1 City Council Meeting: May 13, 2025 Santa Monica, California ORDINANCE NUMBER _________ (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AMENDING THE OFFICIAL DISTRICTING MAP OF THE CITY OF SANTA MONICA REGARDING 1331 WILSHIRE BOULEVARD FOR CONSISTENT DESIGNATION WHEREAS, on July 6, 2010, the City Council adopted the Land Use and Circulation Element (“LUCE”) of the City’s General Plan, including a General Plan Land Use Map; and
WHEREAS, on July 24, 2015, the City adopted a revised Zoning Ordinance, which included a revised Districting Map; and
WHEREAS, California Government Code Section 65860 was amended by SB 1333, which became effective on January 1, 2019, to require that Charter Cities have consistency between their General Plans and Zoning Ordinances; and WHEREAS, the parcel located at 1331 Wilshire Boulevard is currently improved with a longstanding retail use; and
WHEREAS, the parcel has a “split designation” and “split zoning”, with the front two-thirds along Wilshire Blvd being designated Mixed Use Boulevard in the General Plan Land Use Map and zoned MUB (Mixed-Use Boulevard) in the Official Districting Map, and the rear one-third being designated as Low Density Housing in the General Plan Land Use Map and zoned as R2 (Low Density Residential) in the Official Districting Map; and WHEREAS, the existing “split zoning” runs through the existing structure, creating a nonconforming condition for the rear portion of the parcel; and WHEREAS, the “split zoning” has presented issues in potential reuse of the property as commercial uses are generally prohibited in the R2 zoning district and 2 presents a constraint on potential redevelopment of the parcel as two incongruous sets of land use regulations and development standards would be applied to the parcel; and WHEREAS, on February 19, 2025, pursuant to Santa Monica Municipal Code Section 9.45.060(B), the Planning Commission adopted Resolution Number 25-003 (PCS), a Resolution of Intention, declaring its intention to consider recommending to the City Council that the Council, among other things, amend the Santa Monica General Plan Land Use Map and Official Districting Map for the City of Santa Monica for the parcel located at 1331 Wilshire Boulevard; and
WHEREAS, amending the Official Districting Map to zone the entire parcel located at 1331 Wilshire Boulevard as MUB (Mixed Use Boulevard) will resolve the “split-zoning” issue, removing impediments to future development; and
WHEREAS, on March 19, 2025, the Planning Commission conducted a duly noticed public hearing, and, after considering oral and written testimony regarding the proposed amendments to the Official Districting Map, adopted Resolution Number 25- 006 (PCS), recommending that the City Council amend the Official Districting Map for the parcel located at 1331 Wilshire Boulevard based on the following findings:
1. The change in district boundaries is consistent in principle with the General Plan in that the proposed amendments will provide consistency between existing development and the Official Districting Map.
Currently, the parcel has been “split zoned” with the front two-thirds along Wilshire Blvd being classified MUB (Mixed-Use Boulevard), and the rear one-third being classified as R2 (Low Density Residential). This split zoning runs through the existing structure and therefore makes the rear R2 portion 3 nonconforming. This presents issues in potential reuse of the property as commercial uses are generally prohibited in the R2 zoning district and a constraint on potential redevelopment of the parcel as two incongruous sets of land use regulations and development standards would be applied to the parcel. The proposed change will rectify this issue by aligning the Official Districting Map with existing development for the entirety of the parcel;
2. The change in district boundaries is consistent with the purpose of this Ordinance to promote the growth of the City in an orderly manner and to promote and protect the public health, safety, and general welfare in that the subject parcel has “split zoning” with the front two-thirds along Wilshire Blvd being classified MUB (Mixed-Use Boulevard), and the rear one-third being classified as R2 (Low Density Residential) that runs through the existing commercial development. This has resulted in the rear R2 portion of the existing use as being considered nonconforming and has presented constraints on potential redevelopment of the parcel as two incongruous sets of land use regulations and development standards would be applied to the parcel. The proposed change will amend this issue by aligning the Official Districting Map with existing development for the entirety of the parcel; and
3. The change in district boundaries is necessary to achieve the balance of land uses desired by the City, consistent with the General Plan, and to increase the inventory of land within a given Zoning District in that the subject parcel currently has “split zoning”, with the front two-thirds along 4 Wilshire Blvd being classified MUB (Mixed-Use Boulevard), and the rear one-third being classified as R2 (Low Density Residential). This has created issues regarding nonconforming uses with the same structure and redevelopment of the parcel as the current two zoning districts have conflicting land use regulations and development standards. The proposed change will amend this issue by aligning the Official Districting Map with existing development for the entirety of the parcel; and WHEREAS, on May 13, 2025, the City Council conducted a duly noticed hearing, and, after considering all oral and written testimony, desires to amend the Official Districting Map for the parcel located at 1331 Wilshire Boulevard as set forth below.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Based upon the oral and written testimony presented to the City Council at the public hearing on May 13, 2025, regarding the proposed change to the Official Districting Map for the parcel located at 1331 Wilshire Boulevard, the City Council hereby makes the following findings:
1. The change in district boundaries is consistent in principle with the General Plan in that the proposed amendments will provide consistency between existing development and the Official Districting Map.
Currently, the parcel has been “split zoned” with the front two-thirds along Wilshire Blvd being classified MUB (Mixed-Use Boulevard), and the rear one-third being classified as R2 (Low Density Residential). This split zoning runs through the existing structure and therefore makes the rear R2 portion 5 nonconforming. This presents issues in potential reuse of the property as commercial uses are generally prohibited in the R2 zoning district and a constraint on potential redevelopment of the parcel as two incongruous sets of land use regulations and development standards would be applied to the parcel. The proposed change will rectify this issue by aligning the Official Districting Map with existing development for the entirety of the parcel.
2. The change in district boundaries is consistent with the purpose of this Ordinance to promote the growth of the City in an orderly manner and to promote and protect the public health, safety, and general welfare in that the subject parcel has “split zoning” with the front two-thirds along Wilshire Blvd being classified MUB (Mixed-Use Boulevard), and the rear one-third being classified as R2 (Low Density Residential) that runs through the existing commercial development. This has resulted in the rear R2 portion of the existing use as being considered nonconforming and has presented constraints on potential redevelopment of the parcel as two incongruous sets of land use regulations and development standards would be applied to the parcel. The proposed change will amend this issue by aligning the Official Districting Map with existing development for the entirety of the parcel.
3. The change in district boundaries is necessary to achieve the balance of land uses desired by the City, consistent with the General Plan, and to increase the inventory of land within a given Zoning District in that the subject parcel is currently has “split zoning”, with the front two-thirds 6 along Wilshire Blvd being classified MUB (Mixed-Use Boulevard), and the rear one-third being classified as R2 (Low Density Residential). This has created issues regarding nonconforming uses with the same structure and redevelopment of the parcel as the current two zoning districts have conflicting land use regulations and development standards. The proposed change will amend this issue by aligning the Official Districting Map with existing development for the entirety of the parcel.
Section 2. The City of Santa Monica Official Districting Map is hereby amended as set forth in Exhibit A, attached hereto.
SECTION 3. Any provision of the Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Ordinance.
SECTION 4. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional.
SECTION 5. The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. The City Clerk shall cause the same to be published once in the official 7 newspaper within 15 days after its adoption. This Ordinance shall become effective 30 days from its adoption.
APPROVED AS TO FORM:
_______________________
DOUGLAS SLOAN
City Attorney
8 EXHIBIT A
Amendment to the Zoning Designation in the Official Districting Map for the Parcel Located at 1331 Wilshire Boulevard
Address APN Zoning Classification Proposed
1331 Wilshire
Boulevard
4281-012-025 MUB (Mixed Use
Boulevard)/R2 (Low
Density Residential)
MUB (Mixed Use
Boulevard)