long-term periods.
These improvements could include street
lighting, sidewalks, street trees and marked
pedestrian crossings.
neighborhood conservation: sunset park
2.2 - 28 | SANTA MONICA LUCE
Pacific Ocean
Expo Station
Expo Alignment
The smaller single family homes of Sunset Park reflect the area’s history as a working class residential neighborhood.
SUNSET PARK
Location
Sunset Park is one of the largest residential
neighborhoods in Santa Monica, bound by
Pico Boulevard to the north, the eastern City
limits, the southern City limits, and Lincoln
Boulevard to the west.
Neighborhood Character
Sunset Park enjoys a rich history steeped in
local and international events. The expansion
of the Douglas Aircraft Company during
the 1930s sparked a building boom in
southeast Santa Monica; the area immediately
surrounding tiny Sunset Park at 17th Street
and Ashland Avenue expanded to include the
entire area south of Pico Boulevard and east
of Lincoln Boulevard. During World War II, the
Sunset Park area witnessed a dramatic change
as thousands of war-related production jobs
sprang up in Santa Monica and surrounding
areas. In response, builders constructed
hundreds of housing units to meet the growing
demand from blue-collar and middle-class
workers. These developments made Sunset
Park a suburban community for working
individuals and families.
Sunset Park has matured into a distinct
neighborhood featuring schools, parks, small
businesses and employers. Its development
pattern is comprised of orderly single family
homes with deep front setbacks oriented
to quiet tree-lined streets. Some areas
contain a limited number of multi-family
buildings, as well as one- and two-story
courtyard apartments.
The neighborhood is walkable, and it contains
two preschools, two elementary schools, a
middle school, Fairview Library, parks, familyowned neighborhood-serving restaurants and businesses, and two grocery stores.
sunset park | chapter 2.2
SANTA MONICA LUCE | 2.2 - 29
Sunset Park enjoys many shady tree-lined streets that add to neighborhood character and walkability.
Based on topographical and zoning patterns,
the Sunset Park neighborhood contains two
sub-areas: Sunset Park South and Sunset
Park North. Sunset Park South contains the
majority of the neighborhood’s single family
homes but also provides some multi-family
housing. Sunset Park North demarcated by
Lincoln Boulevard east to 16th Street and Pico
Boulevard south to Ocean Park Boulevard,
offers a mix of low-density multi-family and
single family housing options. Many of the
hillside homes south of Ocean Park Boulevard
have scenic views of Marine Park, Penmar Golf
Course, Marina del Rey and the ocean. Many
streets are lined with beautiful trees.
Sunset Park is serviced by three commercial
corridors: Pico Boulevard, which it shares with
residents of the Pico neighborhood, Ocean
Park Boulevard and Lincoln Boulevard.
Sunset Park Neighborhood Vision
Sunset Park maintains its semi-suburban
character and continues to provide distinct
single and multi-family housing opportunities.
New or rehabilitated development, particularly
on the adjacent boulevards is sensitive to
the scale and mass of existing structures and
with the surrounding neighborhood context.
Character-defining features, like mature street
trees, are preserved to perpetuate the quality
of Sunset Park’s outdoor environment.
Traffic congestion and parking issues—
especially as they relate to Santa Monica
College—are mitigated by a mixture
of transportation and parking demand
management programs to reduce the impact
of cut-through traffic and parking shortages.
The mixture of neighborhood-serving amenities
near residential areas along Pico and Ocean
Park Boulevards features a range of retail,
dining and entertainment options and is easily
accessible by foot, bicycle or car.
2.2 - 30 | SANTA MONICA LUCE
goals and policies: sunset park
The LUCE seeks to preserve character-defining features of the Sunset Park neighborhood, such as its mature street trees.
Conserving and protecting the quality and character of
Sunset Park’s single and multi-family housing stock is a primary objective of the LUCE.
SUNSET PARK
NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Sunset Park neighborhood.
GOAL N13: Protect, preserve and enhance
the Sunset Park residential neighborhood
and ensure compatible design.
POLICIES:
N13.1 Develop a program to encourage
the protection of existing single family and
multi-family residential properties in the Sunset
Park neighborhood. Options that could be
explored include:
Developing a pattern book
Modifying development standards
Developing a Neighborhood Conservation
Overlay District in areas such as, but not
limited to:
Areas that could be identified in the
citywide Historic Resources Inventory
Update
Bryn Mawr neighborhood
Multi-family courtyard buildings
Modifying demolition regulations
Establishing a Transfer of Development
Rights program for historic properties and Cityidentified courtyard housing Exploring the benefits and impacts of
modifying development regulations to allow
existing single family garage conversions to
other uses
Analyzing the benefits and impacts
of allowing tandem and otherwise nonindependently accessible single family residential parking spaces on a driveway to
meet the parking requirement
N13.2 Maximize protection of the existing
tree canopy which lends such distinction to the
Sunset Park neighborhood. Options that could
be explored include:
Identifying street trees that contribute to the
unique character of the neighborhood
Developing a program of protections which
may include specific conservation measures
and restrictions
GOAL N14 Ensure adequate parking
availability for residents on residential streets
at all times of day.
POLICIES:
N14.1 Prioritize the Sunset Park
neighborhood, especially the area around
Santa Monica College, for implementation
of Neighborhood Parking Management
techniques identified in the Parking section of
the Circulation Element. Implementation shall
include a neighborhood outreach program and
various policies on a trial basis.
denotes sustainable policy
SANTA MONICA LUCE | 2.5 - 31
sunset park | chapter 2.2 chapter 2.5
SANTA MONICA LUCE | 2.2 - 31
New parking management strategies provide increased options for residents in Sunset Park. Enhanced alternatives to driving are also promoted in the LUCE.
N14.2 Expand management options for the
residential parking permit district in order to
increase on-street parking availability for Sunset
Park residents, as detailed in the Circulation
Element. Specific options that should be
explored in Sunset Park include:
Excluding new residential buildings that
provide their own parking from participating in
existing residential permit programs
Eliminating the one or two hours of
free parking allowed, and instead creating
mechanisms for residents to easily purchase
guest permits
Providing pay-and-display machines for
visitors and students, and setting the prices so
that visitors and students are discouraged from
parking all day
GOAL N15: Reduce the impacts of
through traffic on residential streets.
POLICIES:
N15.1 Strive to reduce the impacts on
residential streets in Sunset Park by managing
the major boulevards and avenues so that
they provide shorter travel times than parallel
avenues or neighborhood streets. Options that
could be explored include:
Prioritizing traffic calming treatments on
residential streets with high traffic speeds and/
or high volumes of through traffic
Investigating feasibility with Big Blue Bus
and Santa Monica College of consolidated
drop-off points along Pico Boulevard
Coordinating with Santa Monica College
to mitigate impacts of garage access from
alleyways near residential properties
Coordinating with Los Angeles to improve
Centinela Avenue traffic flow at the I-10
Freeway to better manage peak period surges
GOAL N16: Locate local services and
amenities within walking distance of the
Sunset Park neighborhood.
POLICIES:
N16.1 Foster the provision of enhanced
local services and amenities to serve the
residents of the Sunset Park neighborhood.
Options that could be explored include:
Establishing a City program to reinvest in
the north side of Pico Boulevard between 17th
Street and Virginia Avenue Park
Continuing to support and enhance the
existing neighborhood-serving retail on
Pico and Ocean Park Boulevards
GOAL N17: Ensure that walking and
bicycling are safe and comfortable on Sunset
Park streets at all times of day.
POLICIES:
N17.1 Implement the Sunset Park policies
and actions detailed in the Circulation Element.
Implementation of the bicycle facility through
the Santa Monica College campus along the
17th Street corridor should be prioritized.
neighborhood conservation: ocean park
2.2 - 32 | SANTA MONICA LUCE
Pacific Ocean
Expo Station
Expo Alignment
Hotchkiss Park has been an Ocean Park oasis for generations of people who enjoy taking in the ocean views or relaxing on the expansive turf.
The Ocean Park neighborhood is one of the city’s oldest residential areas, and it features many fine historic homes.
OCEAN PARK
Location
The Ocean Park neighborhood is located at the
City’s southwest border, neighboring Venice
in the City of Los Angeles, the Santa Monica
Civic Center and the Pacific Ocean. The
neighborhood is bounded by Pico Boulevard
to the north, Lincoln Boulevard to the east, the
southern City limit to the south and the Pacific
Ocean on the west.
Neighborhood Character
One of the City’s oldest neighborhoods, Ocean
Park sprang to life at the turn of the 20th
century when land developer Abbot Kinney
bought a sandy strip of land in Santa Monica’s
southwestern edge and began building roads,
homes, parks and piers. Because of its history
and location, the Ocean Park neighborhood
has developed a distinct identity that residents
characterize as the “other Santa Monica,”—
a diverse and eclectic beach community in the
middle of a thriving urban environment.
Ocean Park is largely a residential
neighborhood that can be viewed as three
sub-areas: Ocean Park proper, South Beach
(South Neilson), and the Borderline area (a
small enclave along the City’s border with Los
Angeles, east of Highland Avenue, and west of
Lincoln Boulevard). All three sub-areas contain
a mixture of residential building types that
range from older single family homes, duplexes
and triplexes to 1970s-era multi-family
developments. The Ocean Park neighborhood
is also home to a fine collection of Craftsman,
Mediterranean and Modernist International
style structures, some of which are located
within the Third Street Neighborhood
Historic District.
ocean park | chapter 2.2
SANTA MONICA LUCE | 2.2 - 33
The South Beach area, pictured above, is reminiscent of Ocean Park’s heritage as a small beach-oriented neighborhood. Small homes with lots of character exist in many areas of Ocean Park.
The Edgemar Complex on Main Street provides the community with a vital gathering space.
Main Street: Local businesses cater to locals and visitors from all over. Boutique shops, restaurants and specialty businesses combine to make Main Street a beloved neighborhood street.
Many of the older beach houses and Craftsman
structures are located in the South Beach area,
which is reminiscent of the neighborhood’s
fabric at the beginning of the 20th Century.
In the heart of Ocean Park is Main Street,
a neighborhood commercial street that is
home to many boutiques, restaurants and
neighborhood-serving businesses. Like
Montana Avenue, Main Street has both local
and regional appeal, providing an eclectic mix
of activities that is unique to
Southern California.
Ocean Park Neighborhood Vision
Ocean Park continues to be an eclectic
residential neighborhood and maintains
its identity as a beach-oriented community
with close ties to neighboring Venice. The
neighborhood benefits from a balanced
approach toward preservation and conservation
that emphasizes maintenance of existing
multi-family housing. New or rehabilitated
development is sensitive to the scale and
mass of existing adjacent structures and
with the surrounding neighborhood context.
New pedestrian and bicycle enhancements
facilitate nonmotorized transit through the
neighborhood and to the beachfront, and
additions to the community forest provide
green relief, shade and environmental benefits.
Parking shortages and cut-through traffic
issues are resolved through transportation and
parking demand management strategies. The
South Beach neighborhood character benefits
from neighborhood conservation strategies
designed to maintain the historic character
of this area.
2.2 - 34 | SANTA MONICA LUCE
goals and policies: ocean park
Through improved controls and regulations, the LUCE
seeks to protect, preserve and enhance the Ocean Park residential neighborhood, and ensure compatible design.
OCEAN PARK NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Ocean Park neighborhood.
GOAL N18: Protect, preserve and enhance
the Ocean Park residential neighborhood
and ensure compatible design.
POLICIES:
N18.1 Develop a program to encourage
the protection of existing single family and
multi-family residential properties in the Ocean
Park neighborhood. Options that could be
explored include:
Developing a pattern book
Modifying development standards
Developing a Neighborhood Conservation
Overlay District
Modifying demolition regulations
Revising and updating the Ocean Park
Neighborhood Development Guide. Review
the OP design standards to ensure that new
development criteria are achieving the goals
of existing neighborhood character and
architectural styles
Reviewing commercial development
standards for the length of Main Street and
consider modifications to ensure that new
development is compatible with the adjacent
residential neighborhoods
Ensuring appropriate transitions in scale
and height, with step downs toward the
neighborhood
Considering design guidelines for new
commercial development
N18.2 Provide additional protections
for areas within Ocean Park with distinctive
groupings of character-defining structures, such
as, but not limited to the South Beach area and
the Borderline area. Options could include:
Requiring architectural review of
development application projects focusing
on scale and massing and architectural details
to ensure compatibility with neighborhood
character
Designating areas as Neighborhood Overlay
Conservation Districts
Designation as a Historic District
GOAL N19: Manage the parking system
to ensure adequate supply and availability
to residents and mitigate impacts of visitors
and employees.
POLICIES:
N19.1 Prioritize the Ocean Park neighborhood
or a portion of the neighborhood for
implementation of Neighborhood Parking
Management techniques identified in the
Parking section of the Circulation Element.
Implementation shall include a neighborhood
outreach program and various policies may be
implemented on a trial basis.
N19.2 Expand management options for the
residential parking permit district in order to
increase on-street parking availability for Ocean
Park residents and their guests, and limit onstreet parking by beach visitors and retail business customers. At the same time, the City should
provide parking options for beach visitors and
business customers of Main Street businesses.
Options that could be explored, in addition to
those in the Circulation Element include:
denotes sustainable policy
SANTA MONICA LUCE | 2.5 - 35
ocean park | chapter 2.2 chapter 2.5
SANTA MONICA LUCE | 2.2 - 35
Improving the pedestrian and bicycle environment in the Ocean Park neighborhood is highly desirable. The LUCE also seeks to increase the tree canopy in this area, putting the “park” back in Ocean Park. Prioritizing the residential streets adjacent
to Main Street for implementation of
Neighborhood Parking Management program
improvements to provide greater flexibility in
developing pilot parking program solutions
Establishing an effective employee off-site
parking program
Providing shared parking arrangements for
new buildings
Managing the parking inventory through
such approaches as Real Time Electronic Space
Availability signs for adjacent public lots,
better public directional signage appropriately
located on Main Street; and consolidated pay
stations for meter spaces
Excluding new residential buildings that
provide their own parking from participating in
existing residential permit programs
Eliminating the one or two hours of
free parking allowed, and instead creating
mechanisms for residents to easily purchase
temporary guest permits
Providing pay-and-display machines for
visitors on the most impacted residential
streets priced so that visitors are discouraged
from parking all day
Providing shuttle service to bring beach
visitors from parking garages to the beach
GOAL N20: Reduce the impact of through
traffic on residential streets.
POLICIES:
N20.1 Recognized streets and sidewalks
as important green open space with improved
quality and enhanced connectivity for bicyclists
and pedestrians.
N20.2 Strive to manage the major boulevards
and avenues so that they provide shorter
travel times than parallel minor avenues or
neighborhood streets, and implement traffic
calming measures on residential streets.
GOAL N21: Ensure that walking and
bicycling are safe and comfortable on Ocean
Park streets at all times of day.
POLICIES:
N21.1 Implement the Ocean Park
neighborhood improvements in the Circulation
Element, including the Shared Streets program.
GOAL N22: Improve the existing tree
canopy in the Ocean Park neighborhood.
POLICIES:
N22.1 Use the City’s new inventory of trees
to identify streets and areas in need of more
plantings. Such areas might include: a) Hill Street
and surrounding area, and b) Neilson Way.
neighborhood conservation: mid-city
2.2 - 36 | SANTA MONICA LUCE
Pacific Ocean
Lincoln Blvd
Expo Station
Expo Alignment
Multi-family structures come in all varieties and provide housing opportunities for individuals and families.
Well-sized streets are furnished with trees, sidewalks and curbside parking.
MID-CITY
Location
Mid-City is geographically defined by
Washington Avenue to the north, Centinela
Avenue to the east, Colorado Avenue (adjacent
to the industrial areas) and Santa Monica
Boulevard to the south and 5th Street to the
west. The area to the east of this neighborhood
connects central Santa Monica to the West
Los Angeles area, while the area to the west is
a dense urban area characterized by its wide
variety of architectural styles.
Neighborhood Character
The Mid-City neighborhood is composed of
two sub-areas: Mid-City East—an area defined
by Wilshire Boulevard to the north, Centinela
Avenue to the east, Colorado Boulevard to the
south and 25th Street to the west (including
two small residential blocks of Berkeley and
Franklin Streets)—and Central City which
occupies land in the core of Santa Monica.
The residential component of the Mid-City
neighborhood is made up of a large number of
well maintained mid-20th century apartments.
More recent 21st century contemporary
Californian Spanish-Mediterranean and
modern design styles are also woven into the
architectural fabric. A number of single family
homes remain as well—there are California
bungalows and duplexes sprinkled throughout
the area.
Mid-City is intersected by three major
boulevards (Broadway, Santa Monica Boulevard
and Wilshire Boulevard), and has an array of
neighborhood- and regional-serving businesses
and amenities within a short walk of most
homes. The commercial services not only
provide the neighborhood with products and
services, but they also offer an assortment of
employment opportunities for area residents.
A significant feature of Mid-City is Santa
Monica’s medical industry, which is anchored by
Santa Monica-UCLA Medical Center and Saint
John’s Health Center. These large complexes
draw thousands of workers and patients to their
locations every day.
mid-city | chapter 2.2
SANTA MONICA LUCE | 2.2 - 37
A mix of housing types, architectural styles and neighborhood amenities, like the Santa Monica Community Garden on Park Avenue, contributes to the diversity of Mid-City’s urban fabric.
Mid-City Neighborhood Vision
The Mid-City neighborhood continues to
offer a range of housing types for a wide
range of income levels. New or rehabilitated
development is sensitive to the scale and
mass of existing adjacent structures and
with the surrounding neighborhood context.
Commercial development on the boulevards
transitions in height and intensity so as not
to disrupt the residential character of the
neighborhood. Residential neighborhoods
adjacent to proposed districts benefit from
additional conservation measures designed
to protect the neighborhood quality of life.
Mature trees and other forms of landscaping
are preserved, and improvements to street
lighting, sidewalks, parkways and other
features enhance livability. Parking demand
management programs are initiated to
provide residents and businesses alike with
sufficient resources.
2.2 - 38 | SANTA MONICA LUCE
goals and policies: mid-city
The Mid-City neighborhood includes Saint John’s Health
Center. The LUCE makes a point of recommending appropriate transitions in scale and mass to preserve access to light and air.
MID-CITY NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Mid-City neighborhood.
GOAL N23: Protect, preserve and enhance
the Mid-City residential neighborhood and
ensure compatible design.
POLICIES:
N23.1 Develop a program to encourage
the protection of existing single family and
multi-family residential properties in the MidCity neighborhood. Options that could be explored include the following citywide actions:
Developing a pattern book.
Modifying development standards
Modifying demolition regulations
Establishing a TDR program for historic
properties and courtyard housing
N23.2 Provide additional protections for
areas within Mid-City that are adjacent to the
proposed Healthcare District and the MixedUse Creative District. Such protections could include:
Protections for the neighborhood in the
development of the Area Plan for the MixedUse Creative District Area Plan Working with the Santa Monica-UCLA
Medical Center and Saint John’s Health Center
on the development of a comprehensive
circulation and parking strategy for the districts,
employing aggressive Transportation Demand
Management programs to mitigate potential
impacts on adjacent residential neighborhoods
and providing enhanced parking enforcement
in the neighborhoods
Designating adjacent residential areas as
Neighborhood Conservation Overlay Districts
Requiring clear edges and additional
landscaping between the districts and the
neighborhoods
Increasing connectivity between the districts
and the neighborhoods through enhanced
pedestrian and bicycle facilities
Ensuring that streets and sidewalks
are recognized as important green open
space with improved quality and enhanced
connectivity
N23.3 Develop a neighborhood improvement
program for the Mid-City neighborhood
that would describe City programs and
infrastructure improvement actions that are
planned for the intermediate-term and longterm periods. The improvements could include street lighting, sidewalks, and street trees.
GOAL N24: Ensure that walking and
bicycling are safe and comfortable on all
neighborhood streets at all times of day.
POLICIES:
N24.1 Implement the Mid-City
neighborhood improvements detailed in the
Circulation Element.
denotes sustainable policy
mid-city | chapter 2.2
SANTA MONICA LUCE | 2.2 - 39
A mix of housing types, including courtyard apartments, defines the Mid-City neighborhood as an area of the City where individuals and families can live in a variety of settings.
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neighborhood conservation
2.2 - 40 | SANTA MONICA LUCE
neighborhood conservation: northeast
Pacific Ocean
Expo Station
Expo Alignment
The Northeast neighborhood features comfortable homes
within close proximity to services and amenities.
NORTHEAST
Location
The Northeast neighborhood is bounded
by Montana Avenue on the north, Centinela
Avenue on the east, Wilshire Boulevard on the
south, and 21st Street on the west.
Neighborhood Character
The Northeast residential neighborhood
features mostly single family homes with a
small mix of multi-family buildings that rim
the Wilshire commercial corridor. Residents of
Northeast enjoy a quiet suburban environment,
enhanced by a natural tranquility that stems
from their mature tree-lined and beautifully
landscaped boulevards and avenues as well as
a lack of intense traffic and automobile noises.
Residents of this neighborhood have access
to a wide range of amenities that support
a variety of lifestyles. The neighborhood is
served by commercial facilities located on
Wilshire Boulevard at its southern edge.
Northeast Neighborhood Vision
The Northeast neighborhood maintains its
suburban character and charm, and continues
to provide safe and comfortable housing
options that conform to neighborhood scale,
architectural quality, pedestrian orientation
and context. Mature trees in the public rightof-way that contribute to the character of the neighborhood are preserved. Cut-through
traffic stemming from Wilshire Boulevard and
Centinela Avenue is reduced through a variety
of parking and TDM programs. Commercial
development activities on Wilshire transition
in height and intensity so as not to disrupt the
residential character of the neighborhood.
SANTA MONICA LUCE | 2.5 - 41
northeast | chapter 2.2 chapter 2.5
SANTA MONICA LUCE | 2.2 - 41
Views from Franklin Hill in the Northeast neighborhood extend to the Pacific Ocean, downtown Los Angeles and the Santa Monica Mountains.
NORTHEAST NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Northeast neighborhood.
GOAL N25: Protect, preserve and enhance
the Northeast residential neighborhood and
ensure compatible design.
POLICIES:
N25.1 Develop a program to encourage
the protection of existing single family and
multi-family residential properties in the
Northeast neighborhood. Options that could
be explored include:
Developing a pattern book
Modifying development standards
Developing a Neighborhood Conservation
Overlay District
Modifying demolition regulations
N25.2 Provide additional protections for
areas within the Northeast neighborhood
that are adjacent to Wilshire Bouelvard. Such
protections could include:
Designating adjacent residential areas as
Neighborhood Conservation Overlay Districts
Requiring clear edges and additional
landscaping between the districts and the
neighborhoods
Increasing connectivity between the districts
and the neighborhoods through enhanced
pedestrian and bicycle facilities
Recognizing streets and sidewalks as
important green open space with improved
quality and enhanced connectivity
N25.3 Maximize protections of the existing
tree canopy which lends such distinction to the
Northeast neighborhood. Options that could
be explored include:
Identifying of street trees that contribute to
the unique character of the neighborhood
Developing a program of protections which
may include specific conservation measures
and restrictions
N25.4 Expand management options for the
residential parking permit district in order
to increase parking availability for Northeast
residents. Options that could be explored are
included in the Circulation Element.
denotes sustainable policy
neighborhood conservation: downtown
2.2 - 42 | SANTA MONICA LUCE
Pacific Ocean
Lincoln Blvd
Expo Station
Expo Alignment
Over 90 percent of the mixed-use buildings built in Santa Monica over the last decade have been in the Downtown.
Above is 503 Colorado,a 100 percent affordable housing project that is also a green building.
Downtown Santa Monica is home to many mixed-use
buildings, including the historic Criterion Building constructed in 1924.
DOWNTOWN
Location
Downtown Santa Monica is bound by Wilshire
Boulevard on the north; Lincoln Boulevard
on the east; the Santa Monica Freeway and
Civic Center District on the south; and Ocean
Avenue and Palisades Park on the west.
Neighborhood Character
As the economic and cultural heart of the City,
Santa Monica’s Downtown is the center of
transportation, commerce and entertainment.
It is best characterized as a vibrant mixeduse, pedestrian-oriented urban center with amenities ranging from retail, dining and
entertainment to office, tourist and residential.
A detailed description of Downtown’s
comprehensive mix of uses can be found in the
Districts chapter.
While commercial development has largely
characterized the identity of the Downtown
throughout the City’s history, residential and
mixed-use buildings have always been a part
of the urban fabric. In the tradition of many
early American cities, the development of
retail buildings in Downtown Santa Monica
was often accompanied with residential units
above the ground level. The Criterion building
located at 3rd and Arizona (built in 1924) is an
intact example of this building type. Despite
this early pattern of mixed-use development,
the construction of residential units in the
Downtown waned as speculators subdivided
large tracts of land in what are now the City’s
residential neighborhoods.
An emphasis on transforming Downtown into
an urban neighborhood was not revisited
until the adoption of the 1986 Third Street
downtown | chapter 2.2
SANTA MONICA LUCE | 2.2 - 43
Downtown continues to evolve into an exciting urban
neighborhood that features distinctive architecture, local services, and access to everything Santa Monica has to offer.
Active ground floor uses contribute to Downtown’s
livability, energy and completeness.
Mall Specific Plan. This plan was intended to
reverse the pattern of decline, deterioration
and disinvestment which had characterized
the downtown core area since the 1960s. The
plan focused on providing a diversity of uses,
activities, business and job opportunities, and
underlined the need for a pedestrian-oriented,
mixed-use, open-air environment. An update
in 1996 provided significant incentives for the
development of housing.
Since the late 1980s, the Downtown has
made a comeback as an active and vital urban
neighborhood and as a major area for new
residential growth. From 1995–2005 roughly
one third of all multi-family housing and over
90 percent of the mixed-use units built in
Santa Monica were located in the Downtown.
Focused primarily along 5th, 6th and 7th
Streets, new residential and mixed-use projects
have transformed this area into an attractive
neighborhood featuring buildings with diverse
architectural styles, landscaping and, in many
cases, ground floor retail. The redevelopment
of Santa Monica Place and the relatively
low intensity of some parcels suggest the
continued evolution of this area.
Downtown Neighborhood Vision
The Downtown neighborhood continues to
evolve into a mixed-use urban center featuring
a wide variety of housing types that cater to
diverse lifestyles. Care is taken to preserve
architecturally or culturally significant buildings,
and where new buildings are proposed they
conform to the City’s development standards
to ensure that all residents have access to air
and light. In the Downtown, development
is informed by a new Downtown Specific
Plan that guides growth and development,
encourages economic diversity, and creates a
lively center of activity for the enjoyment of the
entire Santa Monica community. Residential
development also adheres to the new
Downtown Specific Plan. The Expo Light Rail
line minimizes residents’ dependence on
the automobile.
2.2 - 44 | SANTA MONICA LUCE
goals and policies: downtown
A specific planning process will ensure the continued viability of the Downtown, and will also provide protections to adjacent neighborhoods to promote harmony in mass, scale and land use.
DOWNTOWN NEIGHBORHOOD
GOALS AND POLICIES
In addition to the citywide neighborhood goals
and policies identified earlier in this section,
the following goals and policies apply to the
Downtown neighborhood.
GOAL N26: Protect, preserve and enhance
the Downtown residential neighborhood
and ensure that structures of historical
significance are preserved.
POLICIES:
N26.1 Develop a program to encourage
the protection of existing historical properties
in the Downtown neighborhood. Options that
could be explored include:
Developing a pattern book
Modifying development standards
Modifying demolition regulations
Identifying an area or specific historic
resources (e.g., old theaters) in the Downtown
as a community benefit and a sending area for
the TDR program
Establishing a façade easement program
that would preserve historic façades in return
for a cash payment to the owner
GOAL N27: Provide standards and
regulations for the development of the
Downtown as a mixed-use urban
neighborhood through a specific
planning process.
POLICIES:
N27.1 Prioritize the preparation of a
Downtown Specific Plan designed to address
key issues related to the height, density,
use and other land use or transportation
regulations. Items that could be explored
include:
Land use, urban design and development
standards that prescribe:
Preservation of access to light and air
through graduated transitions between
buildings and between the Downtown and
adjacent residential neighborhoods
Height, density and mix of uses of new
development including ground floor uses
Orientation of, and relationship to, the
street in new development
Development strategies for revitalizing aging
components of the Downtown’s economic base
Circulation and transportation
improvements, with particular emphasis on the
Expo Light Rail terminus station and linkages to
new and existing multi-modal systems
Shared parking resources
denotes sustainable policy
historic preservation
CHAPTER 2.3
SANTA MONICA LUCE | 2.3 - 1
Adaptive reuse of historic structures, like the Annenberg Community Beach House, preserves and enhances Santa Monica’s character.
From the first sale of lots along Santa Monica’s
golden coast in 1875 until today, Santa
Monicans have been engaged in constructing
a city of beauty, harmony and great variety.
These features are reflected in a mix of
architectural styles from different periods of
the community’s growth as the City evolved
along the coastline, the beach and rail lines.
The City’s founders created a famed resort
with national visitor attractions including
beaches, piers, the Palisades Bluffs, the Looff
Hippodrome and a City of vision with lively and
elegant architecture.
From these auspicious beginnings, Santa
Monica has evolved to be one of California’s
most architecturally, culturally and historically
significant communities. In order to protect
what is unique and valued within the City, the
LUCE land use policies ensure that Historic
Preservation is a fundamental community
value incorporated throughout the Plan.
The recommendations in this chapter, in the
Neighborhood Conservation chapter and
in the policies for retaining Santa Monica’s
historic preservation
2.3 - 2 | SANTA MONICA LUCE
The Third Street Neighborhood Historic District was
designated in 1990 and consists of 43 contributing buildings constructed between 1875 and 1930.
The Historic Preservation Element integrates existing programs and policies and creates new avenues for the preservation of Landmarks like the Parkhurst Building at 185 Pier Avenue. established urban form on its boulevards
and in its districts, are all designed to work in
concert to ensure that the City’s past inspires
its future, and gives it meaning. In this way,
the LUCE provides a comprehensive range
of preservation and conservation measures
designed to protect the defining features
that make the City unique. These goals
and policies are consistent with the City’s
Historic Preservation Element and will assist in
achieving its vision.
Over the years, the community began to note
that the bright vision of its early founders was
beginning to dim. In the early 1970s, residents
concerned about the potential demolition of
the Santa Monica Pier focused their attention
on preserving the structure that has been one
of the major contributors to Santa Monica’s
unique character and heritage. Their actions
were successful, and it was from these
beginnings, led by a handful of dedicated
citizens, that a strong historic preservation
program evolved. In 1975, the City Council
created a Historical Site Committee which
began to develop standards and procedures
for landmark designation. A year later, on
March 24, 1976, the Committee’s work
culminated with the Council’s adoption of the
Landmarks and Historic District Ordinance.
In 1990, Santa Monica designated its first
historic district—a small neighborhood
in Ocean Park called the Third Street
Neighborhood Historic District consisting of
43 contributing buildings constructed between
1875 and 1930. A second, much smaller
district, the Bay Street Craftsman Cluster
(also in Ocean Park) was later designated.
Through the beginning of 2009, the Landmarks
Commission designated 89 individual City
Landmarks, four Structures of Merit and two
historic districts.
Since 1992, the City of Santa Monica has
maintained its status as a Certified Local
Government under the provisions of the
National Historic Preservation Act. The City’s
preservation program was greatly enriched
with the adoption of the Historic Preservation
Element of the General Plan in September
2002. The Element now serves as a blueprint
to guide the work of the City’s Landmarks
Commission and to promote historic
preservation through integration with the City’s
planning processes.
In addition, the periodic updates to the City’s
Historic Resources Inventory are a valuable
tool for understanding the location and status
of key historic structures and resources. The
updates will inform the development of
policies and programs in the Land Use Element
such as neighborhood conservation, specific
planning and consideration for the future
activity centers and Expo Light Rail stations.
chapter 2.3
SANTA MONICA LUCE | 2.3 - 3
KEY PRESERVATION ISSUES
City residents and public officials have identified the following historic preservation issues:
Great strides have been made in the preservation program. However, interpreting the historic designation criteria continues to challenge those who care about Santa Monica’s important resources.
There is a need for other preservation mechanisms that deter demolition or allow recognition of resources that embody an aspect of the City’s historical fabric, but may not meet the Landmark designation threshold.
There is a need for mechanisms to ensure compatibility between the City’s design objectives for new buildings in the character-defining areas that comprise Santa Monica’s sense of place (e.g., Downtown, “The Gold Coast,” and Ocean Park) that will prevent further loss of the historic fabric.
There is a need to offer more tangible economic incentives for property owners to help retain structures that embody the City’s diverse architectural and cultural history. There is a desire for the development of staff review guidelines for changes to resources such as an alteration, renovation and/or window replacement to safeguard against degradation of historic resources due to lack of maintenance or inappropriate maintenance.
There is a need to modify demolition regulations to provide for a process of enhanced public noticing requirements and administrative review of written documentation.
There is a need to acknowledge the importance of courtyard housing and its ground floor open space to the fabric of the City’s neighborhoods. A conservation approach which provides both protections to character-defining neighborhood attributes and allows evolution over time is needed. There is a desire to acknowledge the importance of maintaining and nurturing mature trees and landscaping on the adjacent public streetscape and the sensitive maintenance and replacement of historic lights and sidewalks.
Historic buildings are located throughout most areas of the City and speak to Santa Monica’s colorful past. A study of the homes, buildings and landmarks reveals much about the City and its former inhabitants.
historic preservation
2.3 - 4 | SANTA MONICA LUCE
The LUCE supplements the City’s Historic
Preservation Element by actively integrating the
preservation of historic resources into planning
efforts throughout the City. The Plan includes
policies to ensure that the City continues to protect
what is unique and valued on a citywide and
neighborhood level, including Palisades Park and
the bluffs; Santa Monica Pier; and neighborhood
streetscapes, architecture, and building scale.
VISION
Santa Monica continues to celebrate its past
by preserving attributes that characterize and
represent the City’s rich history. The City is aware
that its historic resources are irreplaceable and
help to form the core of its being. Through the
LUCE, preservation and conservation efforts are
integrated into the planning process and the
City employs an expanded range of tools and
incentives to ensure that preservation of historic
properties is economically feasible.
Some owners of historic properties need
economic incentives to be able to afford the
repairs required to adequately maintain their
properties. Without these incentives, historic
properties could be lost by neglect or sale and
redevelopment. Accordingly, the City examines
incentives such as the Transfer of Development
Rights (TDR), whereby the property owner of
a historic structure receives cash for selling
its unused development rights to owners of
Sustainable adaptive reuse benefits the entire region. Transforming the aged Marion Davies Estate into the award-winning Annenberg Community Beach House provides an excellent example of this practice. properties in growth areas. Other options
available offer tax deductions under a
conservation easement program and property
tax reductions under the Mills Act.
There is also a need to regulate the demolition
or redevelopment of historic or characterdefining structures, especially those within a designated Neighborhood Conservation
Overlay District. Regulation changes may also
be needed to preserve the orientation and site
planning characteristics of the ground level
open space typical of courtyard housing.
Sustainable Benefits from Historic
Preservation
The benefits of historic preservation are widely
accepted in terms of aesthetic, cultural and
social results, but the inherent sustainability
aspects of this conservation approach have
often not been fully appreciated. Today,
however, it is widely recognized that the most
sustainable building is the one already built
and that the adaptive reuse or rehabilitation
of existing buildings and the preservation of
historic structures reduces consumption of raw
materials, material production and the resulting
carbon impact. The LUCE embraces historic
preservation not only for its important role
in preserving the character-defining features
which make Santa Monica unique, but also for
the critical contribution it makes in helping the
community achieve its sustainability goals.
chapter 2.3
SANTA MONICA LUCE | 2.3 - 5
1 Transfer of Development Rights
Unused Floor Area
Architecturally/Historically Significant
Building
1 3 Allowable Development
Allowable Development with
Transfer of Development Rights
Donor Site
Receiver Site
1 1
1 2
1 3 3
4 2
4 Transfer of Development Rights
A program that can provide additional
financial incentives for the preservation
of historic or character-defining
neighborhood resources. The excess
development rights from a site
containing an historic resource are sold
to another site located on the transit
corridors or in activity center overlays.
Transfer of Development Rights
Program:
In order to provide additional financial
incentives for the preservation of historic
resources, the LUCE identifies historic
preservation as a core value of the community
and a key community benefit. To ensure that
future development contributes to the City
and the community, the LUCE lowers the
ministerial base height of new development
and requires any building that wishes to go
above the base height to contribute a variety
of significant, tangible community benefits.
As an identified community benefit, a historic
structure could participate in a program of TDR
along selected transit corridors and districts
(receiving areas) identified within the LUCE.
Frequently, the lack of capacity in a receiving
area inhibits the implementation of such a
program. However, the LUCE has identified a
select number of suitable sites with proximity
to transit, particularly along the Expo Light Rail
line, for new development. It is important to
understand that the goal of the TDR program is
to assist in implementing community goals.
In essence, the TDR program allows developers
to purchase development rights (e.g.
additional floor area, or other development
rights) from one property (the sending area/
site) to allow additional development on a
new site (receiving area). The sale of unused
development rights from properties with
historic resources can provide important
financial compensation for retaining older and
smaller-scale historic structures. The sale is
officially recorded and typically accompanied
by a permanent maintenance agreement
which also restricts future development. This
accomplishes two things: (1) it provides an
economic incentive for the resources needed
for preserving and maintaining a historic
resource, and (2) it ensures the permanent
maintenance of the resource.
The Downtown core contains the highest
concentration of commercial buildings in the
City with historic and cultural value. This area
may be suitable for priority designation as a
sending area. However, jurisdictions are not
only limited to designating areas but may
also designate a category of structure, such
as a Landmark structure or character-defining
courtyard structure as a sending site. Sending
area owners do not have to participate in
the program, but should they participate,
they must record a covenant which requires
the resource to be maintained and restrict
future development. They then are allowed
to sell their unused development rights.
There are many variations in the operations
of a TDR program, but a central challenge is
historic preservation
2.3 - 6 | SANTA MONICA LUCE
significant historic property by restricting
future changes to and/or development
of the property. The donor may gift an
entire site or a portion thereof, such as the
façade or significant interior rooms. Each
easement is tailored to the individual needs
and requirements set forth by the property
owner and agreed upon by the accepting
organization. Under the IRS Qualified
Conservation Contribution, the owner of a
qualified real property can receive income
tax deductions equivalent to the value of the
rights given away to a qualified charitable or
governmental organization. Depending on the
jurisdiction, additional financial benefits may
be available in the form of reduced estate,
gift and local property taxes.
Easements are granted in perpetuity. Once
recorded in the property records, an easement
becomes part of the property’s chain of title
and “runs with the land.” The easement
transfers upon sale to the new owners.
A qualified organization is recognized by the
IRS as one that is committed to protecting
the historic preservation purposes of the
donation. It is generally a governmental
agency or a charitable organization (501(c)(3)),
such as a historic preservation organization. A
preservation easement gives the organization
that holds it the legal authority to enforce
the restrictions written in the easement
The Neighborhood Conservation program includes tools
to preserve character-defining architectural, landscape and contextual features in residential neighborhoods.
the establishment or assignment of correct
valuation to the “right” being sold.
Conservation Easement Programs
A second form of economic incentive available
for the preservation and maintenance of
historic resources is the establishment of a
conservation easement program. Whereas the
TDR program entails the sale of development
rights, a conservation easement involves a
“donation” of development rights, providing
the donating owner with consideration by
the Internal Revenue Service (IRS) for a tax
deduction of this “gift.”
A historic preservation easement is a voluntary
legal agreement made between a property
owner (donor) and a qualified easement
holding organization (donee) to protect a
document. The grantee organization monitors
the property at least once a year, maintaining
written records of the visit, and ensuring that
the terms of the easement are being followed.
For example, the San Francisco Architectural
Heritage organization plays such a role in
San Francisco.
Neighborhood Conservation Programs
In addition to the Historic Preservation goals
and policies in this chapter, the LUCE also
provides a Neighborhood Conservation
Program for protection of characterdefining structures that embody an aspect of the City’s historical or cultural fabric, but
may not meet the landmark designation
threshold. The Plan also proposes that a new
definition of “demolition” be developed
along with a process for implementation
which is designed to achieve community
goals. This process could require findings
for demolition applications that require
consideration of the full range of issues
that define neighborhood character,
including aesthetic, social and cultural
attributes. It also requires administrative
review of written documentation provided
in support of the demolition application.
(See chapter 2.2 Neighborhood Conservation for
further information.)
chapter 2.3
SANTA MONICA LUCE | 2.3 - 7
chapter 2.3
SANTA MONICA LUCE | 2.3 - 7
Updating the Historic Resources Inventory is an important ongoing task that provides additional protections against demolition of significant buildings.
The new Neighborhood Conservation Program promises to
employ a variety of tools to preserve, protect and enhance the quality and character of the City’s residential neighborhoods.
Conservation
Overlay
Districts
Development
Standards
Process
Changes
Educational
Programs
Policy
Changes
Demolition
Regulations
SOLUTIONS
CITYWIDE GOALS AND POLICIES
GOAL HP1: Preserve and protect historic
resources in Santa Monica through the
land use decision-making process.
POLICIES:
HP1.1 Follow policies for historic
preservation contained in the Historic
Preservation Element when making
land use decisions.
HP1.2 Maintain and regularly update the
Historic Resources Inventory.
HP1.3 Ensure that new development,
alterations or remodeling on, or adjacent to,
historic properties are sensitive to historic
resources and are compatible with the
surrounding historic context.
HP1.4 Continue to support Landmarks
Commission review and public input for all
structures proposed for demolition that are
more than 40 years old.
HP1.5 Support rehabilitation and
restoration of historic resources through
flexible zoning policies and modifications
to development standards, as appropriate,
subject to discretionary review, required
findings, and neighborhood compatibility
such as: the in-kind replacement of
nonconforming features, reduced
parking requirements, building height,
parcel coverage, and building envelope
requirements.
HP1.6 Promote awareness of adopted
historic preservation policies, and the
greenhouse gas reduction value of historic
preservation and adaptive reuse.
HP1.7 Develop tools to address
the conservation of unique and valued
character-defining features in residential
neighborhoods to preserve and enhance
the existing architecture, scale, landscape
and context.
HP1.8 Encourage the preservation and
regular maintenance of mature trees and
landscaping that contribute to the unique
character of a neighborhood.
HP1.9 Promote the availability of financial
incentives for historic preservation such as
tax abatement, economic development,
the Transfer of Development Rights, and
conservation easements.
HP1.10 Review proposed developments
for potential impacts on unique archaeological
resources, paleontological resources, and
incorporate appropriate mitigation measures to
protect or document the resource.
denotes sustainable policy
2.3 - 8 | SANTA MONICA LUCE
goals and policies: historic preservation
Neighborhood Conservation Overlay Districts and other programs like Transfer of Development Rights and conservation easements combine to form a menu of solutions to preserve and protect valued historic or cultural resources.
GOAL HP2: Preserve and protect historic
resources through the development of
economic incentives and neighborhood
conservation approaches.
POLICIES:
HP2.1 Establish a program for the Transfer
of Development Rights for specified categories
of significant historic resources and characterdefining structures, which will be considered a community benefit. Identify receiving areas
such as boulevards, transit corridors, activity
centers, and Districts.
HP2.2 Pursue and support a conservation
easement program to allow owners of historic
properties to earn a one-time income tax
deduction through the donation of a
property easement to a qualified
preservation organization.
HP2.3 Establish Neighborhood
Conservation Overlay Districts where
appropriate but particularly in areas that
contribute to Santa Monica’s sense of
place, and develop criteria for protection of
neighborhood historic resources and characterdefining structures and features such as streetscape, architecture, and scale in such
a district.
HP2.4 Continue to encourage the
preservation of homes with historic and
architectural significance.
GOAL HP3: Integrate historic preservation
practices into sustainable development
decisions.
POLICIES:
HP3.1 Develop incentives to encourage
preservation and adaptive reuse of historic
buildings as a means of reducing the use of
raw materials and realizing sustainable
development goals.
HP3.2 Ensure that the promotion of
sustainability technologies, such as solar panel
installations and sustainable retrofitting are
incorporated in such a way as to not adversely
impact historic resources.
HP3.3 Incorporate conservation of historic
resources located within the boundaries of
specific plans into the Plan’s overall design.
HP3.4 Support inclusion of historic
preservation as a community benefit in
development above the base.
chapter 2.3
SANTA MONICA LUCE | 2.3 - 9
The LUCE recommends providing incentives that encourage preservation and adaptive reuse. This former church in the Ocean Park neighborhood was converted into a house—a sustainable approach to repurposing older buildings.
ACTIONS
Revise the Historic Preservation Element to
include goals and indicators as appropriate to
reflect LUCE policies.
Update the Historic Resources Inventory
(HRI) on an ongoing basis.
Develop a Transfer of Development
Rights program to promote preservation and
maintenance of the City’s historic resources,
including those listed on the HRI and
designated Landmarks and Historic Districts.
Pursue a conservation easement program to
promote preservation and maintenance of the
City’s historic resources.
Coordinate Neighborhood Conservation
Overlay Districts with the HRI.
Incorporate the HRI into the City’s permits
system and update appropriately.
Define terms such as “historic resource,”
“landmark,” “historic character,” “characterdefining resources,” and similar terms in the preparation of area plans and specific plans.
Develop administrative procedures and
staff review guidelines to ensure that alterations
to properties listed on the HRI are reviewed
for compliance with the Secretary of the
Interior’s Standards for the treatment of
historic properties.
Develop measures in the Santa Monica
Zoning Ordinance to address appropriate
additions to, and adaptive reuse of
historic buildings.
Continue to require that all demolition
permit applications for structures that are
more than 40 years old are reviewed by the
Landmarks Commission and ensure consistency
with requirements of the revised demolition
definition and administrative
review procedures.
Incorporate indicators to measure
achievement of historic preservation goals
into the Sustainable City Plan.
The City will continue to oversee preservation
of designated historic properties through the
planning and zoning process. Community
awareness of Landmark and historic
preservation programs will be expanded and
promoted.
historic preservation
2.3 - 10 | SANTA MONICA LUCE
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santa monica’s
boulevards
SANTA MONICA LUCE | 2.4 - 1
CHAPTER 2.4
Taken together, Santa Monica’s boulevards
represent the City’s largest public space.
They are an integral part of the circulation
system and development pattern that was
established in the Los Angeles Basin prior to
the development of the freeway and interstate
system. Historically, these boulevards provided
the major crosstown and through-town routes,
and many accommodated the Pacific Electric
Railway streetcar system that was removed in
the 1950s. Today, I-10 provides the only eastwest freeway route from the Pacific Ocean to Downtown Los Angeles, and traffic levels on
I-10 usually exceed capacity at peak hours.
Consequently, the boulevards have reemerged
as important and necessary connections for
transportation, open space and community
activities.
boulevards
2.4 - 2 | SANTA MONICA LUCE
Expo Station
Expo Alignment
Pacific Ocean
Lincoln
SANTA MONICA’S BOULEVARDS
North of I-10, the City’s key eastwest boulevards include:
• Wilshire Boulevard
• Santa Monica Boulevard
• Broadway
• Colorado Avenue
• Olympic Boulevard
South of I-10, the City’s major
east-west boulevards include:
• Pico Boulevard
• Ocean Park Boulevard
Santa Monica’s only major
north-south boulevard is Lincoln
Boulevard, which serves as an
important regional artery linking
Los Angeles International Airport
to the northbound Pacific Coast
Highway.
chapter 2.4
SANTA MONICA LUCE | 2.4 - 3
OVERALL VISION
Many of Santa Monica’s boulevards provide
major routes for both the regional Rapid Bus
system as well as Santa Monica’s Big Blue Bus
system. The LUCE’s vision is to reconfigure
the boulevards from automobile-oriented
retail to a mix of residential, pedestrian
and neighborhood-serving uses in order to
achieve an active social environment within a
revitalized streetscape. The Plan emphasizes
additional incentives for the private sector to
increase housing along the boulevards, with a
specific focus on much-needed affordable and
workforce housing in proximity to transit and
neighborhood services. The Plan introduces the
key concept of providing usable ground level
open space as a community asset for all new
boulevard development.
Active Gathering Spaces
The vision blends the boulevards’ transportation
role with the transformation of the public realm into
areas with attractive storefronts, wider sidewalks
and open space. Boulevards are envisioned as
neighborhood assets, where goods and services
oriented to the adjacent residential neighborhoods
will encourage walking instead of driving and, in
most cases, will be accessible by less than a tenminute walk from homes. The LUCE envisions that new gathering spaces will be strategically located
along the boulevards as part of a community
benefit program that includes “greening” of streets.
The Expo Light Rail will provide a key connection between Santa Monica and the Los Angeles region.
Enhanced Transit Facilities
Transit along the boulevards is a defining
element of the LUCE strategy as it creates
an opportunity for a significant reduction in
auto trips and congestion. Bus facilities will
be enhanced on many of the boulevards—
especially Wilshire, Santa Monica, Pico, and
Lincoln Boulevards that have the highest level
of transit service—with stations strategically
located in proximity to open spaces, retail and
institutions. Transit patrons will be encouraged
to stop and shop along the boulevards on their
way to other destinations.
Expo Light Rail Line
One of the most powerful influences affecting
Santa Monica’s future is the Expo Light Rail
line, which promises to restore a critical transit
link between Los Angeles’ west side and the
greater region. The Expo Light Rail line to
Santa Monica is targeted to be operational
in FY 2015. The line will have stations at
Olympic and 26th Street, Colorado and 17th
Street, and a terminus station at Colorado
and 4th Street. The station locations are
an opportunity to transform the character
of these major roadways into centers of
complete neighborhoods featuring additional
affordable, workforce and market-rate housing;
neighborhood services; and jobs in proximity to
boulevards
2.4 - 4 | SANTA MONICA LUCE
Neighborhood activity centers: Dining, shopping, and
convenience service opportunities will be within walking distance of adjacent neighborhoods.
Pacific Ocean
10 minute walking
distance
10 i m un a wet
gni kl
i d t s ance
10 m ni ute walking
distance
Neighborhood
Center
Dining and
Shopping
Opportunities
Mixed-Use
Housing and
Retail
Enhanced
Transit
Services
Shared Parking
Facility
The activity center will include housing and active ground floor uses centered around people-gathering places.
high-frequency transit. Additionally, planning
is in the early stages for another regional rail
transit system that will serve Santa Monica.
Preliminary plans for the “Subway to the Sea”
have operations commencing in approximately
2030 or earlier and potentially located down
Wilshire Boulevard.
Boulevard Activity Center Overlay
The Activity center overlay is strategically
located as a focal point of retail and
convenience services as well as housing,
designed around public open space, to create
a community gathering place within walking
distance of adjacent neighborhoods.
The Activity center overlay is planned for
the area near Memorial Park. The Bergamot
Transit Village District, while not subject to an
activity center overlay, is intended to include
the characteristics of the activity centers. The
site for the activity center overlay was carefully
chosen after assessing the ability of the land
to accommodate new mixed-use development
containing housing and local-serving retail,
as well as the potential to create parking and
Transportation Demand Districts to provide
for shared parking and significantly reduced
private vehicle trips.
The general criteria for locating the activity
center overlay includes the ability to:
Support neighborhoods with retail and services,
including a grocery store/drugstore as an anchor
Support neighborhoods through the creation of
a community gathering space and a sense of place
Support existing transit and support-service
enhancements—especially at intersections of
north-south and east-west transit routes
Generate and support a pedestrian environment
Support a parking district that reduces trips by
creating shared parking, the ability to park only
once while shopping at multiple stores, and parking
that can be used for off-peak residential use
Combine parcels to create efficient, synergistic
development that includes needed public amenities
Recognize areas where existing land uses, and
the age and condition of structures are appropriate
for redevelopment or revitalization
Assure effective transitions in height and mass to
adjacent residential units
Generate extensive community benefit
(See chapter 2.5 Activity Centers for further information.) The following visions, policies and suggested
actions for each of Santa Monica’s prominent
boulevards represent the community’s aspirations
for renewed energy and activity for the City’s major
streets while contributing to a reduction in
citywide traffic.
SANTA MONICA LUCE | 2.4 - 5
wilshire | chapter 2.4
Location
The Wilshire Boulevard corridor stretches from
Centinela Avenue on the eastern edge of the
City to Lincoln Boulevard, where it becomes
part of the Downtown District.
Wilshire Blvd
Expo Station
Expo Alignment
Pacific Ocean
“Wilshire has no ‘there’ there...
the street feels too long. This is an
opportunity to create a real ‘place’
for everyone to enjoy.”
- Comment from Wilshire Placemaking Workshop
!
M
!
M
!
M
BROADWAY
4TH ST
WILSHIRE BLVD
COLORADO AVE
OLYMPIC BLVD
11TH ST
14TH ST
20TH ST
17TH ST
26TH ST
SANTA MONICA BLVD
LINCOLN BLVD OLYMPIC BLVD
CENTINELA AVE
§¨¦10
Institutional/Public Lands
Mixed-UseBoulevard
Parks and Open Space
!
M Expo Stations
Expo Line
Vision
Wilshire Boulevard is Southern California’s
grand street, connecting Downtown Santa
Monica to Downtown Los Angeles. The
installation of a gateway feature on Wilshire
Boulevard at the border of Santa Monica
creates a distinct and elegant entryway into
the City. Wilshire Boulevard is envisioned as
a vibrant complete street with a continuous
landscaped center median, enhanced
pedestrian sidewalks and crosswalks and
efficient transit services coordinated with
improved vehicle circulation. The boulevard
transitions over time from a vehicle-dominated,
regional-serving commercial street to a transit/
pedestrian priority boulevard lined with a mix
of local-serving retail and residential uses.
The ground floor includes retail and services
catering to adjacent residential neighborhoods
with attractive display windows along the
length of the street. The upper levels will
be devoted predominantly to a variety of
affordable and market-rate housing types,
stepped back from the face of the ground level
stores to facilitate sun access to the sidewalk,
provide privacy to the residential units and
contribute to a sense of openness along the
street. Trees, seating, comfortable sidewalks,
safe and accessible crosswalks, and interesting
shops and display windows will create a worldclass pedestrian street environment.
2.4 - 6 | SANTA MONICA LUCE
boulevards: wilshire
New transit shelters and state-of-the-art
electronic information kiosks add to the
streetscape while making the Big Blue Bus
and Metro transit more convenient, inviting
and pleasant to use. Enhanced pedestrian
circulation in the adjacent neighborhoods
and leading to Wilshire will facilitate access
to boulevard shops, services, and the transit
system. The transit system becomes more
efficient and timely through the use of
sophisticated signal timing, and if deemed
necessary, through the use of dedicated travel
lanes to further facilitate the transit service.
In cooperation with property owners, the City
may over time create new shared parking
facilities to provide parking consistent with the
enhanced transit environment, reduce vehicular
traffic circulation, provide parking for adjacent
under-parked neighborhoods and mitigate
the intrusion of shoppers who seek parking in
residential neighborhoods. The boulevard’s
character is enhanced with community benefits
in the form of gathering areas, open space,
enhanced landscaping and affordable and
workforce housing. These community
amenities contribute to the creation of a true
sense of place, complete neighborhoods and
a vibrant 17 hours per day/7 days per week
boulevard scene.
Wilshire is envisioned as a lively pedestrian-oriented
boulevard featuring a mix of housing, retail and other
important services.
Neighborhood grocery stores with residential and other uses are encouraged.
The Mixed-Use Boulevard designation provides
the framework for Wilshire Boulevard to
transition over time from a predominantly
regional-serving commercial street to a mixeduse street with retail to service a diversity of residential uses along the boulevard, as well as
adjacent residential neighborhoods.
chapter 2.4
SANTA MONICA LUCE | 2.4 - 7
wilshire | chapter 2.4
Current Conditions, Trends and Issues
Wilshire Boulevard is the primary gateway
into Santa Monica. It enters the City with the
character and traffic volume of a regional
automobile arterial. The street width and lack
of continuous urban form contribute to the
dominance of the vehicle. The lack of sidewalk
amenities and compelling stores and display
windows combine with the predominantly
auto-oriented office and regional retail uses
to limit pedestrian activity to business hours.
Residential uses on the boulevard are limited.
Small parcel size hinders the ability to provide
A widened, landscaped median will visually narrow the width of the street and contribute to the “greening” of the streetscape.
Enhanced transit services will provide alternatives to the automobile.
adequate parking and results in multiple
vehicle entrances on Wilshire Boulevard.
The boulevard is a key regional transit
corridor, served by Big Blue Bus, Metro Rapid
and the potential future “Subway to the Sea,”
but it currently lacks adequate transit
support facilities.
Strategic Approach
Wilshire Boulevard’s Mixed-Use Boulevard
designation is designed to encourage
mixed-use development providing ground
floor local-serving retail and predominantly
residential uses on the upper levels. New
buildings should include varied heights,
and architectural elements and shapes to
create visual interest. Projects that provide
community benefits that enhance the
boulevard, such as shared parking, plazas,
added green space or other neighborhood
amenities, are given the opportunity to
increase their development potential.
Where limited parcel size impedes the
redevelopment of a property, policies
encourage joint-venture partnerships to
facilitate shared parking.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
2.4 - 8 | SANTA MONICA LUCE
goals and policies: wilshire
Wilshire’s character will improve from an auto-dominated corridor into a more livable and multi-modal boulevard that is activated with local-serving amenities.
WILSHIRE BOULEVARD GOALS
AND POLICIES
GOAL B1: Transform Wilshire Boulevard
from a vehicle dominated street into a
livable, enhanced pedestrian open space that
is well served by transit and includes a localserving mix of uses.
POLICIES:
B1.1 Establish Wilshire Boulevard as a
dynamic mixed-use boulevard with a continuous
landscaped center median, an enhanced
pedestrian experience and improved transit
facilities and traffic circulation.
B1.2 Include a mix of uses in new and
redeveloped projects including ground
level local-serving retail and neighborhood
services. Land uses above the ground floor
should predominantly include a wide range
of market-rate and affordable housing units.
Small floor plate and local-serving office uses
are encouraged on the south side of Wilshire
Boulevard within the boundaries of the
Healthcare Mixed-Use District.
B1.3 Existing automobile dealerships on
Wilshire may remain as permitted uses and may
expand if developed according to the urban
automobile dealership format as described
for Santa Monica Boulevard. New automobile
dealerships are discouraged.
B1.4 Encourage mid-price range hotels along
the boulevard.
B1.5 In order to create an interesting skyline,
avoid uniformly flat roofs.
B1.6 Ensure that buildings fronting Wilshire
Boulevard have primary façades facing the
boulevard and located on the property line
or back side of the sidewalk. However, to
encourage a lively streetscape with places for
people to socialize, small landscaped gathering
spaces and plazas are encouraged.
B1.7 Scale buildings to the pedestrian to
create an intimate sidewalk walking/shopping
experience. Ensure that ground floor façades
include enhanced materials and detailing where
they will be perceived by passing pedestrians.
B1.8 Design buildings with a variety of heights,
architectural elements and shapes to create
visual interest along the boulevard. Walls should
have meaningful combinations of materials and
articulation to engage the eye.
B1.9 Ensure that new commercial or mixeduse buildings adjacent to residential districts are contained within a prescribed building envelope
that steps down toward the residential district to
maintain access to light and air.
B1.10 Ground floor uses with active retail
shall be generally continuous, transparent (nontinted) display windows facing the sidewalk.
B1.11 Ensure that mixed-use developments
include active ground floor uses that face the
boulevard with residential as the predominant
use located on the upper floors. Ground floor
residential uses may be allowed if designed in a
pedestrian-oriented manner with features such as
street-facing main entrances, stoops, patios, and
fenestration. Medical uses may be located on the
south side of Wilshire between Euclid Street and
24th Street.
B1.12 Ensure that mixed-use areas contain
a mix of local-serving retail (or healthcare uses
within the boundaries of the Healthcare MixedUse District) and predominantly upper-level residential uses to create distinct neighborhood
environments with 17 hours per day/7 days per
week pedestrian activity. denotes sustainable policy
wilshire | chapter 2.4
SANTA MONICA LUCE | 2.4 - 9
A variety of rooflines and building shapes are encouraged.
Larger projects will be required to transition in scale and mass to adjacent structures so as to weave into the existing city fabric.
B1.13 Offices and other limited pedestrian
access uses are discouraged on the ground
floor facing the boulevard. Entrances to upperlevel uses, such as lobbies, shall be limited in length along the sidewalk.
B1.14 Encourage affordable and workforce
housing in proximity to transit and major
employment centers.
B1.15 Encourage sidewalk dining where it
meets established criteria.
B1.16 Require new incentivized
development above the base to participate in
shared parking and Transportation Demand
Management strategies.
GOAL B2: Transform Wilshire Boulevard
into Santa Monica’s premier pedestrian/
transit boulevard including a quality
landscaped environment, improved transit
service, enhanced traffic circulation, and
a safe, attractive and inviting pedestrian
experience.
POLICIES:
B2.1 Install a landscaped median the
length of Wilshire Boulevard to reduce the
apparent visual width of the street and “green”
the length of the boulevard. The median
should provide a “pedestrian harbor” at
crosswalks to shorten the pedestrian crossing
distance.
B2.2 Enhance the streetscape
environment to create an inviting
pedestrian experience with bus shelters, open
plazas, bike parking and street level activity.
B2.3 Improve pedestrian crosswalks along
the length of the boulevard.
B2.4 Discourage north-south alley access
to Wilshire Boulevard and explore
alternative routing.
boulevards
2.4 - 10 | SANTA MONICA LUCE
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santa monica | chapter 2.4
SANTA MONICA LUCE | 2.4 - 11
Location
The Santa Monica Boulevard corridor begins at
Centinela Avenue on the eastern edge of the
City and extends west to Lincoln Boulevard,
where it transitions to the Downtown District.
Vision
Santa Monica Boulevard from its eastern
entrance into the City westward to Lincoln
Boulevard and the Downtown is envisioned
as a pedestrian-preferred transit street with
a mix of local-serving commercial and retail
uses, a variety of residential opportunities, and
regional healthcare and auto-related retail/
service. The current random mix of land uses
will be organized into three distinct sub-areas
integrated with their adjoining neighborhoods.
As change occurs, the boulevard will be
improved with enhanced sidewalks, crosswalks
streetscape and transit amenities.
Santa Monica Boulevard’s three sub-areas
include: Centinela Avenue to 26th Street—
a mixed-use local-serving retail/services and
residential area; 26th to 20th Streets—a mixeduse commercial and residential area to support the healthcare activities in the area; and
20th Street to Lincoln Boulevard—a General
Commercial area and the home to Santa
Monica’s important retail automobile sales and
service companies. “We should require as much as
possible...essential characteristics
like setbacks, appropriate heights,
landscaping...and allow a variety of
ground floor uses like outdoor cafes.”
-Comment from Land Use Boulevards Workshop
Expo Station
Expo Alignment
Pacific Ocean
!
M
!
M
BROADWAY
OLYMPIC BLVD
COLORADO AVE
11TH ST
17TH ST
20TH ST
14TH ST SANTA MONICA BLVD 26TH ST
LINCOLN BLVD
CENTINELA AVE
CLOVERFIELD BLVD
§¨¦10
Mixed-Use Boulevard Low
Healthcare Mixed- Use
General Commercial
Mixed-Use Boulevard
Institutional/Public Lands
!
M Expo Stations
Expo Line
Santa Monica Blvd
boulevards: santa monica
2.4 - 12 | SANTA MONICA LUCE
CENTINELA TO 26TH STREET: Santa Monica
Boulevard’s eastern portion is envisioned to
become a more walkable, local-serving street.
CENTINELA TO CLOVERFIELD:
Mixed-Use Boulevard Low
The eastern end of Santa Monica Boulevard
is envisioned as evolving into a vibrant
pedestrian and transit corridor with a mix of
local and regional-serving retail offerings and
services. The residential development that in
recent years has emerged in this area will add
to the character and enliven the eastern end
of the boulevard. The Mixed-Use Boulevard
Low land use designation will ensure the
incorporation of local-serving retail uses, a
variety of residential types and community
spaces such as plazas and outdoor dining that
will add vitality to the street and enable a wider
range of neighborhood activities. The two
existing automobile dealerships located in the
sub-area are permitted to remain.
Current Conditions, Trends and Issues
This portion of Santa Monica Boulevard has
existed as a nondescript thoroughfare with
an uninviting mix of auto-related business,
medical offices and a smattering of retail
outlets and restaurants serving a primarily
auto-based clientele. The physical condition
of the streetscape lacks pedestrian amenities
and provides little relief in the form of
trees or plantings. While there has been a
recent increase in the number of residential
developments, current standards do not
provide sufficient incentives to promote
housing and upgrade underutilized properties.
Additionally, development standards do
not provide the flexibility to require ground
floor neighborhood-serving retail uses that
could enhance the pedestrian experience
and engage the neighborhood by providing
needed services.
Strategic Approach
For this portion of Santa Monica Boulevard,
standards will be revised to encourage mixeduse developments that provide ground floor local-serving retail uses and predominantly
upper- level housing. In this Mixed-Use
Boulevard Low area, new buildings will be
encouraged to include varied heights, and
architectural elements and shapes to create
visual interest. Projects that provide community
benefits that enhance the boulevard, such
as shared parking, plazas, added green
space, affordable/workforce housing or other
neighborhood amenities, will be given the
opportunity to request approval to build above
the base height. Where limited parcel size
impedes the ability to provide shared parking,
policies encourage joint-venture partnerships.
The existing auto dealerships located in this
sub-area may remain and expand, if developed
according to the urban auto dealership form
as described for the area of Santa Monica
Boulevard between 20th Street and Lincoln
Boulevard.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
26TH ST
BROADWAY
SANTA MONICA BLVD
CENTINELA AVE Mixed-Use
Boulevard
Low
SANTA MONICA LUCE | 2.4 - 13
CLOVERFIELD TO
20TH STREET:
Mixed-Use Boulevard Low, Healthcare
Mixed-Use, Institutional/Public Lands
The predominance of healthcare uses will
continue to shape the personality and
character of this segment of the boulevard.
New healthcare and support facilities,
open spaces and additional community
benefits are envisioned to emerge over time.
Additional open space in the form of a green
corridor along the boulevard will assist in
accommodating the high volume of pedestrian
traffic. Following repeal of the outdated
Hospital Area Specific Plan, the size, scale and
intensity of development are established in the
Zoning Code, and a Master Plan for Providence
Saint John’s Health Center. This sub-area of
Santa Monica Boulevard is characterized by
an enhanced, active pedestrian environment
with landscaped open space and pedestrian
areas with ground floor patient-oriented retail
and “storefront” out-patient medical uses.
Less intensive medical facilities and workforce
housing designed to serve employees in the
healthcare industry will be located on upper
floors. A parking district ensures adequate
parking and an efficient shared parking
program. An integrated TDM program for the
Healthcare District, including shuttles to the
Memorial Park Light Rail Station, will result in a
substantial reduction in vehicle trips.
Current Conditions, Trends and Issues
This portion of the boulevard is focused primarily
on Saint John’s Health Center and related medical
facilities and offices. The Saint John’s Health
Center campus has an existing Development
Agreement and has undergone a multimillion
dollar reconstruction over the past several years
and future development is anticipated. However,
the pedestrian experience of the street is in
need of improvement and there are insufficient
pedestrian linkages between the hospital and
surrounding neighborhoods. With disconnected
storefront retail, ground floor office uses and
surface-level parking lots, this stretch of the
boulevard offers little to nearby residents or the
hospital community in the way of shopping,
services or dining opportunities. Additionally, there
is an opportunity to coordinate parking operations
in the area and implement TDM measures.
Strategic Approach
To ensure that the Saint John’s Health Center
campus is developed in a way that meets
the needs of the hospital and addresses the
concerns of nearby residents, a joint hospital/
City planning process has been undertaken
with community involvement leading to
repeal of the outdated Hospital Area Specific
Plan and development of a Master Plan for
Providence Saint John’s Health Center. Careful
26TH TO 20TH STREETS: With its predominantly healthcare-related and medical uses, this area is envisioned to include new open spaces, housing, and better transportation alternatives. 20TH ST
BROADWAY
SANTA MONICA BLVD
Healthcare
Mixed-Use
Mixed-Use
Boulevard
Low
Institutional/
Public Lands
20TH ST
BROADWAY
SANTA MONICA BLVD
boulevards: santa monica
2.4 - 14 | SANTA MONICA LUCE
20TH STREET TO LINCOLN BOULEVARD: A reimagined “auto row” will feature attractive pedestrian amenities.
11TH ST
14TH ST
17TH ST
BROADWAY
WILSHIRE BLVD
COLORADO AVE
LINCOLN BLVD
General
Commercial
Institutional/
Public Lands
Mixed-Use
Boulevard
20TH STREET TO
LINCOLN BOULEVARD:
General Commercial, Institutional/
Public Lands, Mixed-Use Boulevard
For many years, Santa Monica Boulevard from
20th Street to Lincoln Boulevard has been
Santa Monica’s “auto row” and it remains
vital to the economic health of the City as an
area dedicated to the sales and service of
automobiles. This sub-area will continue to
accommodate the predominant automobile
dealership land use. However, it will redevelop
over time into a new urban auto dealer format
that more efficiently utilizes land, thereby
creating a quality pedestrian environment
and a cohesive and visually attractive street
frontage. The new paradigm includes attractive
consideration will be given toward protecting
the adjacent residential neighborhoods,
enhancing the pedestrian experience along
Santa Monica Boulevard, meeting the dayto-day needs of the hospital community and nearby residents and creating a parking
district and a coordinated TDM program.
(See chapter 2.6 Districts for further information.)
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
showrooms abutting the sidewalk with inventory
storage, vehicle service and customer parking
located to the rear of the property or in
multilevel structures.
Current Conditions, Trends and Issues
This area of Santa Monica Boulevard is home
to many successful and long-standing auto
dealership. Most are built in a suburban
auto dealership format with large, open lots
adjacent to the boulevard, a minimal amount
of landscaping, and sales and service buildings
located toward the rear of the properties.
Because of the lack of landscaping and
preponderance of parking lots and car displays
adjacent to the sidewalks, the pedestrian
and transit experience of the area is severely
compromised.
santa monica | chapter 2.4
SANTA MONICA LUCE | 2.4 - 15
Strategic Approach
As existing auto dealerships are upgraded
or replaced, they are required to redevelop
in an urban auto dealership format that
more efficiently utilizes the site and creates a
cohesive and visually attractive street front.
The upgraded facilities are encouraged to be
built with inventory storage, customer parking
and service areas located in subterranean or
multi-level parking structures at the rear of
the showrooms. Requirements for step backs
and noise mitigation ensure an appropriate
interface with adjacent neighborhoods.
To incentivize existing auto dealerships to
redevelop and upgrade, a slight increase in
building height and FAR can be requested
for projects that are urban in form and/or
provide community benefits, such as shared
parking, plazas, added green space or
other neighborhood amenities. When auto
dealerships are upgraded, they are required to
do so in a way that contributes to the desired
character and pedestrian experience of the
area and that protects nearby residential
neighborhoods.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
The LUCE recommends rethinking the showroom and service facility design of automobile dealerships.
Existing
LUCE Concept
The existing automobile dealership format includes surface parking on the street frontage that does not actively engage the public.
2.4 - 16 | SANTA MONICA LUCE
goals and policies: boulevard
Outdoor dining opportunities are encouraged to locate in areas that cater to residential areas and the Healthcare District.
A safe pedestrian realm requires better infrastructure and improvements. The LUCE recommends new streetscape amenities that include enhanced crosswalks.
SANTA MONICA BOULEVARD
GOALS AND POLICIES
GOAL B4: Create an enhanced multimodal, mixed-use boulevard that provides residents, employees and visitors with an
inviting pedestrian environment.
POLICIES:
B4.1 Ensure that buildings fronting Santa
Monica Boulevard have their primary façades
facing the boulevard and located on the
property line or back side of the sidewalk.
However, to support a lively streetscape with
places for people to socialize, small landscaped
gathering spaces and plazas are encouraged.
B4.2 Scale buildings to the pedestrian to
create an intimate sidewalk walking/shopping
experience. Include enhanced materials and
detailing where ground floor façades are
perceived by passing pedestrians.
B4.3 Design buildings with a variety of
heights, architectural elements and shapes
to create visual interest along the boulevard.
Walls should have meaningful combinations of
materials and articulation to engage the eye.
B4.4 In order to create an interesting skyline,
avoid uniformly flat roofs.
B4.6 Ground floor uses with active retail
shall be generally continuous, transparent (nontinted) display windows facing the sidewalk.
B4.7 Ensure that mixed-use developments
have active ground floor uses that face the
boulevard with residential as the predominant
use located on the upper floors east of 23rd
Street. Ground floor residential uses may be
allowed if designed in a pedestrian-oriented
manner with features such as street-facing main
entrances, stoops, patios, and fenestration.
Small floor plate, local-serving medical offices
may also be located on the upper floors within
the Healthcare Mixed-Use designation.
B4.8 Offices and other limited pedestrian
access uses are discouraged on the ground
floor facing the boulevard. Entrances to upperlevel uses, such as lobbies, shall be limited in length along the sidewalk.
B4.9 Encourage affordable and workforce
housing in proximity to transit and major
employment centers.
B4.10 Encourage sidewalk dining where it
meets established criteria.
B4.11 Require new incentivized
development above the base height to
participate in a shared parking district and
Transportation Demand Management
(TDM) strategies.
B4.5 Ensure that new commercial or mixeduse buildings adjacent to residential districts are contained within a prescribed building
envelope that steps down toward the
residential district to maintain access to light
and air.
denotes sustainable policy
santa monica | chapter 2.4
SANTA MONICA LUCE | 2.4 - 17
New development beyond the base height will be required to participate in a shared parking program.
Figure 4
Urban Auto Showroom
Auto Showroom
Display Windows at Property Line
Car Storage and Service
Public Benefit
3 45º Angle
Maximum Building Height
3 3
PL
3 2
1 4
1 2
5 6
6 5
3 4
Figure 4
Urban Auto Showroom
Auto Showroom
Display Windows at Property Line
Car Storage and Service
Public Benefit
45º Angle
Maximum Building Height
PL
3 2
1 4
5 6
A new auto showroom format is required for upgraded or new auto dealerships.
B4.12 Enhance the streetscape environment
to create an inviting pedestrian environment.
B4.13 Improve pedestrian crosswalks along
the length of the boulevard.
B4.14 Discourage north-south alley access to
Santa Monica Boulevard and explore alternative
routing.
GOAL B5: Transform Santa Monica
Boulevard into an attractive, mixed-use
boulevard that recognizes the distinct
character of its three sub-areas and
contributes to the well-being of the healthcare
and auto-related segments of
the City’s economy.
POLICIES:
B5.1 Encourage affordable and workforce
housing in conjunction with new mixed-use
development.
B5.2 Require new incentivized development
above the base height to participate in a shared
parking district and TDM strategies.
B5.3 Ensure that mixed-use areas east of
20th Street contain a mix of local-serving retail
or healthcare uses and predominantly upperlevel residential to create distinct neighborhood environments with 17 hour per day/7 day per
week pedestrian activity.
B5.4 Design healthcare and related
facilities with community benefits planned
around open spaces and enhanced pedestrian
and transit facilities.
B5.5 Ensure that new and existing auto
dealerships from 20th Street to Lincoln
Boulevard develop in an urban auto dealership
format, locating showrooms adjacent to the
sidewalk and new car inventory, customer
parking and service facilities either below
grade and/or in multi-story facilities to the rear
of the retail showrooms.
B5.6 Design new and remodeled auto
dealerships to minimize impacts on adjacent
residential neighborhoods.
B5.7 New auto dealerships east of 20th Street
are discouraged; existing auto dealerships
may remain as permitted uses and expand
if developed according to the urban auto
dealership format.
B5.8 Encourage auto-related uses to
contribute to the desired character and
pedestrian experience of the boulevard with
vehicle service and parking access discouraged
from Santa Monica Boulevard.
boulevards
2.4 - 18 | SANTA MONICA LUCE
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broadway | chapter 2.4
SANTA MONICA LUCE | 2.4 - 19
Location
The Broadway mixed-use commercial corridor
is situated at the center of Santa Monica’s
geographic boundaries and runs east-west
from Centinela Avenue at the City’s eastern
limits to Lincoln Boulevard, where it enters
the Downtown.
Expo Station
Expo Alignment
Pacific Ocean
“It’s the heart of Santa Monica.
It welcomes those off the I-10 &
Lincoln and is where 3rd Street
empties out into the community.”
-Resident’s comment from a Discover Santa Monica
Guidebook
!
M
!
M
BROADWAY
OLYMPIC BLVD
COLORADO AVE
20TH ST
17TH ST
14TH ST
11TH ST
SANTA MONICA BLVD
26TH ST
LINCOLN BLVD
PICO BLVD
CLOVERFIELD BLVD
§¨¦10
Mixed Use Boulevard
Mixed Use Boulevard Low
Health Care Mixed Use
Office Campus
Low Density Housing
Parks and Open Space
Expo Line
!
M Expo Stations
Broadway Vision
Broadway is envisioned to maintain its current
role as a transit and major east-west bicycle
route into Downtown. Over time, Broadway
west of 26th Street will transition into a mixeduse corridor with residential, creative arts studios, offices and local-serving retail uses.
This combination of uses is designed to create a
more attractive and inviting street environment
by capitalizing on existing landscape assets
such as the medians east of 26th Street.
Broadway’s existing land uses and the context of
the surrounding development define four distinct
sub-areas from Centinela to Lincoln Boulevard:
Centinela Avenue to 26th Street—a continuation
of what is essentially a neighborhood street; 26th
Street to Cloverfield Boulevard—transitioning
from existing large buildings to Santa Monica’s
typical boulevard scale; Cloverfield Boulevard
to 20th Street—an interface between existing
larger-scale development to the south and the
emerging healthcare center to the north; and
20th Street to Lincoln Boulevard—a low-scale
mixed-use environment continuing the pattern
of the City’s creative office use with local-serving
retail and a variety of new housing types to
promote 17 hours per day/7 days per week
activity. Broadway features enhanced pedestrian
and transit facilities and improved bicycle
pathways to enhance Broadway’s role as the
bicycle gateway to Downtown.
boulevards: broadway
2.4 - 20 | SANTA MONICA LUCE
CENTINELA AVENUE TO
26TH STREET:
Low-Density Housing
Broadway’s eastern sub-area from Centinela
to 26th Street is maintained as a tranquil and
comfortably designed residential street. The
scale and character of the residential uses
lining both sides of this seven-block length of
Broadway are conserved with a Low-Density
Housing designation. The landscaped medians
will be maintained to provide visual relief,
and dedicated bike lanes will continue to
accommodate bicycle access to Downtown.
Current Conditions, Trends and Issues
Broadway from Centinela Avenue to 26th
Street contains a stable mix of predominantly
multi-family residential buildings. The existing
streetscape provides a pleasant thoroughfare
for pedestrians, cyclists and automobiles. This
segment is entirely residential in character and
boasts landscaped medians that contribute to
the area’s charm.
CENTINELA AVENUE TO 26TH STREET:
The character of this sub-area is mainly
residential, offering a landscaped median,
a bike lane, pedestrian lighting and a
variety of housing types.
26TH STBROADWAY
COLORADO AVE
SANTA MONICA BLVD
Low-Density
Housing
DEDICATED BIKE LANES ON
BROADWAY provide a vital link between
West Los Angeles and Santa Monica.
Strategic Approach
No changes are anticipated for this segment
of Broadway. Policies will ensure that the
neighborhood is protected and not negatively
impacted by changes in adjoining districts.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
broadway | chapter 2.4
SANTA MONICA LUCE | 2.4 - 21
26TH STREET TO CLOVERFIELD
BOULEVARD: Vital pedestrian links and a
mix of uses will enhance the environment
of this Broadway sub-area. BROADWAY
CLOVERFIELD BLVD
Mixed-Use
Boulevard
Low
Office
Campus
Parks and
Open
Space
UNDERUTILIZED PARCELS COULD
TRANSFORM INTO NEW OPPORTUNITIES
for local business development, housing, or
healthcare and medical offices.
26TH STREET TO
CLOVERFIELD BOULEVARD:
Mixed-Use Boulevard Low, Office
Campus, Parks and Open Space
West of 26th Street, the heights of new
buildings transition down from the taller
buildings at Yahoo! Center to lower-scale,
mixed-use buildings on the north side
of Broadway and beyond to the existing
residential development. The ground floor
local-serving retail on the north side will open
onto an enhanced sidewalk to create a vital
pedestrian environment in contrast to the
existing south side of the street.
Current Conditions, Trends and Issues
The south side of Broadway in this area is
developed with a public access park at the
southwest corner of Broadway and 26th Street
and Yahoo! Center. No redevelopment of
Yahoo! Center is anticipated. On the north
side of Broadway there are opportunities
for buildings and uses to enhance the
area by removing surface parking lots and
improving the pedestrian experience. Current
development standards lack sufficient
incentives to upgrade these properties.
Strategic Approach
To encourage the upgrading of the
underutilized properties in this area, additional
height above the base height may be
requested for projects that include community
benefits, and housing projects will be provided
with additional height and FAR. Additionally,
this segment within the Office Campus District
may also provide a diversity of housing types.
The height of new development steps down
toward adjacent residential properties. For
all new developments, shared parking and
participation in area-wide TDM strategies
is encouraged.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
boulevards: broadway
2.4 - 22 | SANTA MONICA LUCE
20TH STBROADWAY
CLOVERFIELD BLVD
CLOVERFIELD BOULEVARD TO 20TH STREET: A Mixed-Use Boulevard Low designation will encourage additional affordable and workforce housing, shared parking and a vibrant pedestrian experience.
Mixed-Use
Boulevard Low
CLOVERFIELD BOULEVARD
TO 20TH STREET:
Mixed-Use Boulevard Low
Over time, the north side of the street will
transition into a mixed-use pattern that
provides commercial, health services and
residential to support the healthcare center
to the north. Mixed-use development on the
south side of Broadway creates a lively, vital
pedestrian streetscape while providing a
transition to the existing tall buildings in the
Office Campus District to the south and east
and the lower mixed-use sub-area to the west.
The land within this Broadway sub-area does
not abut existing residential neighborhoods.
A coordinated architectural street frontage with
opportunities for increased ground level open
space contributes to the quality of the street
life and supports enhanced transit, pedestrian
and bicycle routes. New shared parking
facilities and TDM strategies reduce vehicle
trips.
Current Conditions, Trends and Issues
The portion of Broadway between Cloverfield
Boulevard and 20th Street features a mix of
building types and uses, including a row of
single-story brick warehouses on the south
side of the street that have been converted
to media/entertainment-related offices. The
north side of the street includes a combination
of parking lots and small office uses. The
block between Broadway and Santa Monica
Boulevard currently contains a variety of
residential buildings, offices and hospitalrelated facilities.
Strategic Approach
As properties redevelop in this area, new
projects are designed in a mixed-use pattern
with ground floor commercial space adjacent
to the sidewalk and upper-level residential
uses.
Land Use Parameters
(See chapters 2.1 Land Use Policy and Designations for
further information.)
broadway | chapter 2.4
SANTA MONICA LUCE | 2.4 - 23
Broadway’s built environment is aging, and does not engage the bicyclist or pedestrian consistently along the street.
Broadway has the potential to become an interesting and vibrant boulevard that takes advantage of its mixed-use designation to provide spaces for artists, small offices and a variety of housing types.
Existing
LUCE Concept
14TH ST §¨¦10
17TH ST
11TH ST
BROADWAY
SANTA MONICA BLVD
OLYMPIC BLVD
20TH ST
LINCOLN BLVD
20TH STREET TO LINCOLN BOULEVARD:
This are is envisioned to retain its prominence
as a major bicycle corridor accentuated by a
variety of housing types and retail offerings.
Mixed-Use
Boulevard Low
Mixed-Use
Boulevard
20TH STREET TO
LINCOLN BOULEVARD:
Mixed-Use Boulevard Low,
Mixed-Use Boulevard
Broadway’s traditional one to three-story
mixed-use corridor between 20th Street and
Lincoln Boulevard is envisioned to expand
its prominence in the City by continuing to
encourage mostly local-serving retail uses at
the ground floor while also allowing flexibility
for limited ground floor residential uses
designed in a pedestrian-oriented manner.
Small creative arts industries that have called
Broadway home for years and add to the
vitality and variety of housing types are also
encouraged. Enhancement of the pedestrian
boulevards: broadway
2.4 - 24 | SANTA MONICA LUCE
Ground floor uses on active pedestrian and bicycle corridors take advantage of the pedestrian flow, and contribute to an area’s overall livability. Broadway has the potential to evolve into an exciting and vibrant corridor if care is taken to ensure that development remains human-scaled and oriented to the individual. environment, improvements to the east-west
bikeway and new transit facilities will establish
Broadway as an important entrance to the
Downtown.
Current Conditions, Trends and Issues
This segment of Broadway features residential,
retail, small-scale industrial and locally-oriented
incubator spaces. Mixed-use buildings have
recently been developed in this area, creating
some land use conflicts such as automotive
repair facilities in close proximity to residential
sidewalks, street-facing main entrances, stoops,
patios, and fenestration. The primary building
façades face the street and are located along
the property line. Bicycle routes are enhanced
to enforce Broadway’s role as a primary eastwest bicycle thoroughfare.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
uses. The 50-foot depth of parcels fronting
on Broadway severely limits the development
of sufficient parking to support the
redevelopment of parcels.
Strategic Approach
To enhance the pedestrian experience, ground
level uses are encouraged to have display
windows with exhibits that represent the
business, and vehicular access is discouraged
from Broadway. Ground floor residential uses
are required to be designed in a pedestrianoriented manner with features such as wider broadway | chapter 2.4
SANTA MONICA LUCE | 2.4 - 25
BROADWAY GOALS AND
POLICIES
GOAL B6: Create an enhanced mixed-use,
pedestrian- and bicycle-oriented boulevard
that provides residents, employees
and visitors with an inviting landscaped
pedestrian environment.
POLICIES:
B6.1 Ensure that buildings fronting
Broadway have their primary façades facing
the boulevard and located on the property
line or back side of the sidewalk. However, to
encourage a lively streetscape with places for
people to socialize, small landscaped gathering
spaces and plazas are encouraged.
B6.2 Scale buildings to the pedestrian to
create an intimate sidewalk walking/shopping
experience. Ground floor façades should
include enhanced materials and detailing
where they will be perceived by passing
pedestrians.
B6.3 Design buildings with a variety of
heights, architectural elements and shapes
to create visual interest along the boulevard.
Walls should have meaningful combinations of
materials and articulation to engage the eye.
B6.4 In order to create an interesting skyline,
avoid uniformly flat roofs.
B6.5 Ensure that new commercial or mixeduse buildings adjacent to residential districts are contained within a prescribed building
envelope that steps down toward the
residential district to maintain access to light
and air.
B6.6 Limit ground floor uses to mostly
active retail with generally continuous,
transparent (non-tinted) display windows
facing the sidewalk.
B6.7 Ensure that mixed-use developments
have active ground floor uses that face
Broadway with predominantly residential
located on the upper floors. Ground floor
residential uses may be allowed in limited
areas if designed in a pedestrian-oriented
manner with features such as street-facing main
entrances, stoops, patios, and fenestration.
B6.8 General office and other limited
pedestrian access uses are discouraged on
the ground floor facing Broadway. Entrances
to upper-level uses, such as lobbies, shall be
limited in length along the sidewalk.
B6.9 Affordable and workforce housing
should be encouraged in proximity to transit
and major employment centers.
B6.10 Encourage sidewalk dining where it
meets established criteria.
To increase the quality of the bicycle network, the LUCE proposes enhancing Broadway’s prominence as a bicycle thoroughfare, and as a mixed-use boulevard catering to the creative arts.
The built and streetscape environment shall be enhanced to create a comfortable pedestrian environment that is inviting to residents, employees and visitors.
denotes sustainable policy
2.4 - 26 | SANTA MONICA LUCE
goals and policies: broadway
B6.11 Require new incentivized
development above the base to participate
in a shared parking district and Transportation
Demand Management strategies.
B6.12 Enhance the streetscape
environment to create an inviting pedestrian
environment. The replacement of characterdefining streetscape elements, such as street lamps, should respect the existing character of
the boulevard to the greatest extent feasible,
and be completed in accordance with City
policy.
B6.13 Improve pedestrian crosswalks
along the length of Broadway.
GOAL B7: Develop an integrated
pattern of land uses along Broadway to
preserve existing low-density residential
neighborhoods, create “incubator”
spaces for the creative arts, and provide
opportunities for affordable and workforce
housing to support nearby employment
centers.
POLICIES:
B7.1 Preserve existing low-density residential
neighborhoods east of 26th Street.
B7.2 Encourage affordable and workforce
housing in proximity to major employment
centers.
B7.3 Encourage a mix of residential, smallscale retail and creative arts uses between 20th Street and Lincoln Boulevard.
GOAL B8: Create a safe and attractive
bicycle artery on Broadway that connects the
eastern neighborhoods of the City with the
Beach.
POLICIES:
B8.1 Design new development along
Broadway to complement the street’s function
as a cycling route through the City.
B8.2 Enhance the dedicated bike lane on
Broadway to better facilitate east-west bicycle
circulation and intersection crossings.
colorado | chapter 2.4
SANTA MONICA LUCE | 2.4 - 27
Location
Colorado Avenue is located between Broadway
and Olympic Boulevard and extends from
the eastern City limit at Centinela Avenue to
Lincoln Boulevard where it transitions to the
interface between the Downtown and Civic
Center Districts.
Vision
Colorado Avenue is envisioned to retain much
of its diverse character while accepting its
new role as a light rail transit corridor west of
17th Street to Downtown. The low-density,
variably-scaled character of the residential
neighborhoods east of 26th Street will be
conserved. The south side of Colorado Avenue
between Stanford and Stewart Streets will
transition to a mixed-use pattern over time
where the northern boundary of the MixedUse Creative District (MUCD) meets Colorado.
The MUCD provides for effective physical step
downs to the residential areas with appropriate
design transitions to the adjacent residential
areas to the north along with needed
neighborhood commercial retail and services.
West of Stewart Street the existing major
entertainment, industrial and financial service
buildings constructed under Development
Agreements are unlikely to be redeveloped.
The Expo Light Rail which transitions to
Colorado Avenue from a dedicated right-ofway just east of 17th Street presents a special opportunity to enliven and improve the
avenue. The Memorial Park Light Rail Station
just west of 17th Street within the Colorado
Avenue right-of-way provides needed service
to the Healthcare District and Santa Monica
College. The light rail tracks will be at grade
down the center of Colorado Avenue west of
Expo Station
Expo Alignment
Pacific Ocean
“The City needs mixed-use, strategic
planning, and bonuses for lowincome housing and open space... it is a work in progress and can be
even nicer than it is today.”
-Comment from Industrial Lands Workshop #1
!
M
!
M
BROADWAY
OLYMPIC BLVD
COLORADO AVE
PICO BLVD
20TH ST
17TH ST
14TH ST
11TH ST
LINCOLN BLVD
26TH ST
CLOVERFIELD BLVD
11TH ST
§¨¦10
Mixed Use Boulevard
Mixed Use Boulevard Low
Mixed Use Creative
Office Campus
Low Density Housing
Parks and Open Space
!
M Expo Stations
Expo Line
Colorado Ave
boulevards: colorado
2.4 - 28 | SANTA MONICA LUCE
This portion of Colorado Avenue contains a variety of industrial and office uses that are auto-oriented.
A new program of activities facilitated by a Mixed-Use Boulevard designation will allow Colorado Avenue to emerge as an attractive and interesting street. Enhanced transit facilities will reduce the need for vehicle trips.
Existing
LUCE Concept
the Memorial Park Light Rail Station to the
Downtown Light Rail Station at 4th Street.
West of the Memorial Park Light Rail Station,
Colorado Avenue transitions from a mix of
small office and light industrial uses to a mixeduse pattern with local-serving retail and small office ground floor uses and residential uses
above. An enhanced sidewalk and streetscape
developed as part of the light rail construction
will ensure a spirited pedestrian environment.
The Memorial Park Activity Center Low Overlay
capitalizes on the location of the Expo Light
Rail station with the potential for shared
parking, expansion of Memorial Park and a
joint-development opportunity to combine
excess Metro, City, and Santa Monica-Malibu
Unified School District land. The open space
resource of Memorial Park and its proximity
to transit presents an opportunity to create a
lively mixed-use neighborhood at the activity
center overlay .
(See chapter 2.5 Activity Centers for further information.) colorado | chapter 2.4
SANTA MONICA LUCE | 2.4 - 29
COLORADO AVE
CENTINELA AVE
STEWART ST
CENTINELA AVENUE TO STEWART STREET: Mostly a low-density residential neighborhood with some small office uses, this sub-area will benefit from the new services and amenities planned for the Mixed-Use Creative District located in the former industrial lands south of Colorado Avenue.
Mixed-Use
Creative
Low-Density
Housing
CENTINELA AVENUE TO
STEWART STREET:
Low-Density Housing, Mixed-Use
Creative
The eastern segment of Colorado Avenue,
with the exception of the Mixed-Use Creative
District (MUCD) on the south side of the
Avenue between Stanford and Stewart Streets,
retains its use and character as a low-density
residential neighborhood. The MUCD borders
the south side of the avenue from Stanford
to Stewart Streets. The low scale of Colorado
is maintained through controls embodied in
the MUCD requiring buildings fronting on
Colorado to step down to the existing scale of
the street. Ground floor restaurants and localserving retail provide convenient services for the entire neighborhood within an enhanced
pedestrian environment.
Current Conditions, Trends and Issues
With the exception of the south side of
Colorado Avenue between Stanford and
Stewart Streets, this area consists of a
modestly-scaled residential neighborhood
with a varied mixture of single family, multifamily and mobile home housing types. While the residential buildings are well-woven into
the fabric of the adjacent neighborhoods,
the buildings on the south side between
Stanford and Stewart Streets relate more to
the City’s industrial districts and for the most
part do not provide services or uses that are
compatible with the residential neighborhood.
The streetscape in this segment of Colorado
Avenue does not enhance the residential
character of the neighborhood or encourage
pedestrian activity.
Strategic Approach
Streetscape improvements enhance the
pedestrian character of the residential portion
of this neighborhood. In the MUCD south
of Colorado Avenue between Stanford and
Stewart Streets, a new commercial/residential
neighborhood emerges where opportunities
for creative arts jobs are balanced with a variety
of affordable, workforce and market-rate
housing and local-serving retail and services.
New development along Colorado Avenue
is designed to transition down to adjacent
residential areas and provide green streets that
establish a more pedestrian friendly street grid.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
boulevards: colorado
2.4 - 30 | SANTA MONICA LUCE
STEWART STREET TO 20TH STREET: The existing large office buildings will remain. 20T ST
BROADWAY
26TH ST
COLORADO AVE
OLYMPIC BLVD
SANTA MONICA BLVD
CLOVERFIELD BLVD
HARVARD ST
STEWART ST
PRINCETON ST
21ST ST
23RD ST
25TH ST
PARK DR
24TH ST
22ND ST
21ST ST
26TH ST
H
Low-Density
Housing
Office Campus
Mixed-Use
Boulevard Low
Mixed-Use
Boulevard
STEWART STREET TO
20TH STREET:
Low-Density Housing, Office Campus,
Mixed-Use Boulevard Low and
Mixed-Use Boulevard
Most of this area of Colorado Avenue
is not expected to change as the street
proceeds west, bordered by major existing
development. The MTV Building, the
internally-oriented Water Garden complex
and Arboretum on the south side of the
street and the Yahoo! Center on the north
side will remain, as the useful life of those
office complexes are likely beyond the time
horizon of this Plan. The existing residential
uses on the north side of Colorado between
Stewart and 26th Streets are maintained.
Current Conditions, Trends and Issues
The Office Campus and Mixed-Use Boulevard
designations reflect existing development at
the MTV Building, Water Garden, Yahoo Plaza
and Arboretum, which are not expected to
redevelop within the time horizon of this Plan.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
colorado | chapter 2.4
SANTA MONICA LUCE | 2.4 - 31
LINCOLN BLVD
20TH ST
BROADWAY
OLYMPIC BLVD
SANTA MONICA BLVD
14TH ST
11TH ST
18TH ST
17TH ST
Parks and
Open Space
Mixed-Use
Boulevard
Low
Mixed-Use
Boulevard
20TH STREET TO LINCOLN
BOULEVARD:
Mixed-Use Boulevard Low, Parks and
Open Space
Memorial Park is the focal element for a
Memorial Park Activity Center Overlay.
This activity center overlay capitalizes on
the Memorial Park Light Rail Station with
connecting bus and shuttle routes. With the
City’s acquisition of the Fisher Lumber property,
and the Los Angeles County Metropolitan
Transit Authority’s likely acquisition of
property at the corner of Colorado Avenue
and 17th Street, the avenue visually opens
onto Memorial Park. From the Memorial Park
Light Rail Station to Downtown, the avenue
emerges as a mixed-use corridor with ground
floor local-serving uses, small office and
upper-level residential uses adjacent to an
at-grade segment of the Expo Light Rail line.
(See chapter 2.5 Activity Centers for further information.) Current Conditions, Trends and Issues
From 20th Street west to 17th Street, the area
contains a variety of small industrial uses where
lot depth is reduced by the Expo right-of-way.
West from 17th Street to Lincoln Boulevard,
the character is generally low-scale industrial in
conformance with the existing light industrial
zoning. The former Fisher Lumber facility on
the south side of Colorado Avenue between
14th and 16th Streets has been purchased by
20TH STREET TO LINCOLN BOULEVARD:
A comprehensive mix of uses around the
Expo Light Rail Station and Memorial Park will
be the core of this area.
the City for public use. From 14th Street to
Lincoln Boulevard, the street has a decidedly
low-scale industrial character, with uses such as
auto repair, wholesale and retail outlets related
to the construction industry, and the Southern
California Edison utility plant on the
northeast corner of Colorado Avenue and
Lincoln Boulevard.
Activity
Center
Overlay
Strategic Approach
The Activity Center Overlay Area Plan centered
on Memorial Park capitalizes on an expanded
park, the Memorial Park Light Rail Station,
a shared parking facility, and potential joint
development for new residential and office
uses including new facilities for the Santa
Monica-Malibu Unified School District. New
local-serving retail and residential units will
combine to form a new urban neighborhood
around Memorial Park.
2.4 - 32 | SANTA MONICA LUCE
goals and policies: colorado
The activity center’s physical proximity to
the recreational activities provided by the
park, transit facilities and the visual proximity
to the park’s expansive open space create
an ideal situation for a thriving mixed-use
neighborhood. The insertion of new local
retail, a variety of residential units and the
potential joint development to accommodate
new school district offices and shared parking
combine to form a new urban neighborhood
around an expanded and enhanced
Memorial Park. This planned neighborhood
accommodates new infrastructure
improvements including an underground
reservoir. The potential capping of the I-10
Freeway in the area south of Memorial Park
offers an opportunity to expand open space
and link neighborhoods south of the freeway
to the park.
Along the path of the new Expo Light
Rail line from 17th Street to Downtown, a
new streetscape plan is implemented in
conjunction with the construction of the
transit line. New mixed-use buildings are
encouraged along the transit corridor, and
existing service facilities for auto dealerships
may remain.
Land Use Parameters
(See chapters 2.1 Land Use Policy and Designations and
2.5 Activity Centers for further information.)
The LUCE establishes a goal to translate new transit opportunities into housing creation. Affordable and workforce housing are highly desirable.
COLORADO AVENUE GOALS
AND POLICIES
GOAL B10: Create an enhanced mixed-use,
pedestrian boulevard that provides residents,
employees and visitors with an inviting
landscaped pedestrian environment.
POLICIES:
B10.1 Ensure that buildings fronting
Colorado Avenue have their primary façades
facing the street and located on the property
line or back side of the sidewalk. However, to
encourage a lively streetscape with places for
people to socialize, small landscaped gathering
spaces and plazas are encouraged.
B10.2 Scale buildings to the pedestrian to
create an intimate sidewalk walking/shopping
experience. Ground floor façades should
include enhanced materials and detailing
where they will be perceived by passing
pedestrians.
B10.3 Design buildings with a variety of
heights, architectural elements and shapes
to create visual interest along the boulevard.
Walls should have meaningful combinations of
materials and articulation to engage the eye.
denotes sustainable policy
colorado | chapter 2.4
SANTA MONICA LUCE | 2.4 - 33
A walkable environment can be created with quality building design, landscaping, wider sidewalks and accessible transit.
B10.4 In order to create an interesting skyline,
avoid uniformly flat roofs.
B10.5 Ensure that new commercial or
mixed-use buildings adjacent to residential
districts are contained within a prescribed
building envelope that steps down toward the
residential district to maintain access to light
and air.
B10.6 Ground floor uses with active retail
shall be generally continuous, transparent (nontinted) display windows facing the sidewalk.
B10.7 Ensure that mixed-use
developments have active ground floor uses
that face Colorado Avenue with predominantly
residential located on the upper floors.
Ground floor residential uses may be allowed if
designed in a pedestrian-oriented manner with
features such as street-facing main entrances,
stoops, patios, and fenestration. In the activity
centers and Mixed Use Creative designation,
creative arts uses may also be located on upper
floors.
B10.8 General office and other limited
pedestrian access uses are discouraged on
the ground floor facing Colorado Avenue.
Entrances to upper-level uses, such as lobbies,
shall be limited in length along the sidewalk.
B10.9 Arts and entertainment uses are
encouraged in a mixed-use pattern balanced
with residential and local-serving retail to
create a complete neighborhood.
B10.10 Encourage affordable and
workforce housing in proximity to transit and
major employment centers.
B10.11 Encourage sidewalk dining where it
meets established criteria.
B10.12 Require new incentivized
development above the base to participate
in a shared parking district and Transportation
Demand Management strategies.
B10.13 Enhance the streetscape to create
an inviting pedestrian environment.
B10.14 Improve pedestrian crosswalks
along the length of Colorado Avenue.
GOAL B11: Maintain the integrity of the
low-density residential area north and east of
the Mixed-Use Creative District.
POLICIES:
B11.1 Preserve the existing low-density
residential neighborhood on the north side of
Colorado, east of 26th Court, and on the south
side of Colorado, east of Stanford Street.
B11.2 Design new developments to minimize
impacts on adjacent residential neighborhoods.
GOAL B12: Build on the existing character
of the eastern portion of the avenue by
encouraging creative arts and residential
uses to create a unique neighborhood with
workforce housing and services to support
the City’s arts and entertainment employers.
POLICIES:
B12.1 Integrate the new Mixed-Use
Creative District with the neighborhood to the
north of Colorado Avenue by locating localserving retail and residential uses along the avenue and stepping the mass of the buildings
down to provide effective transitions to the
adjacent lower-scale residential area.
2.4 - 34 | SANTA MONICA LUCE
goals and policies: colorado
A neighborhood activity center, like that proposed at Memorial Park, will provide the adjacent residential neighborhoods with transit options, open space, employment centers and a variety of housing opportunities.
GOAL B13: Create focal points of activity
on Colorado at 17th that provide a variety
of residential, community gathering,
entertainment and shopping opportunities.
POLICIES:
B13.1 Integrate the activity center
overlay at Memorial Park with the Expo Light
Rail line and ensure that it contains a mix of
local-serving retail, affordable and workforce
housing, small office uses, and school
district facilities.
GOAL B14: Develop Colorado Avenue as
the light rail artery from the Memorial Park
Station at 17th Street to Downtown while
enhancing the street along the way to create
a safe and appealing pedestrian experience.
POLICIES:
B14.1 Design new buildings fronting on
the light rail line to have their primary façades
facing the avenue to create an enhanced
pedestrian experience.
B14.2 Implement a streetscape plan with
the construction of the light rail line for the
public right-of-way along the avenue between
the Memorial Park Station and Downtown.
B14.3 Where feasible, provide vehicle access
from the alley or side street and discourage it
from Colorado Avenue.
B14.4 Maintain service/storage facilities for
automobile dealerships as permitted uses
west of 20th Street. A discretionary approval
process may be implemented to authorize auto
sales at existing dealership service and storage
facilities.
olympic | chapter 2.4
SANTA MONICA LUCE | 2.4 - 35
Location
Recognized as a major transit corridor from
Downtown Los Angeles through West L.A.,
Santa Monica’s Olympic Boulevard transforms
from a wide highway into a green, pleasant
corridor, highlighted by a procession of mature
coral trees in a median that extends from the
City limits at Centinela Avenue to 10th Street.
The boulevard becomes one-way westbound
after 10th Street, and as its path merges with
I-10, ends at 5th Street. Eastbound lanes begin
at Main Street (Olympic Drive), run along the
south edge of the I-10 Freeway from 4th Street,
reuniting with the main part of the boulevard on
the north side of the freeway at 11th Street.
Expo Station
Expo Alignment
Pacific Ocean
!
M
!
M
PICO BLVD
OLYMPIC BLVD
20TH ST
17TH ST
LINCOLN BLVD
14TH ST
11TH ST
26TH ST
CLOVERFIELD BLVD
11TH ST
14TH ST
§¨¦10
Mixed Use Boulevard
Mixed Use Boulevard Low
Mixed Use Creative
Industrial Conservation
Neighborhood Commercial
Bergamot Transit Village
Office Campus
Parks and Open Space
Activity Center Overlay
!M Expo Stations
Expo Line
Olympic Blvd Vision
Olympic Boulevard is one of the important
eastern gateways to Santa Monica and
immediately establishes a sense of arrival
through installation of a gateway feature while
becoming the spine of the new Bergamot
Transit Village District and the Mixed-Use
Creative District. Historically, Olympic was
part of a state highway network and vehicular
access to the boulevard in the form of
driveways and curbcuts was limited. The
LUCE envisions Olympic as a boulevard that
will connect with the traditional street grid
pattern introduced into the City’s former
industrial lands. The new grid streets increase
both vehicular and pedestrian circulation and
create the framework for the transition of the
former large industrial parcels into mixed-use
neighborhoods. The new districts on either
side of Olympic encourage the expansion of
the arts and entertainment industries through
enhanced transit services and new shared
parking reservoirs with a balance of residential
and local-serving retail. The addition of the
Expo Light Rail line paralleling Olympic
between Stewart Street and Cloverfield, with
its new Bergamot Light Rail Station located
just east of 26th Street, is key to creating a
lively mixed-use, transit-friendly neighborhood
in this former industrial area with affordable
and workforce housing and new employment
boulevards: olympic
2.4 - 36 | SANTA MONICA LUCE
Olympic is a gateway into Santa Monica from neighboring West Los Angeles, yet it is understated, and lacking in pedestrian infrastructure and urban design amenities.
Adding street-facing retail and housing will enliven the gateway into Santa Monica from West Los Angeles. New sidewalks and possibly a walking trail in the landscaped median will enhance the pedestrian experience as shown in this Existing
Proposed
opportunities. This area of the City is envisioned
as a pedestrian-friendly precinct that capitalizes
on the transit opportunity and the existing
Bergamot Station Arts Center. New streetscape
amenities, including improved sidewalks, are
added to Olympic along with on-street parking
where appropriate. Key to the implementation of
these new districts is the creation of major shared
parking facilities, which will consolidate parking,
provide efficiencies through mixed-use sharing of
spaces, and permit the redevelopment of existing
on-grade parking into a new mixed-use pattern
that is appropriate in scale and is environmentally,
economically and socially sustainable.
From Cloverfield Boulevard west to 17th Street,
land uses to the south of Olympic Boulevard will
remain light industrial. West of 26th Street, the
Expo Light Rail line tracks rise from grade and
cross over Cloverfield and Olympic Boulevards
and return to grade within the former railroad
right-of-way north of Olympic. The parkway
character of the boulevard is maintained with the
coral trees preserved and median landscaping
enhanced.
Between 17th and 14th Streets, Olympic
Boulevard passes by and opens onto
Memorial Park before transitioning to
existing light industrial uses in the area
from 14th Street to the Downtown.
(See chapter 2.5 Activity Centers for further information.) olympic | chapter 2.4
SANTA MONICA LUCE | 2.4 - 37
CENTINELA AVENUE TO CLOVERFIELD:
New transit-oriented urban neighborhood
districts will contain a mix of affordable,
workforce and market-rate housing.
OLYMPIC BLVD
CENTINELA AVE
26TH ST
§¨¦10
CLOVERFIELD BLVD
Mixed-Use
Creative
Office
Campus
Bergamot
Transit
Village
CENTINELA AVENUE TO
CLOVERFIELD BOULEVARD:
Mixed-Use Creative, Transit Village,
Office Campus
The modern Bergamot Light Rail Station
provides the focus for this historically isolated
industrial area as it converts over time to a
sustainable mixed-use neighborhood. A new
street grid lined with a mix of local-serving
ground floor uses, creative arts facilities and
a variety of residential types intersects with
Olympic Boulevard to accommodate vehicles
and pedestrians while providing direct
links to the new light rail station. The new
neighborhoods create opportunities to live,
work, play and learn within a livable transitaccessible environment. The Plan envisions retaining the scale and character of the existing
Bergamot Station Arts Center as a communitygathering place and relocating parking into nearby shared structures. Bergamot Station
Arts Center adds to the vitality of the area;
the center is opened visually to Olympic and
the light rail station with direct pedestrian
connections to the transit station. Olympic
will intersect with new roadways to establish
a traditional grid street pattern. The vehicledominated character of the street will change to a walkable environment with new
development opening out onto the street, new
pedestrian sidewalks and streetscape elements
incorporated into the street right-of-way.
Current Conditions, Trends and Issues
Olympic Boulevard enters the City at an angle,
then curves through the former industrial
area north of I-10. The boulevard’s irregular
geometry and its lack of intersecting northsouth streets in this area is a remnant of its former designation as a state highway route.
Consistent with its former role as a highway,
the boulevard lacks sidewalks and other
pedestrian amenities. This segment of the
boulevard contains a variety of older industrial
and manufacturing buildings, many of which
have been rehabilitated or adaptively reused
to accommodate more modern uses such as
entertainment production facilities.
Strategic Approach
With the exception of the Water Garden office
complex, the area of Olympic Boulevard
between Centinela Avenue and Cloverfield
Boulevard passes through the Mixed-Use
Creative and Bergamot Transit Village Districts.
Olympic Boulevard is the spine for these two
new districts, which stimulate new energy and
expand the existing uses of the creative arts
and entertainment industries. These districts
combine to create new urban neighborhoods
within a livable and transit-accessible
environment. Provisions for shared parking
create the opportunity to implement a new
street grid and open space on existing surface
parking lots.
Residents and employees will be linked to the
nearby transit station by safe and attractive
bikeways and pedestrian pathways. New
developments above the base height are
required to participate in shared parking
programs and TDM strategies.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
OLYMPIC BLVD
CENTINELA AVE
26TH ST
§¨¦10
CLOVERFIELD BLVD
boulevards: olympic
2.4 - 38 | SANTA MONICA LUCE
CLOVERFIELD BOULEVARD TO 17TH STREET: The Industrial Conservation land use designation is intended to provide a sanctuary for traditional small industrial uses and affordable start-ups. The existing Arboretum development is likely to remain, as it provides housing as well as a grocery store and drugstore.
20TH STOLYMPIC BLVD
COLORADO AVE
CLOVERFIELD BLVD
17TH ST
Industrial
Conservation
Mixed-Use
Boulevard
CLOVERFIELD BOULEVARD
TO 17TH STREET:
Mixed-Use Boulevard, Industrial
Conservation
West of the Bergamot Transit Village District,
the parkway character of the boulevard
is maintained, the existing coral trees are
preserved and the median landscaping is
enhanced. A portion of the Arboretum with
an existing grocery store abuts Olympic at the
point where the Expo Light Rail line crosses
over Olympic. To the south, vacant land and
under utilized one-story industrial uses are
expected to evolve into new light industrial
uses. The Industrial Conservation land use
designation supports the traditional small
industrial uses and affordable start-ups in
addition to maintaining important local services
and other commercial uses.
Current Conditions, Trends and Issues
Existing uses and buildings in this portion of
the Industrial Conservation District include
a variety of businesses and services, such as
industrial uses, automotive facilities, utility
providers, private schools and creative studios.
These uses provide a valuable service to the
community, and LUCE policies encourage
their retention. The land designated MixedUse Boulevard includes the site of the Arboretum mixed-use complex, where no new
development is anticipated.
Strategic Approach
Policies encourage the retention of the existing
light industrial, education and creative art
uses and the development of new buildings
designed to facilitate “incubator” industrial
space. While the preservation of industrial
uses is the priority for this area, a diversity of
housing types should also be allowed in efforts
to expand housing opportunities within this
corridor.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
olympic | chapter 2.4
SANTA MONICA LUCE | 2.4 - 39
17TH STREET TO 14TH STREET: New opportunities are envisioned with the expansion of Memorial Park over the I-10 Freeway. A mixed-use environment around the park will focus on the Memorial Park Light Rail Station, which will be complemented by shared parking opportunities and inter-modal transit connections.
17TH ST
14TH STOLYMPIC BLVD
Parks and
Open Space
Neighborhood
Commercial
Mixed-Use
Boulevard Low
17TH STREET TO 14TH STREET:
Mixed-Use Boulevard Low,
Neighborhood Commercial,
Parks and Open Space
The LUCE envisions the expansion of Memorial
Park south of Olympic and over I-10, which
will have a dramatic impact on this portion
of the boulevard. The enhanced median
landscape and new pedestrian facilities will
traverse the expanded park and become an
important part of the park. The Memorial Park
Activity Center Overlay capitalizes on the
park expansion, the Memorial Park Light Rail
Station, additional transit routes and key jointdevelopment/shared parking opportunities. (See chapter 2.5 Activity Centers for further information.) Current Conditions, Trends and Issues
Memorial Park features a wide selection
of sports facilities and the Police Activities
League building. Uses surrounding the park
include a variety of low-scale industrial, office
and commercial uses, and the Santa MonicaMalibu Unified School District headquarters.
While the park is a valuable resource for the
City and provides needed green space, it does
not capitalize on its potential to contribute
to the pedestrian experience along Olympic
Boulevard. The south side of Olympic is a mix
of low-scale commercial and limited retail uses.
Strategic Approach
The Memorial Park Activity Center Overlay
creates a geographical and functional central
park for Santa Monica within a new urban
neighborhood focused around the Expo
Light Rail station. The activity center overlay
designation reflects the physical proximity
to the recreational activities provided by the
park, transit facilities, and the visual proximity
to the park’s expansive open space. New
developments above the base height in this
area, pursuant to the activity center overlay
incentives, are required to participate in shared
parking and TDM strategies to minimize vehicle
trips.
Land Use Parameters
(See chapters 2.1 Land Use Policy and Designations and
2.5 Activity Centers for further information.)
Activity
Center
Overlay
boulevards: olympic
2.4 - 40 | SANTA MONICA LUCE
Preserving spaces for industrial uses adds to the diversity of land uses in Santa Monica and protects small businesses that many residents find invaluable.
14TH STREET TO
LINCOLN BOULEVARD:
Industrial Conservation, Mixed-Use
Boulevard Low, Mixed-Use Boulevard
Little change is envisioned for the land uses
to the north and south of Olympic Boulevard
west of Memorial Park and 14th Street. Smallscale traditional industries continue to provide needed services and amenities to the local
community, while also providing a range
of employment opportunities for people
with various skill levels. This segment of the
boulevard is enhanced as a linear park, similar
to San Vicente Boulevard. The boulevard
transitions to the Downtown at Lincoln Court.
Current Conditions, Trends and Issues
The Industrial Conservation District is
characterized by small-scale industrial and
commercial uses, including light manufacturing
facilities, services and businesses providing
materials and supplies for the building industry.
Strategic Approach
The Industrial Conservation area preserves
existing light industrial-type services and
encourages similar new uses. Additionally,
this segment of Olympic Boulevard may
also provide a diversity of housing types.
Streetscape enhancements for this area include
acknowledgements to the historic terminus of
Route 66 at Olympic and Lincoln Boulevards.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
11TH ST
OLYMPIC BLVD
OLYMPIC BLVD
§¨¦10
Industrial
Conservation
14TH STREET TO LINCOLN BOULEVARD: Largely made up of the Industrial Conservation land use designation, this sub-area will cater to small industrial uses and feature an enhanced linear parkway.
Mixed-Use
Boulevard
Mixed-Use
Boulevard Low
Activity
Center
Overlay
olympic | chapter 2.4
SANTA MONICA LUCE | 2.4 - 41
An enhanced Olympic Boulevard will include improved pedestrian amenities such as marked crossings, pedestrian harbors, and wider sidewalks, similar to this boulevard in West Hollywood..
OLYMPIC BOULEVARD
GOALS AND POLICIES
GOAL B15: Develop an integrated pattern
of land uses along Olympic Boulevard to
establish a new mixed-use district with
opportunities for housing to support nearby
employment centers, and an emphasis on
the boulevard’s close proximity to the Expo
Light Rail line.
POLICIES:
B15.1 Ensure that buildings fronting
Olympic Boulevard have primary façades
facing the street and located on the property
line or back side of the sidewalk. However, to
encourage a lively streetscape with places for
people to socialize, small landscaped gathering
spaces and plazas are encouraged.
B15.2 Scale buildings to the pedestrian to
create an intimate sidewalk walking/shopping
experience. Ground floor façades should
include enhanced materials and detailing
where they will be perceived by passing
pedestrians.
B15.3 Design buildings with a variety of
heights, architectural elements and shapes
to create visual interest along the boulevard.
Walls should have meaningful combinations of
materials and articulation to engage the eye.
B15.4 In order to create an interesting skyline,
avoid uniformly flat roofs.
B15.5 Ensure that new commercial or
mixed-use buildings adjacent to residential
districts are contained within a prescribed
building envelope that steps down toward the
residential district to maintain access to light
and air.
B15.6 In areas where residential uses are
found to be appropriate and beneficial to the
community along Olympic Boulevard, the first
residential floor may be located one half level
above the sidewalk and set back to provide for
privacy.
B15.7 Ground floor uses with active retail
shall be generally continuous, transparent (nontinted) display windows facing the sidewalk.
B15.8 Mixed-use developments should
have active ground floor uses that face the
boulevard with residential located on the upper
floors. Ground floor residential uses may be
allowed if designed in a pedestrian-oriented
manner with features such as street-facing main
entrances, stoops, patios, and fenestration.
Entrances to upper-level uses, such as lobbies,
should be limited in length along the sidewalk.
Uses engaged in the creative arts may also
be located on the upper floors within the
Bergamot Transit Village and Mixed Use denotes sustainable policy
2.4 - 42 | SANTA MONICA LUCE
goals and policies: olympic
An enhanced median will create a prominent gateway into Santa Monica while also providing a community recreational asset.
Creative designations. Within the Industrial
Conservation designation, light industrial uses
may be also be located on the upper floors.
B15.9 General office and other limited
pedestrian access uses are discouraged on
the ground floor facing Olympic Boulevard.
Entrances to upper-level uses, such as lobbies,
shall be limited in length along the sidewalk.
B15.10 Arts and entertainment uses are
encouraged in a mixed-use pattern balanced
with residential and local-serving retail uses to
provide a complete neighborhood.
B15.11 Encourage affordable and
workforce housing in proximity to transit and
major employment centers.
B15.12 Encourage sidewalk dining where it
meets established criteria.
B15.13 Require new incentivized
development above the base height to
participate in a shared parking district
and Transportation Demand Management
strategies.
GOAL B16: Convert Olympic Boulevard
to a mixed-use pattern on its east end to
function as the spine for the new Bergamot
Transit Village and the Mixed-Use Creative
District.
POLICIES:
B16.1 Convert the eastern portion
of Olympic Boulevard from its existing
limited access form and function into a City
boulevard to interface with an expanded
street grid through converted industrial area
north of the boulevard.
GOAL B17: Enhance the existing median
on Olympic Boulevard along its total
length to establish a parkway character
comparable to San Vicente Boulevard.
POLICIES:
B17.1 Enhance the streetscape to create
an inviting pedestrian environment.
B17.2 Improve pedestrian crosswalks
along the length of Olympic Boulevard.
B17.3 Enhance the landscaped median
along with the conservation of the existing
coral trees to establish a parkway character.
B17.4 Where feasible, ensure that new or
redeveloped projects locate vehicle and
service access in an alley or side street, and
locate surface lots to the rear of buildings and
screen from view.
pico | chapter 2.4
SANTA MONICA LUCE | 2.4 - 43
Location
Pico Boulevard is an important connection
between West Los Angeles, Santa Monica
College, Downtown and the Pacific Ocean.
Pico Boulevard extends from the City limits
at Centinela Avenue west to the Beach at the
crossroads between the Civic Center District
and the Ocean Park neighborhood.
Expo Station
Expo Alignment
Pacific Ocean
PICO BLVD
4TH ST
OCEAN PARK BLVD
20TH ST
LINCOLN BLVD
26TH ST
17TH ST
14TH ST
11TH ST
14TH ST
17TH ST
§¨¦10
Neighborhood C ommercial
General C ommercial
Medium Density Housing
High Density Housing
Institutional/Public Lands
Parks and O pen Space
!
M Expo Stations
Expo Line
Mixed-Use Boulevard Low
-
-
MAIN ST
CENTINELA BLVD
Pico Blvd Vision
Pico Boulevard is envisioned as an attractive,
local-serving boulevard that provides an
enhanced environment for pedestrians. The
vision includes a wider choice of local-serving
retail, expanded mobility, shared parking and
an enhanced pedestrian environment to create
an attractive and cohesive streetscape.
An area plan for the length of the boulevard
from Centinela Avenue to 9th Street identifies
neighborhood destinations at the eastern
edge of the City to serve local shopping needs
and at Santa Monica College to serve the
needs of the students, faculty and adjacent
neighbors. The neighborhood centers establish
parking districts that create shared parking
opportunities to efficiently provide parking
for multiple uses including local-serving retail,
housing and open space.
Mixed-use development with ground floor
retail and dining is encouraged to better
serve local users. Along the length of the
corridor, new buildings will form a stronger
relationship to the street by bringing buildings
forward and locating parking to the rear
or underground. Enhanced sidewalks and
streetscape improvements along with new
transit amenities create a lively local-serving
shopping environment.
“Our neighborhood should be clean
and safe with...a grocery store in
walking distance and coffee houses
around the corner.”
-Comment from Land Use Boulevards Workshop
2.4 - 44 | SANTA MONICA LUCE
boulevards: pico
CENTINELA AVENUE TO STEWART STREET: This sub-area of Pico includes some pedestrianoriented, local-serving uses. However, it still suffers from a lack of parking and urban design amenities.
PICO BLVD
CENTINELA BLVD
STEWART ST
Mixed-Use
Boulevard
Low
Neighborhood
Commercial
CENTINELA TO
STEWART STREET:
Mixed-Use Boulevard Low,
Neighborhood Commercial
The eastern portion of Pico Boulevard is
envisioned as a mixed-use neighborhood
center, serving nearby residents with a mix
of uses including ground floor local-serving
retail and a range of residential types on the
upper floors. A parking district is established to
facilitate shared parking and TDM strategies,
which, coupled with enhanced pedestrian
environments, result in reduced vehicle trips.
The walking, biking and transit experience
is improved with the addition of enhanced
pedestrian crossings at key locations and green
pathways linking the adjacent neighborhoods
to the boulevard.
Current Conditions, Trends and Issues
The eastern end of Pico Boulevard includes
a collection of pedestrian-oriented
commercial buildings with street-level retail.
However, it suffers from a lack of parking
and a limited selection of neighborhood
sit-down restaurants, retail and services.
Limited public parking restricts uses such
as neighborhood cafes and small exercise
studios from occupying existing buildings.
The implementation of the Pico Boulevard
Streetscape Plan improved the visual quality
of the boulevard, but the opportunity remains
to enhance the pedestrian experience and
linkages to the neighborhoods. The shallow
depth of parcels on the north side of the
boulevard limits the opportunity for individual
parcels to change.
Strategic Approach
A Pico Boulevard Area Plan outlines a
program of shared parking, transportation
improvements, and streetscape enhancements
to encourage new mixed-use activity along
the boulevard. The Mixed-Use Boulevard Low
designation retains a low-scale character while
providing an opportunity for joint-venture
partnerships for shared parking.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
pico | chapter 2.4
SANTA MONICA LUCE | 2.4 - 45
The existing conditions at the eastern end of Pico Boulevard are of low-scale restaurants, cafes and small retail shops. The presence of a grocery store has made the area a popular destination for local and West Los Angeles residents. Context-sensitive redevelopment on appropriate infill properties, particularly on Pico Boulevard’s south side, will create opportunities for shared parking and active, neighborhood-serving uses.
Existing
Proposed
2.4 - 46 | SANTA MONICA LUCE
boulevards: pico
STEWART STREET TO
20TH STREET:
Mixed-Use Boulevard Low,
Neighborhood Commercial, Parks and
Open Space
The character of Pico Boulevard from
Stewart Street to 20th Street is transformed
from an auto-oriented thoroughfare into
a neighborhood-serving boulevard that
is activated by local-serving commercial
uses and enhanced pedestrian and bicycle
connections to and from the neighborhoods.
Virginia Avenue Park and the new Pico
Branch Public Library provide a catalyst to
improve the pedestrian vitality of the nearby
neighborhoods and supply a focal point for
the area. Mixed-use developments on the
north side of the boulevard include pedestrian
pathways connecting the boulevard to the
adjacent neighborhoods, breaking up the
excessively long block between Stewart Street
and Cloverfield Boulevard.
Current Conditions, Trends and Issues
This section of Pico Boulevard is dominated
by auto-oriented commercial uses with
surface parking lots adjacent to the sidewalk
and buildings located toward the rear of the
parcels. Virginia Avenue Park is an asset to
the surrounding area, but it alone cannot
mitigate the impacts that result from the
heavy automobile traffic on Cloverfield
Boulevard. Development along Pico Boulevard
has occurred in a piecemeal fashion with
no planned efforts to address the parking
and circulation issues in the area or to make
needed physical connections to adjacent
neighborhoods.
Strategic Approach
The Mixed-Use Boulevard Low designation
encourages replacement of the auto-oriented
uses along this section of Pico Boulevard while
adding new housing and additional community
benefits, such as shared parking, plazas and
green space. Such benefits may also include
new north-south pedestrian pathways to
improve circulation and provide visual relief
along the 1,800-foot-long “superblock” on the
north side of the boulevard between Stewart
Street and Cloverfield Boulevard. To enhance
the activity generated by Virginia Avenue Park
and the new Pico Branch Public Library, localserving and pedestrian-oriented retail and sit-down dining uses are encouraged near the
intersection of Cloverfield Boulevard.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
STEWART STREET TO 20TH STREET: Virginia Avenue Park is the cultural heart of the Pico neighborhood. The above mural references the weekly farmer’s market that draws crowds from all over the City.
PICO BLVD
20TH ST
§¨¦10 26TH ST
STEWART ST
CLOVERFIELD
Mixed-Use
Boulevard
Low
Neighborhood
Commercial
Parks and
Open
Space
pico | chapter 2.4
SANTA MONICA LUCE | 2.4 - 47
20TH STREET TO 16TH STREET:
Mixed-Use Boulevard Low,
Neighborhood Commercial, Parks and
Open Space, Institutional/Public Lands
Santa Monica College anchors this stretch of
Pico Boulevard. The existing surface parking
lots on Pico transition to buildings or landscape
features that actively engage the street edge
and support pedestrian activity. The new Santa
Monica College Student Services Building,
fronting on Pico Boulevard near the corner
of 20th Street, is an example of how future
campus buildings can better relate to the
boulevard and the surrounding community.
Nearby commercial uses, such as serviceoriented retail and cafes, benefit from their proximity to the college and help to form a
cohesive neighborhood destination. The Big
Blue Bus continues to play a major role in
addressing the transportation needs of the
students with frequent shuttle connections to
the Memorial Park Light Rail Station, rapid bus
service and bike parking centers.
Current Conditions, Trends and Issues
Santa Monica College is a leader in the field
of education and a community asset, but
the interface between Pico Boulevard and
the campus represents a missed opportunity
for the college to engage the surrounding
neighborhood, and for the neighborhood to
enjoy the visual assets of the campus. The
campus’ frontage along the boulevard includes
multi-level parking structures, surface lots, and
buildings with little or no pedestrian orientation
to the boulevard. As a result, the north side of
Pico Boulevard has not developed in a way that
would complement the college with studentserving commercial uses and housing. While the college is located along a major Big Blue
Bus route and many students use transit to
access the campus, traffic and parking remain
a problem in the surrounding area. Potential
options for traffic reduction through TDM
strategies have not been fully realized.
Strategic Approach
Housing and student-oriented retail and service
uses across the boulevard from Santa Monica
College are encouraged through a reduction of
parking requirements. TDM programs, enhanced
shuttle bus service to remote parking and the
Memorial Park Light Rail Station, incentivized
transit use and ridesharing programs and
expanded pedestrian and bicycle access and
facilities substantially reduce vehicle trips. There
is an opportunity for a collaborative effort with
the college on these programs.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
20TH STREET TO 16TH STREET: Anchored by Santa Monica College, this Pico Boulevard sub-area will evolve into an active environment that caters to students and nearby residents.
PICO BLVD
20TH ST
17TH ST
16TH ST
Mixed-Use
Boulevard
Low
Neighborhood
Commercial
Institutional/
Public Lands
Parks and
Open Space
boulevards: pico
2.4 - 48 | SANTA MONICA LUCE
20th Street to 16th Street is largely dominated by Santa Monica College. In this artist rendering, the area around the college is revitalized with a mixture of land uses that supports both the residential neighborhood and the student population. The management of transportation resources is critical to realizing a better functioning Pico Boulevard. pico | chapter 2.4
SANTA MONICA LUCE | 2.4 - 49
16TH STREET TO LINCOLN BOULEVARD: Primarily residential in character, this segment of Pico Boulevard is expected to be revitalized into a more attractive neighborhood, benefiting from new services and amenities planned for the Pico/Lincoln transit crossroads (see Lincoln Boulevard).
Mixed-Use
Boulevard
Low
Neighborhood
Commercial
High-Density
Housing
Parks and PICO BLVD
Open Space
14TH ST
11TH ST
14TH ST
11TH ST
16TH ST
LINCOLN BLVD
16TH STREET TO
LINCOLN BOULEVARD:
Neighborhood Commercial, General
Commercial, High-Density Housing,
Parks and Open Space
This segment of Pico Boulevard will continue
as a predominantly residential area with
limited changes to the existing land uses. Over
time, some existing underutilized parcels and
auto-related uses redevelop into residential
uses that may include local-serving retail.
More significant changes are planned for the
intersection of Pico and Lincoln Boulevards,
which are discussed in the Lincoln Boulevard
section of this chapter.
Current Conditions, Trends and Issues
This area of Pico Boulevard is primarily a
residential area, with a limited amount of
neighborhood commercial, office and service
uses located near the intersection of Lincoln
Boulevard. The pedestrian and bicycle
environment of this segment of the boulevard
lacks convenient connections to the college to
the east and the Lincoln Boulevard corridor to
the west.
Strategic Approach
As parcels redevelop, they are encouraged to
do so in a way that strengthens the residential
neighborhood character and improves the
pedestrian environment. Bicycle connections
to other parts of the City are improved with
north-south connections on 11th Street and
14th Street.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
General
Commercial
boulevards: pico
2.4 - 50 | SANTA MONICA LUCE
LINCOLN BOULEVARD TO MAIN STREET: The Pico/Lincoln transit crossroads will provide new housing and local-serving amenities, while a revitalized Pico Boulevard between 4th Street and Main Street will support new services planned for the Civic Center. 4TH ST
PICO BLVD
LINCOLN BLVD
MAIN ST
Mixed-Use
Boulevard
Low
HighDensity
Housing
Institutional/
Public Lands
Parks and
Open Space
LINCOLN BOULEVARD TO
MAIN STREET:
Mixed-Use Boulevard Low, HighDensity Housing, Parks and Open Space, Institutional/Public Lands
A mixed-use transit complex is envisioned at
the corner of Pico and Lincoln Boulevards (see
Lincoln Boulevard for details). Santa Monica
High School and high-density housing face
an enhanced pedestrian streetscape from
Lincoln to 4th Street. On the south side of Pico
between 4th Street and Main Street, dynamic
mixed-use developments create active retail on
the ground floor and a mix of residential uses
on the upper floors. The multifaceted urban
character of this revitalized portion of Pico
faces and supports the Civic Center and the
expanded Civic Auditorium complex described
in the amended Civic Center Specific Plan, and
it creates an inviting entrance to the beachfront
area and the Ocean Park neighborhood.
Current Conditions, Trends and Issues
Lincoln Boulevard to Main Street is currently
dominated by vehicular movement. The primary
land uses along this segment, including Santa
Monica High School and the Civic Center,
do not relate to the boulevard or encourage
pedestrian circulation. The existing traffic and
lack of pedestrian orientation prevents the
boulevard from becoming a balanced, mixeduse, pedestrian-oriented corridor that adds to the community’s quality of life.
Strategic Approach
An amended Civic Center Specific Plan outlines
a program of new community and cultural
uses on the north side of Pico Boulevard.
New mixed-use development on the south
side is designed to engage the boulevard
with commercial uses that support the Civic
Center, add new residential uses and increase
community life on the street.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
pico | chapter 2.4
SANTA MONICA LUCE | 2.4 - 51
A mixed-use development pattern provides opportunities for nearby residents to have access to their daily needs within walking or biking distance of their homes.
PICO BOULEVARD
GOALS AND POLICIES
GOAL B18: Support a mixed-use pattern
along the entire length of Pico Boulevard
to establish a pedestrian-friendly transit
corridor with a series of activity nodes.
POLICIES:
B18.1 Prepare a Pico Boulevard Area Plan
that provides detailed direction and an
implementation strategy for Pico Boulevard.
B18.2 Ensure that buildings fronting Pico
Boulevard have their primary façades facing the
street and located on the property line or back
side of the sidewalk. However, to encourage
a lively streetscape with places for people to
socialize, small landscaped gathering spaces
and plazas are encouraged.
B18.3 Scale buildings to the pedestrian to
create an intimate sidewalk walking/shopping
experience. Ground floor façades should
include enhanced materials and detailing
where they will be perceived by passing
pedestrians.
B18.4 Design buildings with a variety of
heights, architectural elements and shapes
to create visual interest along the boulevard.
Walls should have meaningful combinations of
materials and articulation to engage the eye.
B18.5 In order to create an interesting skyline,
avoid uniformly flat roofs.
B18.6 Ensure that new commercial or
mixed-use buildings adjacent to residential
districts are contained within a prescribed
building envelope that steps down toward the
residential district to maintain access to light
and air.
B18.7 Ground floor uses with active retail
shall be generally continuous, transparent (nontinted) display windows facing the sidewalk.
B18.8 Ensure that mixed-use
developments have active ground floor uses
that face the boulevard with residential as the
predominant use located on the upper floors.
Ground floor residential uses may be allowed if
designed in a pedestrian-oriented manner with
features such as street-facing main entrances,
stoops, patios, and fenestration. Small floor
plate, local-serving offices may also be located
on the upper floors within the Neighborhood
Commercial and General Commercial
designations.
B18.9 Discourage general office and other
limited pedestrian access uses on the ground
floor facing Pico Boulevard. Entrances to
upper-level uses, such as lobbies, shall be
limited in length along the sidewalk.
B18.10 Encourage affordable and
workforce housing in proximity to transit and
major employment centers.
B18.11 Encourage sidewalk dining where it
meets established criteria.
B18.12 Require new incentivized
development above the base to participate in a
shared parking district and TDM strategies.
denotes sustainable policy
2.4 - 52 | SANTA MONICA LUCE
goals and policies: pico
Pedestrian and bicycling amenities, like new crosswalks, pathways and bike connections, are desirable along Pico Boulevard.
GOAL B19: Create two mixed-use
neighborhood destinations on Pico
Boulevard, one between Centinela Avenue
and Stewart and the other around Santa
Monica College (between 20th and 16th
Streets).
POLICIES:
B19.1 Focus the neighborhood center on
Pico between Centinela Avenue and Stewart
Street on creating a cohesive commercial
district that serves the daily needs of the
surrounding Pico neighborhood and capitalizes
on opportunities to create a shared parking
district for businesses and residents.
B19.2 Reduce parking requirements for
restaurants and cafes in areas that are served
by parking districts and have an associated
TDM program.
B19.3 Encourage property at the
southeast corner of Pico Boulevard and 34th
Street to transform into a gateway project that
may include a moderate-priced hotel, localserving uses, and shared parking opportunities for the eastern portion of Pico Boulevard.
B19.4 Focus the neighborhood center on
Pico Boulevard around Santa Monica College
on creating a greater mix of shopping, dining
and entertainment opportunities that cater to
residents and the college community.
B19.5 Encourage retail land uses at the
intersection of Pico and Cloverfield Boulevards.
GOAL B20: Establish high-quality
pedestrian and bicycle routes to connect
Pico Boulevard to the Pico, Sunset Park
and Ocean Park neighborhoods.
POLICIES:
B20.1 Require new incentivized
development above the base along the
1,800-foot-long “superblock” between Stewart
Street and Cloverfield Boulevard to enhance
neighborhood connections by facilitating the
creation of north-south pedestrian or vehicular
access between Pico Boulevard and Kansas
Avenue.
B20.2 Transform Pico Boulevard into
a high-quality landscaped pedestrian
environment with an enhanced pedestrian
experience and improved transit service and
traffic circulation.
B20.3 Improve pedestrian crosswalks
along the length of Pico Boulevard.
B20.4 Where feasible, require new or
redeveloped projects to locate vehicle and
service access from an alley or side street
and surface lots to the rear of buildings and
screened from view.
ocean park | chapter 2.4
SANTA MONICA LUCE | 2.4 - 53
Expo Station
Expo Alignment
Pacific Ocean
OCEAN PARK BLVD
17TH ST
11TH ST
14TH ST
LINCOLN LINCOLN BLVD
26TH ST
20TH ST
CENTINELA AVE
Mixed Use Activity Center Low
General Commercial
Institutional/Public Lands
Neighborhood Commercial
Office Campus
Parks and Open Space
Medium Density Housing
Insitutional/Public Lands
Mixed-Use Boulevard Low
Parks and Open Space
Neighborhood Commercial
Medium-Density Housing
Office Campus
General Commercial
LINCOLN
Ocean Park Blvd
Location
Ocean Park Boulevard extends from the
eastern City limit at Centinela Avenue to
Lincoln Boulevard, where the Ocean Park
neighborhood begins. The boulevard has
two distinct commercial areas: the area east
of Clover Park and the area around 17th
Street. The remainder of the boulevard is a
combination of single family and multi-family
residential uses within the Ocean Park and
Sunset Park neighborhoods.
Vision
Ocean Park Boulevard, supported by the
Sunset Park and Pico neighborhoods, is a
local-serving boulevard with two vibrant,
neighborhood-serving commercial areas.
The boulevard is a complete street for
pedestrians, bicycles, transit and autos, with
an enhanced streetscape and dining, retail
and service needs within walking distance of
the neighborhoods. Where new development
occurs on the boulevard, it is in scale with the
existing neighborhood. West of Lincoln, the
boulevard becomes part of the Ocean Park
neighborhood.
“This area should favor small-scale
neighborhood retail...height limits
should be low: 2-3 stories.”
-Comment from Land Use Boulevards Workshop
boulevards: ocean park
2.4 - 54 | SANTA MONICA LUCE
CENTINELA TO 25TH STREET:
Office Campus, Neighborhood
Commercial, Parks and Open Space
The small shops and restaurants in this area
are an asset to the nearby businesses and the
surrounding neighborhood. As development
occurs, new buildings include ground floor
commercial uses and local-serving offices or
housing on the upper floors, which strengthen
the area’s role as a neighborhood center.
The height and scale of projects are limited
to provide an appropriate transition to the
surrounding residential neighborhood. The
office park’s surface parking lots facing the
well-defined street façade on the north
side is replaced by subterranean parking
structures beneath new buildings. These
parking structures will help create an active
pedestrian-oriented environment.
Current Conditions, Trends and Issues
Ocean Park Boulevard from the eastern City
limits to Clover Park serves a large office park
on its southern edge with smaller offices,
restaurants and retail shops on the north side.
The smaller businesses on the north attract
employees from the office park during the
day and serve nearby residents in the evening
and on weekends. The landscaped median
facilitates mid-block pedestrian crossing and
serves as a traffic calming device. The median
limits left turns and traffic cutting through the
residential neighborhoods to the north. The
office park has limited access from Ocean
Park Boulevard and much of the land is
surface parking, which creates an undefined
street edge more characteristic of a suburban
development.
Strategic Approach
Santa Monica Airport/Business Park Specific
Plan is prepared to transition the stand-alone
office park into an integrated part of the City.
New roadways and pedestrian paths link the
property to the City’s grid system, enhance the
boulevard, and connect to future uses at the
airport property. Options include encouraging
and incentivizing housing development within
the business park to improve its integration
with the surrounding residential neighborhood,
and encouraging subterranean parking to free
up land for buildings that define the southern
edge of the boulevard. The businesses on
the north side of Ocean Park Boulevard are
supported by customers from the office park
and surrounding neighborhoods, and parking
standards are modified to reflect the local
origin of the customers. New development
in the office park provides shared parking
and participates in TDM strategies. The
landscaped median is maintained to minimize
cut-through traffic to the northern residential
neighborhood.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
CENTINELA TO 25TH STREET: Over time, this area will gradually evolve into a stronger neighborhood center with a diverse mixture of commercial, residential and retail services.
OCEAN PARK BLVD
26TH ST
Neighborhood OCEAN
Commercial
26TH ST
Office Campus
Parks and
Open Space
OCE
26TH ST
ocean park | chapter 2.4
SANTA MONICA LUCE | 2.4 - 55
25TH STREET TO 18TH STREET: No land use changes are proposed for this sub-area of Ocean Park Boulevard. Instead, the focus will be on improving the existing housing stock and pedestrian environment.
OCEAN PARK BLVD
20TH ST
25TH ST
18TH ST
MediumDensity
Housing
25TH STREET TO 18TH STREET:
Medium-Density Housing
No land use changes are proposed for the
existing multi-family residential areas between
the key neighborhood centers on Ocean Park
Boulevard. The primary focus is on revitalizing
and improving the existing housing stock and
enhancing the pedestrian environment through
an improved landscaping and streetscape plan.
Current Conditions, Trends and Issues
This segment of Ocean Park Boulevard
includes residential uses with a variety of
architectural styles and building heights. The
existing streetscape does not contribute to the
pedestrian experience of the area.
Strategic Approach
Preservation of neighborhood housing is
encouraged. Properties that redevelop within
the natural evolution of the area accommodate
affordable, workforce and market-rate housing
compatible with the existing context and
character. A streetscape improvement plan
improves the quality of the street environment
with an emphasis on pedestrian and bike
safety, and additional green space.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
boulevards: ocean park
2.4 - 56 | SANTA MONICA LUCE
17TH STREET NEIGHBORHOOD CENTER: Building upon existing land use patterns, the LUCE recommends that this local neighborhood center is enhanced with new streetscape features to encourage pedestrian activity. Reduced parking standards and shared parking might also encourage desirable local-serving businesses to locate here. 17TH ST
Institutional/
Public Lands
Neighborhood
Commercial
17TH STREET
NEIGHBORHOOD CENTER:
Neighborhood Commercial,
Institutional/Public Lands
This small-scale neighborhood retail district is
preserved and enhanced with improvements
to the visual character and quality of the
existing buildings, uses that support the local
neighborhoods and opportunities for new
shared parking. New streetscape features
enhance the pedestrian experience and
encourage a unique sense of place.
Current Conditions, Trends and Issues
Ocean Park Boulevard between 18th and
16th Streets consists of a mixture of small
shops, services and restaurants serving the
surrounding neighborhoods. Despite concerns
about traffic conditions, businesses attract
pedestrians from nearby neighborhoods.
The boulevard is the same width as Montana
Avenue, but it appears wider and is not as
inviting or visually cohesive. The pedestrian
experience is diminished along John Adams
Middle School by the tall chain-link fencing and
lack of pedestrian amenities. On-street parking
is located on both sides of the boulevard.
Strategic Approach
The aesthetic character of the small-scale
neighborhood retail district between 18th
and 16th Streets is improved to ensure the
continued success of uses that support
the neighborhoods. Parking standards are
modified for local-serving uses, as appropriate,
to account for customers who do not drive
to the business. The pedestrian environment
is enhanced through measures aimed at
providing safer bicycle and pedestrian
crossings at key boulevard locations. Options
to improve the pedestrian experience along
John Adams Middle School are considered.
Land Use Parameters
(See chapter 2.1 Land Use Policy and Designations for
further information.)
ocean park | chapter 2.4
SANTA MONICA LUCE | 2.4 - 57
Ocean Park neighborhood center: The existing neighborhood commercial district between 18th and 16th Streets has a variety of shops and restaurants situated on a wide street. Due to the speed and volume of traffic and lack of pedestrian amenities, the environment is not particularly inviting and lacks visual cohesiveness. A photosimulation concept of the 17th Street neighborhood center shows that streetscape improvements could include a signage and streetlight program, tree planting, and enhanced crosswalk paving to make the environment safer and more attractive for pedestrians.
Existing
Proposed
boulevards: ocean park
2.4 - 58 | SANTA MONICA LUCE
16TH STREET TO
LINCOLN BOULEVARD:
Medium-Density Housing, MixedUse Boulevard Low, Neighborhood Commercial, General Commercial
No land use changes are proposed for the
existing multi-family residential areas between
the key neighborhood centers on Ocean Park
Boulevard. The primary focus is on revitalizing
and improving the existing housing stock and
enhancing the pedestrian environment through
an improved landscaping and streetscape plan.
Current Conditions, Trends and Issues
This segment of Ocean Park Boulevard
includes residential uses with a variety of
architectural styles and building heights. The
existing streetscape does not contribute to
the pedestrian experience of the area.
Strategic Approach
Preservation of neighborhood housing is
encouraged. Properties that redevelop within
the natural evolution of the area accommodate
affordable, workforce and market-rate housing
compatible with the existing context and
character. A streetscape improvement plan
improves the quality of the street environment
with an emphasis on pedestrian and bike safety
and additional green space.
16TH STREET TO LINCOLN BOULEVARD: Characterized by predominantly multi-family housing, a streetscape plan will enhance this portion of Ocean Park Boulevard, which will be served by a neighborhood center that features a grocery store as an anchor. 11TH ST
LINCOLN
14 TH ST
16TH ST Mixed-Use
Boulevard Low
MediumDensity
Housing
Neighborhood
Commercial
OCEAN
26TH ST
General
Commercial
Land Use Parameters
(See chapters 2.1 Land Use Policy and Designations for
further information.)
ocean park | chapter 2.4
SANTA MONICA LUCE | 2.4 - 59
B21.8 Discourage general office and other
limited pedestrian access uses on the ground
floor facing Ocean Park Boulevard. Entrances
to upper-level uses, such as lobbies, shall be
limited in length along the sidewalk.
B21.9 Encourage affordable and
workforce housing in proximity to transit and
major employment centers.
B21.10 Encourage sidewalk dining where it
meets established criteria.
B21.11 Require new incentivized
development above the base to participate in a
shared parking district and TDM strategies.
B21.12 Encourage the retention and
aesthetic improvement of local businesses at
neighborhood centers.
B21.13 Encourage a balance of dining,
retail and service uses at the neighborhood
centers.
B21.14 Encourage a proactive dialogue
between property owners, tenants, developers
and the surrounding neighborhood to promote
the enhancement of neighborhood centers
around Ocean Park east of Clover Park and
around Ocean Park at 17th Street.
OCEAN PARK BOULEVARD
GOALS AND POLICIES
GOAL B21: Establish Ocean Park
Boulevard as a local-serving boulevard
with distinctive neighborhood centers east
of Clover Park and around 17th Street,
featuring land uses that cater primarily to the
daily needs of the adjacent Sunset Park and
Pico neighborhoods, with improved transit,
pedestrian and cycling routes.
POLICIES:
B21.1 Ensure that buildings fronting
Ocean Park Boulevard have their primary
façades facing the street and located on the
property line or back side of the sidewalk.
However, to encourage a lively streetscape with
places for people to socialize, small landscaped
gathering spaces and plazas are encouraged.
B21.2 Scale buildings to the pedestrian to
create an intimate sidewalk walking/shopping
experience. Ground floor façades should
include enhanced materials and detailing
where they will be perceived by passing
pedestrians.
B21.3 Design buildings with a variety of
heights, architectural elements and shapes
to create visual interest along the boulevard.
Walls should have meaningful combinations of
materials and articulation to engage the eye.
B21.4 In order to create an interesting skyline,
avoid uniformly flat roofs.
B21.5 Ensure that new commercial or
mixed-use buildings adjacent to residential
districts are contained within a prescribed
building envelope that steps down toward the
residential district to maintain access to light
and air.
B21.6 Ground floor uses with active retail
shall be generally continuous, transparent (nontinted) display windows facing the sidewalk.
B21.7 Ensure that mixed-use
developments have active ground floor uses
that face the boulevard with predominantly
residential uses located on the upper floors.
Ground floor residential uses may be allowed if
designed in a pedestrian-oriented manner with
features such as street-facing main entrances,
stoops, patios, and fenestration. denotes sustainable policy
2.4 - 60 | SANTA MONICA LUCE
goals and policies: ocean park
A neighborhood center at the intersection of Ocean Park Boulevard and Lincoln Boulevard is recommended to provide both Ocean Park and Sunset Park residents with services and amenities to enhance the neighborhood.
B21.15 In conjunction with a shared
parking district and TDM strategies, adjust
parking standards to ensure the continued
success of the many small businesses that
serve the Pico, Ocean Park and Sunset Park
neighborhoods and Santa Monica Business
Park.
B21.16 Evaluate parking requirements for
local-serving uses and modify as appropriate to
account for customers who do not drive to the
businesses.
GOAL B22: Create a safe and attractive
pedestrian experience on Ocean Park
Boulevard that supports and encourages
pedestrian and bicycle activity.
POLICIES:
B22.1 Develop a streetscape improvement
plan that encourages attractive and safe
pedestrian and bicycle routes and crossings.
B22.2 Maintain the landscaped median on
Ocean Park Boulevard east of Clover Park to
minimize cut-through traffic to the northern
residential neighborhood.
GOAL B23: Create a specific plan for the
Santa Monica Airport/Business Park that
addresses the need for greater connectivity
to Ocean Park Boulevard with new buildings
that address the street, create an active
pedestrian environment and complement
the uses on the north side of the boulevard.
POLICIES:
B23.1 Develop a Santa Monica Airport/
Business Park Specific Plan to transition the
stand-alone office park into an integrated part
of the City with new roadways and pedestrian
paths linking the property to the City’s street
grid system, enhancing the boulevard and
connecting to future uses at the airport
property.
B23.2 Include buildings with active ground
floor uses that address Ocean Park Boulevard
in the redevelopment of the office park.
B23.3 Ensure that buildings fronting
Ocean Park Boulevard have their primary
façade facing the boulevard and located on
the property line or back side of the sidewalk.
However, to encourage a lively streetscape with
places for people to socialize, small landscaped
gathering spaces and plazas are encouraged.
ocean park | chapter 2.4
SANTA MONICA LUCE | 2.4 - 61
A greener street: Continued improvements to Ocean Park Boulevard will better integrate the neighborhoods that share this important local and regional street.
B23.4 Convert surface parking for the
Santa Monica Business Park to subterranean
parking to make land available for additional
landscaping, gathering places and other
amenities.
B23.5 Require new development above
the base height in the office park to provide
shared parking and participate in TDM
strategies.
B23.6 Encourage and incentivize housing
development within the business park to
improve its integration with the surrounding
residential neighborhood.
GOAL B24: Encourage the ongoing
maintenance and improvement of the
aesthetic quality of existing residential areas
on Ocean Park Boulevard.
POLICIES:
B24.1 Encourage the maintenance and
preservation of existing housing stock.
B24.2 Ensure that new construction is
sensitive to the existing scale and character of
the surrounding environment.
B24.3 Encourage affordable, workforce
and market-rate housing as properties
redevelop over time.
boulevards
2.4 - 62 | SANTA MONICA LUCE
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lincoln | chapter 2.4
SANTA MONICA LUCE | 2.4 - 63
Expo Station
Expo Alignment
Lincoln
Pacific Ocean
“Lincoln Boulevard has an image
problem...it’s undesirable from the
perspective of pedestrians, bicyclists,
and motorists.”
-Comment from Placemaking Workshop
4TH ST
LINCOLN BLVD
11TH ST PICO BLVD
BROADWAY
COLORADO AVE
OCEAN PARK BLVD
SANTA MONICA BLVD
OLYMPIC BLVD
11TH ST
OLYMPIC BLVD
Mixed Use Boulevard
Mixed Use Boulevard Low
Mixed Use Activity Center Low
General Commercial
Institutional/Public Lands
§¨¦10
Insitutional/Public Lands
Mixed-Use Boulevard
Mixed-Use Boulevard Low
General Commercial
OCEAN P
Lincoln Blvd
Location
Lincoln Boulevard serves as an important
regional artery that links Los Angeles
International Airport to the northbound Pacific
Coast Highway. The approximately two-milelong corridor in Santa Monica extends from the southern City limits to Wilshire Boulevard.
North of Wilshire Boulevard, Lincoln Boulevard
transitions into a multi-family residential
neighborhood.
Vision
Lincoln Boulevard is a major route linking Santa
Monica and communities to the north to Los
Angeles International Airport and the South Bay.
The boulevard has two distinct characters; south
of I-10, it is a distinct commercial corridor with an
improved streetscape and a variety of commuterand local-serving retail and services. The boulevard’s streetscape will be enhanced to link
the Sunset Park and Ocean Park neighborhoods
with an active pedestrian environment, while
maintaining its role as a functional regional
roadway. Lincoln Boulevard north of I-10 is
included in an expanded Downtown District and
emerges as an ideal location for mid-priced hotels,
workforce housing and visitor-serving retail uses.
The scale and height of buildings step down
from the Downtown to provide a transition to the
residential neighborhoods to the east.
A focus is the transit crossroads at Pico Boulevard.
Residents from Sunset Park and Ocean Park
benefit from the availability of evolving
convenience retail and services within walking
distance, thereby reducing vehicle trips. Shared
parking at the Transit Crossroads support nearby
businesses.
boulevards: lincoln
2.4 - 64 | SANTA MONICA LUCE
Lincoln Boulevard South of I-10: Envisioned to remain a regional traffic corridor, the LUCE recommends improvements to the physical environment to make the boulevard more friendly to pedestrians and for neighborhood-serving amenities.
PICO BLVD
LINCOLN BLVD
11TH ST
OCEAN PARK BLVD
OLYMPIC BLVD
11TH ST
Mixed Use Boulevard Low
General Commercial
Institutional/Public Lands
Mixed Use Activity Center Low
§¨¦10
Insitutional/Public Lands
Mixed-Use Boulevard Low
General Commercial
ARK BLV
LINCOLN BOULEVARD
SOUTH OF I-10:
General Commercial, Mixed-Use
Boulevard Low, Institutional/Public Lands
Improvements focus primarily on the public
realm, with the installation of a gateway feature
at the southern entrance to the City, improved
transit and streetscape enhancements. The
existing commercial uses continue to be
allowed, but with an enhanced pedestrian
environment uses will transition over time
to more pedestrian-oriented, local-serving
businesses. Existing uses are encouraged
to make façade improvements, reduce curb
cuts on the boulevard and increase window
transparency. As sites redevelop, residential
uses such as affordable and workforce housing
are encouraged on the upper floors. With
consolidated parcels and the potential for
shared parking, the opportunity exists to create
a distinctive commercial district. The intersection
of Lincoln and Pico Boulevards is a transit hub
with enhanced transit amenities, expanded
ground floor retail and upper-level housing.