1 City Council Meeting _________ Santa Monica, California ORDINANCE NUMBER _________ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AMENDING THE SANTA MONICA GENERAL PLAN LAND USE MAP FOR THE PARCEL LOCATED AT 1331 WILSHIRE BOULEVARD
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 Mixed-Use Boulevard (MUB) 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 Low Density Residential (R2) 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, on July 6, 2010, the City Council adopted the Land Use and Circulation Element (“LUCE”) of the City’s General Plan, which included an amendment to the General Plan Use Map; and
WHEREAS, on June 23, 2015, the City adopted a revised Zoning Ordinance, which included a revised Official Districting Map; and
WHEREAS, when the General Plan Land Use and the Official Districting Maps were amended as part of the 2015 Zoning Ordinance update, a portion of the parcel was changed to Low Density Housing in the General Plan Land Use Map and zoned as R2 in the Official Districting Map, respectively; and 2 WHEREAS, this rezoning to R2 appears to have been inadvertent given the longstanding use of the property; and
WHEREAS, during the public review process and in the course of analyzing the boundaries of the newly created zoning districts, inconsistencies between the adopted LUCE Land Use Designation Map and the then existing Official Districting Map were identified as reflected in the April 14, 2015, Staff Report to City Council; and WHEREAS, as a result of the identified inconsistencies, City Staff attempted to compare the LUCE Map with the existing Official Districting Map in the City, to generate a listing of inconsistent parcels, and
WHEREAS, a list of 115 parcels with such inconsistencies (“Inconsistent Parcel List”) was prepared and included with the Staff Report to the Planning Commission and were reviewed in detail on June 18, 2014 and October 1, 2014; and WHEREAS, the Inconsistent Parcel List was also included and discussed in the April 14, 2015, City Council Staff Report and reviewed by the City Council prior to their voting on the Zoning Ordinance Districting Map; and WHEREAS, the majority of these inconsistent parcels were those in the City whose land designations were changed to a commercial designation with the adoption of the LUCE Land Use Designation Map and were inconsistent with their predominantly residential zoning or partial residential zoning; and WHEREAS, however, a portion of the properties on the Inconsistent Parcel List were those designated commercial/industrial on the then-existing Official Districting Map and improved with commercial/industrial uses but had been designated residential on the 2010 LUCE map; and
3 WHEREAS, the subject parcel appears to be similarly situated to these previously identified formerly commercial/industrial parcels; however, the subject parcel was inadvertently not included on the Inconsistent Parcel List; and WHEREAS, on May 5, 2015, the City Council adopted Resolution No. 10874 (CCS) amending the LUCE map to, among other things, change the LUCE designation for certain parcels that had been identified on the Inconsistent Parcel List as having inconsistent LUCE and then-existing Zoning Districting Map designations; and WHEREAS, on June 23, 2015, the City adopted a revised Zoning Ordinance, which included a revised Districting Map that designated a portion of the existing commercial structure as R2; and
WHEREAS, the “split zoning” has presented issues in potential reuse and leasing of the property as commercial uses are generally prohibited in the Low Density Residential zoning district; and
WHEREAS, the change of the parcel to the Low Density Residential designation has resulted in the existing building becoming a legal, nonconforming building and the existing uses becoming legal, nonconforming uses and, thus, creates impediments to future financing and leasing opportunities; 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
4 WHEREAS, amending the General Plan Land Use Map to designate the entire parcel located at 1331 Wilshire Boulevard as Mixed Use Boulevard will correct the prior inadvertent designation and reflect the longstanding use of the subject parcel, removing impediments to future leasing/changes of use and financing of the subject parcel; and WHEREAS, on March 19, 2025, the Planning Commission conducted a duly noticed public hearing, and after considering oral and written testimony, adopted a Resolution of Recommendation, Resolution Number 25-005 (PCS), recommending that the City Council amend the General Plan Land Use Map for the parcel located at 1331 Wilshire Boulevard for consistent designation; and
WHEREAS, on May 13, 2024, the City Council conducted a duly noticed hearing, and, after considering all oral and written testimony, decided to table the adoption of the amendments to the Official Districting Map to a later date; and WHEREAS, after renewed requests from the property owner and also recent interest from non-retail tenants to occupy the vacant building, on September 30, 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 Blvd. as set forth below.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Amendments to the General Plan Map. Pursuant to Santa Monica Municipal Code Section 9.45.080, the City Council does hereby amend the General Plan Land Use Map for the parcel located at 1331 Wilshire Boulevard because the subject parcel is currently designated as both Mixed Use Boulevard and Low Density Housing 5 but has long been developed with a commercial use. This “split designation” runs through the existing commercial development, and, therefore, has resulted in the Low Density Housing portion being nonconforming, presenting issues in potential reuse of the property. Additionally, the split designation 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. This proposed change designating the entire parcel as Mixed Use Boulevard will provide a consistent General Plan designation for the parcel, eliminate the nonconforming condition and impediments to future leasing/changes of use and financing of the subject parcel, ensure consistency between the General Plan Land Use Map and the Official Districting Map, and address any nonconforming conditions, as set forth in Exhibit A, attached to this Resolution.:
SECTION 2. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_________________________
Heidi von Tonglen,
Interim City Attorney
6 EXHIBIT A
Amendment to the Land Use Map of the General Plan for the Parcel Located at 1331 Wilshire Blvd.
Address APN Zoning
Classification
Proposed
1331 Wilshire Blvd 4281-012-
025
Mixed Use
Boulevard / Low
Density Residential
Mixed Use Boulevard
Mixed Use
Boulevard
Low Density Housing
portion to be designated
Mixed Use Boulevard