1 City Council Meeting: September 30, 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 BLVD.
WHEREAS, the parcel located at 1331 Wilshire Blvd (the parcel also shown on the map included in Attachment “A”) is currently improved with 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 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 subject 2 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 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 3 and improved with commercial/industrial uses but had been designated residential on the 2010 LUCE map; and
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 R2 zoning district; and
WHEREAS, the change of the subject parcel to the R2 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 General Plan Land Use 4 Map and Official Districting Map of the City of Santa Monica for the subject parcel located at 1331 Wilshire Blvd.; and
WHEREAS, amending the Official Districting Map to zone the entire parcel located at 1331 Wilshire Blvd. as MUB 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 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 Blvd. 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 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; and
5 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 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, 2024, the City Council conducted a duly noticed hearing, 6 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 in 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. Based upon the oral and written testimony presented to the City Council at the public hearing on September 30, 2025, regarding the proposed change to the Official Districting Map for the subject parcel located at 1331 Wilshire Blvd, 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 Mixed-Use Boulevard (MUB), and the rear one-third being classified as Low Density Residential (R2). This split zoning runs through the existing structure and therefore makes the rear R2 portion 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 future leasing and financing of the existing vacant building. The proposed change will rectify this issue by aligning the Official Districting Map with existing development for the entirety of the parcel; 7 and
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 Mixed-Use Boulevard (MUB), and the rear one-third being classified as Low Density Residential (R2) 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 future leasing and financing of the existing vacant building. 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 Wilshire Blvd being classified Mixed-Use Boulevard (MUB), and the rear one-third being classified as Low Density Residential (R2). This has created issues regarding nonconforming uses within the same structure and the future leasing and financing of the existing vacant building. 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.
8 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 newspaper within 15 days after its adoption. This Ordinance shall become effective 30 days from its adoption.
APPROVED AS TO FORM:
HEIDI VON TONGELN
Interim City Attorney
9 EXHIBIT A
Amendment to the Zoning Designation in the Official Districting Map for the Parcel Located at 1331 Wilshire Blvd.
Address APN Zoning
Classification
Proposed
1331 Wilshire Blvd 4281-012-
025
MUB (Mixed Use
Boulevard)/R2
(Low Density
Residential)
MUB (Mixed Use Boulevard)
MUB
Zoning
District
R2 portion of
the parcel to be
rezoned MUB