Santa Monica City Council
February 24, 2026

Planning Commission Report
Planning Commission Meeting: January 21, 2026 Agenda Item: 11-A To:

From:

Planning Commission
Ross Fehrman, AICP, Acting Planning Manager
Subject
Resolution Number 26-001 (PCS) of the Planning Commission of the City of Santa Monica Recommending that the City Council (1) Permanently Adopt Economic Recovery Interim Zoning Ordinance 2825 (CCS) and (2) Amend the Text of Article 9 Zoning and Planning of the Santa Monica Municipal Code to Promote Economic Recovery and Increase Land Use Flexibility in the City’s Downtown and Citywide Areas by Streamlining, Simplifying, and Modifying Land Uses and Limitations, Updating Standards for Specific Uses and Activities, Including, But Not Limited to, Alcohol Permits and Review, Modifying Definitions, Adding Flexibility for Certain Non-Conforming Uses, Adjusting Standards Regarding the Applicability of Resource Recovery and Recycling Requirements and Trash Enclosure Dimensional Standards, and Making Other Minor Changes, Corrections, Clarifications, and Clerical Amendments.

Recommended
Action
Staff recommends that the Planning Commission:

Adopt Resolution Number 26-001 (PCS), a Resolution of the Planning Commission of the City of Santa Monica Recommending that the City Council (1) Permanently Adopt Economic Recovery Interim Zoning Ordinance 2825 (CCS) and (2) Amend the Text of Article 9 Zoning and Planning of the Santa Monica Municipal Code to Promote Economic Recovery and Increase Land Use Flexibility in the City’s Downtown and Citywide Areas by Streamlining, Simplifying, and Modifying Land Uses and Limitations, Updating Standards for Specific Uses and Activities, Including Alcohol Permits and Review, Modifying Definitions, Adding Flexibility for Certain Non-Conforming Uses, Adjusting Standards Regarding the Applicability of Resource Recovery and Recycling Requirements and Trash Enclosure Dimensional Standards, and Making Other Minor Changes, Corrections, Clarifications, and Clerical Amendments.

Background
On July 25, 2023, Council adopted Interim Zoning Ordinance Number 2754 (CCS) (“IZO 2754”), establishing interim zoning regulations promoting economic recovery in the City’s Downtown, including the Third Street Promenade Area and Santa Monica Place.

IZO 2754 also included minor clerical amendments further supporting economic recovery.

On September 26, 2023, Council introduced for first reading Interim Zoning Ordinance Number 2761 (CCS) (“IZO 2761”), which was adopted on October 10, 2023, extending and amending the interim zoning regulations established by IZO 2754 through November 22, 2028. IZO 2761 included zoning changes supporting a variety of potential commercial uses within the Downtown. These changes focused on enabling certain outdoor rooftop commercial uses on Public Parking Structures owned by the City, greater flexibility for restaurants providing entertainment, and provided a streamlined review for alcohol permits.

On October 22, 2024, Council introduced Interim Zoning Ordinance Number 2794 (CCS) (“IZO 2794”), which was adopted on November 11, 2024, amending the interim zoning regulations to further promote economic recovery efforts within the Downtown and Third Street Promenade area, simplifying the review process for new businesses.

Amendments were focused on streamlining the review process for uses within the Third Street Promenade area by eliminating Conditional Use Permit and Minor Use Permit requirements, and expanding the streamlining of alcohol permits for a variety of different commercial uses. Additionally, consistent with the City’s Outdoor Space Program efforts, IZO 2794 included a pilot program limited to the Office Campus District that would allow exclusively outdoor uses such as open-air markets to locate on private property, subject to meeting certain conditions. These amendments were critical in providing greater certainty and predictability for property owners and their existing tenants, along with prospective businesses considering locations within the Promenade area.

At the same hearing, Council also introduced and adopted Ordinance Number 2793 (CCS), an emergency ordinance amending the Sign Code by relaxing limitations to encourage the use of creative signs and to enhance overall business promotion on the Promenade.

On March 25, 2025, Council adopted amendments (IZO No. 2809 (CCS)) to the existing Interim Zoning Ordinance to further promote economic recovery efforts within the Third Street Promenade area, encouraging the reuse and occupancy of existing buildings by exempting Community Assembly uses from applicability and additional operational requirements specific to the use for properties located with the Bayside Conservation (BC) Districts. Council also introduced and adopted Ordinance Number 2805 (CCS), an emergency ordinance amending the Sign Code to provide consistency in the allowable digital sign area for each property facing the Promenade in response to property owner feedback subsequent to the amendments adopted on October 22, 2024.

As part of the discussion, Council gave staff direction on bringing forward interim zoning regulations related to economic recovery efforts that can be permanently adopted into the Zoning Ordinance.

On June 4, 2025, City staff representing various departments including Economic Development, City Planning, Police, Fire, and the Office of Sustainability hosted an outreach event attended by over 50 Santa Monica businesses. The outreach event provided an opportunity for the business community to learn about recent city initiatives focused on business support and process streamlining. The business community shared their perspective on their needs to be successful in Santa Monica.

On July 9, 2025, staff representatives from Economic Development, City Planning, and Building and Safety hosted a second outreach event to assist businesses displaced by the Palisades fires. The event connected prospective businesses with resources on reopening in Santa Monica.

Staff received positive feedback during both of these outreach events on recent land use and permitting streamlining changes that added flexibility for businesses in the Downtown.

On August 12, 2025, Council adopted permanent amendments to the Zoning Ordinance (Resolution 2826 (CCS)) and amendments to the current economic recovery (IZO 2825 (CCS)), promoting economic recovery and increased land use flexibility in the City’s Downtown area. The permanent amendments were previously adopted as interim zoning regulations, with minor changes, and included expanded opportunities for Alcohol Exemption permits, increased operational flexibility for restaurants with entertainment, and removal of the prohibition against certain fast-food restaurants in establishments with frontage along the Third Street Promenade. An amendment to the IZO included allowing floor area ratio (FAR) flexibility for existing non-conforming buildings on the Promenade.

On October 15, 2025, the Planning Commission approved Resolution Number 25-014 (PCS), declaring its intention to consider the permanent adoption of economic recovery Interim Zoning Ordinance 2825 (CCS) and amend the text of Article 9 Zoning and Planning of the Santa Monica Municipal Code to promote economic recovery and increase land use flexibility in the City’s Downtown and citywide areas by streamlining, simplifying, and modifying land uses and limitations, updating standards for Specific Uses and Activities, including alcohol permits and review, modifying definitions, adding flexibility for certain non-conforming uses, and making other minor changes, corrections, clarifications, and clerical amendments.

On December 16, 2025, the City Council adopted a Resolution of Intention (ROI) to codify amendments to Santa Monica Municipal Code (SMMC) Section 9.21.130, Resource Recovery and Recycling Standards, that were initiated through the newly created Self-Certification Pilot Program for certain building permits applicable to Resource Recovery and Recycling (RRR) requirements and trash enclosure dimensional standards to remove barriers for new and existing businesses, facilitate process streamlining, and to update standards for objectivity. These amendments are included in this proposal as they will further streamline building permit review procedures for new and existing businesses.

Discussion
Based on City Council direction, staff proposes to codify and make permanent the current Interim Zoning Ordinance (IZO) standards that have been effective in the opening of new businesses within the Downtown since their establishment. On August 12, 2025, Council formally adopted portions of the IZO that demonstrated to be effective in streamlining permits for existing and new businesses. Following adoption, staff continued to evaluate the remaining portions of the IZO primarily consisting of land use changes and proposes to formally adopt these changes with additional enhancements.

Secondly, staff proposes zoning amendments that would apply to non-residential commercial districts outside of the downtown area consistent with the approach taken with the Downtown IZO to (1) simplify land use processing and operational standards that have demonstrated to be overly restrictive for new businesses, (2) simplify alcoholrelated operating standards for new and existing businesses, and (3) adopt the land use flexibility provided for schools, child care, and early educational facilities displaced by the Palisades fire pursuant to the City’s current emergency order. The proposed changes build on past successes of simplifying land use processing and standards of the current and prior economic recovery IZOs.

The proposed amendments are outlined into two sections: (1) the permanent adoption of the remaining interim standards under the current IZO and (2) additional zoning changes that would apply to both the Downtown area and zoning districts citywide to further supporting economic growth and opportunity.

Permanent Adoption of Current Downtown Economic Recovery IZO 2825 (CCS) Staff proposes to make permanent and codify the changes already provided in the current IZO including additional amendments intended to further streamline review procedures and simplify overly restrictive land use limitations and standards for the Downtown. The current IZO includes the following:
• Simplifying Land Use Review, Limitations, and Development Standards. Expand permitted land uses, limiting discretionary reviews, and simplifying/eliminating restrictive land use limitations within the Downtown area. • Outdoor Rooftop Commercial Uses on City-Owned Parking Structures. Allows certain outdoor commercial uses on the top-level of public parking structures owned by and at the sole discretion of the City, including rooftop cinemas, community assembly, small/large-scale commercial entertainment, and recreation facilities. Community gardens are proposed to be removed as an allowable rooftop use due to potential maintenance concerns with such a use on parking structure rooftops and based on its inconsistency with the strategic priority of activating economic opportunity and growth. Exemptions to floor area, floor area ratio, and height projections supporting the establishment of these rooftop uses will also be amended to remove standards for community gardens. • Floor Area Ratio (FAR) Flexibility for Existing Non-Conforming Buildings on the Promenade Allows existing properties on the Promenade that were approved pursuant to a Development Review Permit (DRP) to retain their floor area development rights, providing flexibility on shifting, removing, and replacing nonconforming floor area at any given time. This change provides property owners with design flexibility for commercial tenant spaces to meet the needs of prospective businesses over time, while staying within the maximum floor area limits of the approved DRP.
• Outdoor Commercial Uses Exclusively on Private Property in the Office Campus District. Permits commercial uses, predominantly outdoors, consisting of multiple vendors such as outdoor antique markets, night markets, and similar multi-vendor open-air ventures in the Office Campus (OC) District. Specific standards for this use ensure that negative impacts to surrounding existing uses are mitigated.

Although a conceptual plan to establish an antique market was considered since added to the current IZO, no formal proposals have been submitted. Nonetheless, staff recommends maintaining this program to continue to provide opportunities for future outdoor markets.
• Temporary Use Permits. Allows Temporary Use Permits to be extended an additional 180 days (6-months) for a total of 12 months, with Community Development Director approval.
• SMMC Section 9.31.340 – Small Scale Facility (Commercial Entertainment and Recreation), Game Arcades. This section was amended in the IZO to allow game arcades beyond the Santa Monica Pier area and expanded the use to the Third Street Promenade area. Upon further evaluation of these outdated standards, staff proposes to eliminate this section entirely as the standards no longer reflect how game arcades are currently established or operated and have become a barrier for new, unique business models centered around interactive commercial experiences. Newer arcade-type proposals may include food and alcohol service components and operate similar to bars or restaurants. As such, game arcade proposals that include the dispensation of alcoholic beverages would require alcohol permits with their own physical and operational requirements, thereby eliminating the need for the specific physical improvements and operational standards currently required by this section.

Additional Downtown and Citywide Zoning Amendments
Additional amendments are proposed within the Downtown and in non-residential zoning districts citywide based on an approach similar to recent Downtown IZOs following the pandemic. As demonstrated based on the overall effectiveness of the Downtown IZOs, these additional amendments would similarly focus on streamlining and simplifying land uses, standards for specific uses, alcohol permit standards and review, definitions, and other minor changes, corrections, clarifications, and clerical amendments to Article 9, Zoning and Planning, of the Santa Monica Municipal Code.

Proposed amendments include the following:

Downtown Amendments
• Simplifying Land Use Review, Limitations, and Development Standards. Staff further evaluated the land use changes currently in the Downtown IZO and proposes additional minor changes that will further streamline review and simplify land use limitations including those that restrict the use of ground floor spaces in efforts to address vacancies within the Downtown area.
• Expand Alcohol Exemptions and Streamline Review Improvements to Additional Downtown Areas and Santa Monica Pier. Alcohol Exemptions (AE) have been critical in streamlining alcohol permits for restaurants and with the recent expansion to other uses within the Third Street Promenade Area, have simplified the review process leading to the establishment of a variety of new businesses in the Downtown. Similar to the recently adopted (August 2025) AE expansion of land uses that could utilize this streamlined entitlement process in the Third Street Promenade area and along Ocean Avenue, staff proposes to:
 Expand AE applicability to the remaining portions of the Downtown, excluding the periphery zones along Wilshire Boulevard (WT zone) and Lincoln Boulevard (LT zone) that abut residential districts. o Food halls, bars, convenience markets, cultural facilities/instructional services, commercial entertainment and recreation (small and large), and retail establishments may obtain an AE permit without the need for a public hearing.
o Add general personal services as a new use qualifying for an exemption in the Downtown. This use classification includes but is not limited to barber shops, beauty salons, and day spas with massage.  Expand AE applicability to the Santa Monica Pier.
 AE conditions including operating hours would remain consistent with currently adopted allowances, with closures at 2 AM.

This expansion seeks to further encourage the occupancy of vacant commercial spaces and provide additional options for new and existing businesses throughout the entire Downtown.
• Allow Existing Nonconforming Pawn Shop Establishments to Relocate Anywhere within the Downtown Area. Pawn shop establishments are currently prohibited in the Downtown area making any existing establishments a legal non-conforming use. Pawn shops are defined in the zoning ordinance as “establishments engaged in the buying or selling of new or secondhand merchandise and offering loans in exchange for personal property.” As a result, existing pawn shops would not be allowed to relocate to another property and retain their non-conforming status. The proposed change would support existing downtown businesses by allowing existing pawn shop establishments located in the Downtown to relocate to another location within the Downtown area, except within the Ocean Transition (OT) zone. This change is the simplest approach in providing support to existing small business allowing relocation based on their leasing or operational needs.

Currently, there is only a single pawn business in the Downtown. This proposed change will not result in any new pawn shop establishments as the use will remain prohibited to new operators.

Prior to the adoption of the Downtown Community Plan (DCP) in 2017, pawn shops were a permitted use in most areas of the Downtown, except along Ocean Avenue within the OT District. As proposed, an existing establishment can relocate anywhere in the Downtown except for Ocean Avenue, consistent with former policy in terms of locations for this particular use.

At the August 12, 2025 Council meeting, staff proposed this amendment to the current Downtown IZO; however, some Councilmembers did not support this change at that time, expressing concerns with pawn shop establishments in the Downtown. Staff proposes to reintroduce this change in order to clarify that this amendment was brought forward in response to a request from an existing local business to be able to relocate elsewhere within the Downtown. This change would facilitate this existing long-term Santa Monica small business to continue operations and does not allow the establishment of any new pawn shops in the Downtown.

Citywide Amendments
• Simplifying Land Use Review, Limitations, and Development Standards. Similar to the IZO’s approach in simplifying land use in the Downtown, staff proposes changes to simplify Citywide land uses, limitations, and related standards that have demonstrated to be barriers for new and existing businesses. This section includes fundamental changes related to process streamlining, including changes to uses and limitations that have proven to be overly restrictive.

Staff evaluated land uses in all non-residential districts citywide to determine if the impacts associated with a commercial use warrant discretionary permits, either a Minor Use Permit (MUP) or Conditional Use Permit (CUP), or if the use has no impacts and may be permitted by-right. Research involved evaluating uses subject to MUPs and CUPs, identifying their potential impacts that currently warrant their required permits, reviewing recently approved permits and their associated operating conditions, and assessing whether such uses warranted a simpler review process. To determine whether review could be simplified for certain uses, staff evaluated the purpose and intention of land use limitations currently in place and focused on business operations that are conditioned as part of discretionary permits. Typical operating conditions include parking and loading operations, refuse operations, hours of operation, and noise mitigation. Below describes staff’s approach in simplifying land use review procedures and ground floor standards.

Simplifying Review Process:
o Downgrading Certain CUPs to MUPs: This shift in permit review would still maintain discretionary review through a public hearing, subject to review by the Zoning Administrator instead of the Commission. The MUP process allows the Zoning Administrator to condition proposals as necessary based on staff and public input, including conditions that address parking and loading operations, refuse operations, and noise to ensure neighborhood compatibility. Both MUPs and CUPs are subject to the same eight findings as stated in SMMC Section 9.41.060, and therefore this change would not lessen the criteria for approval. Uses considered for this change are typically those that are less controversial, but still warrant operational requirements and can benefit from the public review process. With this change, appeals would be subject to the Planning Commission instead of Council. Additionally, MUPs are more cost effective for prospective businesses with application fees approximately 38% of the cost of a CUP and have shorter review timeframes in comparison, both of which are critical components for new businesses. Examples of such uses proposed for this change include, but are not limited to:
 DCP Area:
- Grooming and Pet Shops
- Banks greater than 7,500 SF
- Small-Scale Facilities (facilities less than 5,000 SF) - Office (ground floor) greater than 7,500 SF
 Boulevards:
- Grooming and Pet Shops under 12,500 SF
- Entertainment Facilities less than 5,000 SF
- Office (new construction)
- Medium-Scale Retail
 Bergamot Area:
- Offices greater than 5,000 SF
 Employment Districts (IC, OC, & HMU districts):
- Community Assembly (e.g. membership clubs)
- Small-Scale Facilities (facilities less than 5,000 SF) o Downgrading Certain CUPs/MUPs to Permitted By-Right: Uses that have typically demonstrated to be compatible without the need for establishing operational conditions have been considered for this change that would eliminate discretionary review, especially where there is little to no utility in conditioning business operations. Discretionary review requirements often disincentivize potential businesses resulting in long-term vacancies throughout the City, a recent example being the historic post office in the Downtown that has been vacant for years. Discretionary review in many of these instances is used as a tool to manage land use preference for the district or ground floor tenant size and linear street frontage, which have served more of a deterrent for a use rather than a means for evaluating use compatibility and/or mitigating negative impacts. In cases where a use warrants a more limited scope of review related specifically to access, loading, and circulation, a Parking and Loading Operations Plan (PLOP) subject to Mobility Division approval has been added as a requirement. In other instances, discretionary review was removed for a use in cases where comparable uses were already permitted by-right. Food halls, for example, which operate as a collection of food-serving vendors are comparable to restaurant and retail establishments which are typically permitted uses and therefore was downgraded from a CUP to permitted by-right, unless greater than 5,000 SF which would require an MUP. Examples of uses proposed for this change include, but are not limited to:
 DCP Area:
- Community Assembly (e.g. membership clubs)
- Food Halls
- Banks under 7,500 SF
- Retail exceeding 7,500 SF and/or 50 linear feet of ground floor frontage
 Boulevards:
- Community Assembly not adjacent to residential
- Banks greater than 7,500 SF
- Food Halls less than 5,000 SF
- Instructional Services (new construction) greater than 12,500 SF - Medical Office change of use on ground floor greater than 12,500 SF (7,500 SF for NC)
- Retail (new construction) greater than 12,500 SF
 Bergamot Area:
- Community Assembly
- Banks greater than 7,500 SF
- Commercial Kitchens
- Medium-Scale Retail.
 Employment Districts (IC, OC, & HMU districts):
- Community Assembly not adjacent to residential
- Food Halls
- Medium-Scale Retail
Simplifying Ground Floor Standards:
o Removing Ground Floor Restrictions on Tenant Size and/or Linear Street Frontage: Limitations on ground floor uses have traditionally been in place requiring active pedestrian-oriented commercial uses. The downtown and citywide districts consist of a variety of limitations and active use requirements that limit ground floor office/medical office and similar types of uses that are less engaging to pedestrians. Discretionary review in many of these instances are required based on tenant size and linear street frontage, which has served more of a deterrent rather than the purpose of evaluating the use for compatibility. Staff has seen many potential businesses consider alternatives that circumvent discretionary review, including designing floor plans that include creating unusable floor area within lease spaces. This response from potential applicants indicates that current size thresholds and street frontage limitations are too restrictive.

These size and frontage thresholds are design-related, intended to preserve ground floors for active commercial uses and encourage smaller commercial spaces at the sidewalk to create a more walkable street. Although there is value in their intention, staff believes relief from these standards are necessary to help fill vacant tenant spaces particularly at this time of economic recovery. Relaxing these requirements would provide greater opportunities for business growth particularly along the Boulevards and Neighborhood Commercial districts; however, staff has still retained some of the size limitations for areas on Main Street and Montana Avenue. This shift in policy of allowing greater flexibility in ground floor occupancy was demonstrated with the recent Housing Element implementation during which ground floor residential became permitted anywhere on the ground floor, with a few exceptions in the Promenade area and neighborhood commercial districts. These ground floor restrictions have precluded new businesses from opening throughout the City in recent years. Examples of such uses proposed for this change include, but are not limited to:
 DCP Area:
- Media Support Facilities
- All Office Uses
- Nurseries and Gardens
- Instructional Services
- Convenience Markets;
- Small-Scale Facilities (commercial entertainment)
- Banks
- Grooming and Pet Stores
 Boulevards:
- Media Support Facilities
- General Personal Services (e.g. salons, laundromats, tailors, etc.) - All Office Uses
 Bergamot Area:
- Business and Professional Office
- Medical and Dental Office
 Employment Districts (IC, OC, & HMU districts):
- Instructional Services
- Banks
Summary of Strategy/Changes to Common Land Uses
The proposed streamlining changes to the land uses above balance the City’s priority of economic opportunity and growth, while ensuring uses can be adequately reviewed for compatibility with surrounding neighborhoods. Attachment A includes the land use and limitation changes proposed according to each district.

Additional flexibility for certain uses, uses needing improved clarity, or uses that have shown to have overly restrictive limitations for prospective businesses seeking locations throughout the city are further discussed in detail below.

Included are proposed recommendations that would help remove or simplify certain restrictions, streamline review, or further define and modernize uses for improved clarity for prospective businesses.
 Restaurants and Food Halls. Currently, restaurants greater than 5,000 SF within the Mixed-Use Commercial Districts (MUB, MUBL, GC, NC) requires a CUP. Proposed changes would downgrade the CUP to an MUP. This maintains discretionary review for larger-sized restaurants particularly along the Boulevards adjacent to residential districts, but provides some simplification for the permit review. Similarly, restaurants greater than 7,500 SF located in the WT District (Wilshire Blvd) and the east side of Lincoln Blvd (LT District) would be amended from requiring a CUP to an MUP.

The Neighborhood Commercial (NC) district further limits restaurants to a 50-seat maximum, with Main Street limited to two restaurants per block.

Proposed changes would eliminate the maximum 50 seat limitation, and the maximum number of restaurants per block along Main Street.

Currently, restaurants greater than 5,000 SF within the Downtown (except for WT/LT), Oceanfront, Bergamot Districts, and Employment Districts are permitted by-right. No changes are proposed.

Additionally, Food Halls currently require CUPs and would be simplified from requiring a CUP to an MUP for establishments greater than 5,000 SF within the Mixed-Use Commercial Districts. The City has yet to receive any food hall proposals since it was added as a new use classification. This change would provide a more streamlined review in efforts to encourage this type of operation as Food Halls can be used as incubators for new restaurants given their lower risk nature.

 New Brewery Definition and Related Uses. Establishes a new brewery/distillery use classification and related uses such as brew pubs, taprooms, and restaurants with ancillary on-site brewing. This would provide greater clarity as such uses are not clearly defined or established in the Zoning Ordinance and the review process for approval is equally unclear.

For example, breweries, under current regulations, are nested within Industry, Limited. The proposed changes create a new industrial land use classification, Alcoholic Beverage Manufacturing, that will be reviewed under the same land use entitlement as it previously had been under Industry, Limited. This change is meant to increase transparency and clarity of the land use regulations, while also signaling to the business community that Santa Monica is adapting to new business ideas and needs. It will also provide the opportunity for future amendments and flexibility for this specific use if desired.
 Bar Establishments. Staff proposes a shift in review procedures for bars from requiring a CUP to a MUP, which is subject to Zoning Administrator approval. This change would maintain a public review process and conditions of approval would be determined by the Zoning Administrator at a public hearing, with appeals subject to the Planning Commission (instead of Council). Standalone bar proposals have been limited over the years as many operators will elect to provide food offerings to qualify them as restaurants so they can be eligible for a more streamlined review. Since standalone bar proposals are less frequent, this change would be appropriate given staff’s experience in working with the Commission on past sports bars and restaurants with entertainment. This revised process would help streamline permit processing in both the MUP and any subsequent appeals and reduces the cost of applying for an alcohol permit, saving applicants both time and money. The Commission should discuss whether this shift in processing would be appropriate considering the City’s economic goals while ensuring neighborhood compatibility can still be achieved.
 Retail Use. Retail is currently separated into three land use classifications based on size thresholds. Below is a breakdown of the three categories and examples of the types of retail uses that the size can accommodate:
o Small-Scale is up to 25,000 SF: Clothing, small furniture stores, bookstores, etc.
o Medium-Scale is between 25,000 and 80,000 SF: Outdoor/gear stores, furniture stores, urban format department or hardware stores, etc.
o Large-Scale is anything greater than 80,000 SF: Department stores, traditional big-box retail, hardware stores, or bulk stores that may require customer membership.

The current regulations allow small-scale retail permitted by-right across all commercial districts, with size restrictions for retail in new construction on the Boulevards and within the Downtown. Medium-Scale retail is largely discretionary across all commercial districts, requiring a CUP. Large-Scale retail is largely prohibited, and permitted through a CUP in a handful of zones that are typically characterized by larger parcel sizes and commercial to industrial uses (IC, OC, BTV, MUC). The existing standards do not prioritize or incentivize retail uses of certain sizes to certain areas, and disproportionately burden and restrict retail in new buildings over retail in existing buildings.

Staff proposes to further refine the distribution of retail classifications based on typical parcel conditions, existing retail, and proximity to sensitive uses, such as residential. Under the proposed regulations:
• Small-scale retail would be permitted by-right across all commercial zoning districts; and
• Medium-scale retail would be permitted by right in the Downtown Core, Bergamot Districts, and in the IC and OC districts.

This ensures that medium-scale retail is prioritized in areas with typically large sites or in commercial centers. A Parking, Loading, and Operations Plan (PLOP) shall always be required for medium-scale retail to mitigate any parking, access, and loading impacts. A MUP is required for districts typically abutting a residential district, such as the boulevards, and Lincoln and Wilshire in the Downtown. Large-scale retail is permitted in the IC, OC, BTV, and MUC only and will continue to require a CUP. See Attachment B and the map below for a detailed description of the existing versus proposed changes, and the general distribution strategy for the three retail categories.
 General Market. Under current regulations, General Markets (grocery stores) are allowed by-right up to 15,000 SF in all commercial districts (Downtown, boulevards, Employment Districts, and Bergamot). Any General Market proposed above 15,000 SF requires a CUP. In recent years, this size restriction on grocery stores has made it challenging for prospective markets seeking locations in Santa Monica. The City has several large, vacant commercial properties, greater than 15,000 SF, that were previously occupied by similar large uses, such as retail pharmacies.

Staff has received inquiries from operators and feedback that obtaining a discretionary permit impacted their timeframes and raised uncertainty in the permitting process. Operators have considered alternatives in staying under the CUP threshold including dividing spaces to create unusable square footage within lease spaces to comply with the 15,000 SF threshold. In order to ensure existing large tenant spaces and buildings can be reoccupied and to accommodate prospective markets moving to Santa Monica, staff proposes to increase the by-right size of general markets from 15,000 SF to 25,000 SF. In conjunction with this change, a Parking and Loading Operations Plan (PLOP) must be approved by the Mobility Division that would evaluate existing site conditions during plan development.

Markets greater than 25,000 SF will still require a CUP, where a PLOP would be developed as part of the permit review.

The additional 10,000 SF is based on the size of existing, vacant tenant spaces or buildings and the size of existing general markets in the City, which has provided insight to better understand market conditions. Staff believes a higher size threshold of 25,000 SF would provide necessary flexibility for potential markets. See below for a breakdown summary of a select number of markets within the City and their approximate size:

Store Address Square Feet
Trader Joes 1331 Wilshire 17,800
Erewhon 2800 Wilshire 13,500
Vons 710 Broadway 63,500
Vons 1311 Wilshire 33,000
Bristol Farms 3105 Wilshire 25,166
Pavilions 820 Montana 24,661
Wholefoods 1425 Montana Ave 12,000
Gelsons 2601 Lincoln 41,000
Wholefoods 2121 Cloverfield 26,000
AVERAGE 28,514
MEDIAN 25,166
 Ground Floor Office/Medical Office. Currently, there are maximum size and linear street frontage limitations for ground floor office, including medical office, in the Downtown and Mixed-Use Boulevard Districts. Limitations restrict office/medical office uses on the ground floor within new buildings and also restrict the conversion of existing ground floor spaces to office/medical office of a certain size and frontage in existing buildings without a CUP. As discussed, these limitations have been problematic for prospective tenants in terms of time and added cost, particularly the linear street frontage standard which often causes the need for a CUP. The proposed changes include eliminating the street frontage limitation and changing the size threshold review from a CUP to an MUP.  Personal Services, Physical Training. Currently, these establishments (yoga studios, fitness gyms, etc.) that are greater than 5,000 SF often require a CUP. In conjunction with the proposed change to this use classification as discussed later in this report, the proposed changes would allow all forms of physical training to be permitted by-right with no size restrictions. These businesses typically do not result in impacts that necessitate public review or specific operating conditions. As demonstrated in CUP requests in the past, there is minimal utility in the conditions of approval placed on these types of businesses. This change would also revise instances where CUPs are currently required in certain areas such as the HMU District based on preference opposed to compatibility.

Summary of Changes to SMMC Chapter 9.31 – Standards for Specific Uses Amendments to Santa Monica Municipal Code (SMMC) Chapter 9.31 include simplifying overly restrictive standards for specific uses and activities.  SMMC Section 9.31.040 – Alcoholic Beverage Sales. Proposed changes to this section include requiring a MUP instead of a CUP for all alcohol permits, expanding Alcohol Exemption (AE) permits for certain uses within the Downtown as discussed earlier, simplifying alcohol exemption criteria, adding an administrative process for existing alcohol permit holders to request removal of certain alcohol conditions, and streamlining the AE administrative procedures.

Currently, any dispensation or sale of alcoholic beverages including beer, wine, and spirits for on-site or off-site consumption requires a CUP, unless an AE permit is obtained. As discussed, AEs have been critical in streamlining alcohol permits for restaurants and with the recent expansion of applicable uses within the Third Street Promenade Area, have simplified the review process leading to the establishment of a variety of new businesses in the Downtown.

Consistent with this strategy, staff proposes to simplify the review of alcohol permits that would apply to the entire city by downgrading the review from a CUP to a MUP. This change would simplify the review process for any non-restaurant commercial uses since AE permits outside of the Downtown citywide are currently only available for restaurants. This would capture proposals that are relatively negligible in terms of alcoholrelated issues such as retail wine shops/tasting, art galleries, or personal service businesses proposing to serve ancillary beer or wine. Recent proposals, including ancillary wine service for a retail shop and comedy club, have been approved by the Commission on consent. Shifting the review permit to a MUP would streamline the alcohol review process providing greater certainty for prospective businesses.

Alternatively, the Commission may want to consider to allow certain land uses it finds to be acceptable to obtain an AE permit and expand such uses citywide and beyond the Downtown area. Staff has included a series of policy questions for the Commission’s feedback related to the review of alcohol permits citywide later in this report.
 SMMC Section 9.31.040(D), Alcohol Exemption Criteria, and SMMC Section 9.31.290, Restaurants with Entertainment Requirements.

Consistent with the current suspension of certain AE criteria and CUP conditions of approval allowing operational relief for existing alcohol serving establishments as provided in the City’s Palisades Fire Emergency Order, proposed changes would eliminate overly restrictive operational requirements for alcohol establishments and establish a process for existing businesses to administratively request removal of such operational conditions from their current alcohol permit as further discussed below. As provided in Attachment A, the proposal would eliminate operational restrictions, including, but not limited to, maximum television count, pubcrawl limitations, and liquor bottle service.  Administrative Request to Remove Certain Alcohol Permit Conditions. As discussed above, in order to continue the suspension of the alcohol conditions included in the current Emergency Order, staff includes a process that would allow businesses with existing alcohol permits (CUPs or AEs) to request the removal of certain alcohol conditions from their permit, subject to Community Development Director approval. This process is similar to a Minor Amendment that can be requested by an operator governed by a CUP currently in place. Applicants may request removal of the following alcohol-related conditions of approval or requirements:

1. Limitations on the number of televisions;

2. Limitation on the maximum percentage cap on total gross alcohol sales;

3. Prohibition on bottle service;

4. Prohibition on participating in “pub crawls”;

5. Prohibition on providing billiards/pool tables, video or amusement games, bowling, darts, and other similar entertainment activities.  Streamline AE Administrative Processing. Currently, AE permits for businesses proposing greater than 50 seats requires the City to provide mailing notice and website posting informing the public that an AE has been approved. Since AE approvals cannot be appealed, staff recommends eliminating this administrative procedure that would help streamline the AE permit processing and improve efficiency as this requirement has resulted in process delays and confusion amongst the community.
 SMMC Section 9.31.100 – Community Assembly. Currently this use includes a minimum parcel size of 7,500 SF for any operator to apply for the use. During the Downtown Economic Recovery IZO, this provision along with other operation standards demonstrated to create barriers for potential proposals in the Downtown and was therefore amended to not apply to businesses located in the Third Street Promenade area.

Requiring a minimum parcel size standard in particular appears to be overly restrictive, and therefore staff recommends eliminating this particular standard and replacing it with a Parking and Loading Operation Plan requirement that evaluates the best approach to address specific site conditions on any size parcels for effectiveness. This change seeks to provide flexibility to parcels that could achieve compatibility even on smaller lots as the current provision outright restricts.  SMMC Section 9.31.200 – Outdoor Dining & Seating on Sidewalks. Design standards related to Barriers, Enclosures, and Fixtures would be eliminated from this section and relocated to the Administrative Guidelines established for Outdoor Dining and Seating on Sidewalks, which is a more appropriate location for design standards. This change is consistent with the proposed amendments to the Outdoor Dining and Seating on Sidewalks Program approved through an Interim Zoning Ordinance by Council at its October 28, 2025, meeting.
 SMMC Section 9.31.230 – Personal Service (Massage). Emergency Interim Zoning Ordinance (EIZO) No. 2781 was adopted on June 11, 2024, and recently expired on December 31, 2025. This current EIZO includes interim changes to massage establishments, specifically removing the MUP, location, and facility requirements from this section. The EIZO removed the MUP requirement for massage establishments in efforts to modernize our implementation of the use, as well as increase flexibility of these uses and provide opportunities for economic recovery by removing the public hearing requirement. Additionally, the location requirement of a minimum 500 feet between massage establishments was removed thereby enabling additional personal service uses in Santa Monica, particularly for businesses that include massage as an ancillary component as part of the overall business operations commonly provided by day spa or fitness facilities. This change would likely not result in an over-concentration of such uses. More importantly, this change removes redundancy in requirements as massage facility requirements are already contained in SMMC Chapter 6.104, Massage Regulations, and are not necessary in SMMC Section 9.31.230. Therefore, staff recommends formally adopting the amendments as established in this EIZO with no additional changes.
 SMMC Section 9.31.280 – Restaurants, Limited-Service & Take-Out Only.

This code section is being updated to allow limited-service and take-out restaurant establishments to close at 12 AM instead of the current 10 AM.

This will provide consistency with the closing hours already established as a condition in the AE permit for limited-service and take-out restaurants that serve alcoholic beverages, which has been amended to be more flexible in recent years.
 SMMC Section 9.31.290 – Restaurants with Entertainment. Consistent with the suspension and reevaluation of the overly restrictive operational conditions placed on restaurants during the recent Emergency Order, staff proposes to eliminate the similar restrictions in this section which includes, but is not limited to, maximum television count, pub-crawl limitations, and liquor bottle service.

 SMMC Section 9.31.340 – Small-Scale Facility (Commercial Entertainment & Recreation, Game Arcades). As discussed in the prior section, this entire section is proposed to be eliminated. During the Downtown Economic Recovery IZO, staff amended this section to not apply to any arcades within the Third Street Promenade Area that were a barrier for potential new businesses. Game arcades are sufficiently governed as Entertainment and Recreation Facilities in both the Downtown and citywide. This change will remove these outdated operational restrictions on game arcades that are no longer appropriate for new game arcades as they are operated today.

Summary of Changes to SMMC Chapter 9.51 – Use Classifications In conjunction with land use streamlining, amendments are proposed to certain land use classifications. The following changes are proposed:
 9.51.030(C)(1) Alcoholic Beverage Manufacturing. This land use was extracted as a separate classification as it is currently listed under Industry, Limited. The purpose of this change is to further define the characteristics of such uses that include the manufacturing of beer, wine, and spirits.

Establishing this as a separate land use classification also provides greater flexibility in allowable locations and review procedures for smaller facilities.  9.51.030(B)(8) Eating and Drinking Establishments. This classification currently includes bars, nightclubs, restaurants, and food halls. For organizational purposes based on land use processing, this classification is divided into two separate categories: Eating Establishments 9.51.030(9) and Drinking Establishments 9.51.030(8).
a. Eating Establishments include restaurants, brewpubs, and food halls.
b. Drinking Establishments include bars.
 9.51.030(B)(21)(b) Personal Services, Physical Training. The classification includes all forms of exercise or physical training including yoga and pilates studios, and fitness gymnasiums. This change involves eliminating the maximum size threshold of 5,000 SF established within the classification to provide improved clarity and flexibility by not restricting the allowable size of such use. Currently, any establishment greater than 5,000 SF is considered a large entertainment and recreation facility which often requires a CUP in most districts. This change, in conjunction with updates to district land use tables, would allow all forms of physical training to be permitted by-right with no size restrictions.

Summary of Emergency Order Provisions for Permanent Adoption: Schools, Child Care, and Early Educational Facilities Displaced by Palisades Fire Subsequent to the forthcoming termination of the Emergency Order (EO), staff recommends formally adopting the zoning-related EO provisions that are currently suspended for certain facilities located in residential and non-residential districts as provided in the City’s Palisades Fire Emergency Order. Staff proposes to permanently authorize the following zoning relief currently provided by the EO:
 Residential Districts. Schools with existing CUPs in residential zones to expand in order to accommodate students from other campuses operated by the existing school displaced by the regional fires.  Non-Residential Districts. Schools, and Child Care and Early Education Facilities that were displaced by the Palisades Fire may operate within the City’s non-residential zones without obtaining a CUP, as required.

Proposals would be reviewed administratively and require a Parking and Loading Operations Plan.

Summary of Changes to SMMC Section 9.31.130 – Resource Recovery and Recycling Standards
On December 16, 2025, as part of staff’s presentation to City Council regarding the establishment of a Self-Certification Pilot Program for certain building permits, Council adopted an Interim Zoning Ordinance (IZO) amending SMMC Section 9.21.130, Resource Recovery and Recycling (RRR) Standards, to simplify the thresholds for when trash enclosure upgrades and review are required and to revise resource and recycling room dimension standards. The amended trash enclosure standards prioritize public health and safety as well as State environmental laws and require that bins be fully contained within an enclosure on private property with sufficient space for storage and staging, when the new proposed thresholds are triggered. While the Self-Certification Pilot Program initiated these amendments, the revisions apply to all projects.

At the same meeting, Council also adopted a Resolution of Intention (ROI) to initiate the process to codify the amendments adopted in the IZO into the Zoning Ordinance. Therefore, as these amendments relate to simplifying standards and removing unnecessary barriers for new and existing businesses, staff have included them in the proposed resolution. A summary of the amendments is described below.
 Applicability
o Currently, one of the applicability thresholds for when projects must comply with current RRR standards is based on an outdated permit valuation threshold. This has consistently resulted in challenges for new and existing businesses in the permitting process, particularly if there is lack of space for required upgrades to existing buildings, and leads to difficulty when the project valuation changes later in the building permit process. Therefore, the amendments eliminate the permit valuation applicability threshold.
o Addition of a new applicability threshold related to food and beverage uses that would trigger compliance with RRR standards and requirements as these uses produce high volumes of waste that could result in public health issues.
 Dimensional Standards
o Amendments eliminate the standard pertaining to “Large Residential, Nonresidential and Mixed-Use Development” that gives discretionary approval to the Director of Public Works to determine trash room dimensions, as this is not an objective standard or process. As State law requires a jurisdiction to review projects with objective standards, the amendments minimally revise dimensional standards and remove the maximum threshold to address larger projects to provide greater transparency and objectivity to RRR standards. Additionally, these minor changes to the dimensional standards for trash enclosures are proposed to better align with new State law requirements pertaining to the addition of mandatory organics recycling and to prioritize public health and safety by ensuring bins can fully be contained within an enclosure.

Policy Questions
Citywide Expansion of Alcohol Exemptions Beyond the Downtown Staff is seeking feedback from the Commission on whether an AE permit would be acceptable for certain land uses proposed in areas outside of the Downtown area.

Similar to uses expanded in the Downtown, potential types of uses other than restaurants include bars, taprooms, cultural facilities, personal services, and retail sales. Staff recognizes that applicants are proposing hybrid businesses models compared to the traditional alcohol outlets that the citywide requirements are based on that potentially warrant a streamlined review process. The Commission may discuss whether this expansion would be appropriate in other commercial districts outside of the Downtown and provide direction on potential operational standards which could include alcohol service hours, considering such uses may be located in proximity to residential districts.
 Bar Establishments. As discussed earlier, staff proposes to allow bar establishments subject to a MUP instead of a CUP. An AE for a bar could have earlier closing hours consistent with restaurants, with the option for an operator to request later closing hours through a MUP. Although traditional bar establishments have become less frequent, there are newer business models that broadly fall under the bar category even though they are less likely to be associated with alcohol-related issues (see below).  Taproom & Wine Bars. A new land use classification that could be introduced if the Commission believes that the traditional bar establishment still warrants some form of discretionary review. This taproom and wine bar concept seeks to recognize recent businesses models in the City, including non-traditional bar establishments such as wine bars and tasting rooms that currently require CUPs, even though their uses are normally not associated with alcohol-related issues.

Taprooms are traditionally establishments where breweries can serve its beer to customers. Taprooms may feature locally produced beverages and can include a retail component of such featured beverages for off-site consumption. Wine bars are establishments primarily serving wine by the bottle or glass, excluding wine shops with ancillary tasting.

Taprooms and wine bars would be similar to a bar establishment; however, could be considered less intensive by limiting the type of alcohol to beer, wine, and similar malt beverages only, with spirits strictly prohibited. Taprooms and wine bars could be restricted to the same AE operating hours as a restaurant with alcohol service (12 AM closing). This new use classification could be an alternative to providing flexibility to those types of establishments that do not operate as the traditional bar establishment even though they are defined as such.

Recent examples of businesses that could fall into this new land use category include the following:
o Juneshine on Main Street, which provides patrons with a variety of beverages (primarily known for hard kombucha) and includes an ancillary retail component, was required to obtained an alcohol CUP because they do not have an onsite food component whereas an AE could be warranted given its operations and beverage service type.
o Aja Vineyards on 2nd Street in the Downtown recently opened a wine tasting bar supportive of the retail of their locally produced wines with the assistance of an AE pursuant to the Downtown IZO which was critical for the business opening in Santa Monica.  Cultural Facilities. Cultural facilities include performing art centers for theater and music, art galleries, and museums. Requests would include ancillary alcohol service to patrons during performances or events. These types of uses are normally not associated with alcohol-related issues and standardized operational standards could be achieved. The Broad Stage and the Crow comedy club are examples of establishments that have obtained alcohol permits through a CUP.
 Instructional Services: Uses in this classification include, but not limited to, specialized programs in personal growth and development, typically in a classroom setting. Typical uses include classes or instruction in music, health, athletics, art, or academics. While not typical for these uses to engage in providing ancillary alcohol service, a recent art instruction studio (Splatter Studios) located in the Downtown recently qualified for an exemption under this category under the Downtown IZO’s expanded uses.  General Personal Services. Uses in this classification include, but are not limited to, barber shops, beauty salons, and day spas with massage.

While not their primary, business such as these sometimes like to include alcoholic beverages to their clients while services are provided.  Retail Sales: Small-Scale; Medium-Scale. This would apply to retail businesses such as a wine shop or general retailer with a smaller selection of beverages sold for off-site consumption with ancillary tasting, or a retailer that may offer wine to accompany customer visits or during promotional events. Divine Vintage on Montana Avenue is a recent example of a hybrid clothing retailer with a small retail selection of wines with ancillary tasting who changed their business model to include food so they could qualify for an AE. These businesses currently require a CUP, despite their primary function being for the retail sales of non-alcoholic products and are establishments not generally associated with alcoholrelated issues. This category excludes liquor stores and convenience markets which typically still require CUP in most districts outside of the Downtown.

In all instances, the Planning Commission may add additional standard conditions of approval for each use, such as alcohol service hours, noise mitigating requirements, or specific areas to include or exclude. It should be noted that any conditions proposed would apply across the board for any business that falls within the use classification being regulated.

The proposed changes within both the Downtown and citywide districts intend to address restrictive land use limitations that have shown to impact the feasibility of new businesses from opening in Santa Monica. These changes seek to provide similar zoning flexibility currently provided for the Downtown that has been critical for new and existing businesses since the start of the pandemic.

Based on the information above, below is a summary of three policy questions staff have for the Commission related to alcohol use.

Policy Question #1 – Would expanding Alcohol Exemptions for bar establishments be appropriate outside of the Downtown?
What this means:
 This would expand the AE process for bar establishments to the commercial boulevards, employment districts (IC, OC, HMU), neighborhood commercial (Main, Montana, Pico, Ocean Park), and the Bergamot area.  This option would require establishing operational standards for bars including, but not limited to, alcohol service hours. Currently, there are standards established for bar uses for the Downtown with service hours until 2 AM. The Commission should discuss appropriate service hours for these citywide uses.  No Taproom and Wine Bar classification is necessary since such establishments would fall within bar classification.

Options:

1. YES, expand Alcohol Exemption permits for bars outside of the Downtown.

If this option is selected, the Commission should provide direction for such operational standards as hours of service (potentially aligning with standards for restaurants)

2. NO, do NOT expand Alcohol Exemption permits for bars outside of the downtown
Policy Question #2 – Would establishing a new Taproom and Wine Bar land use classification warrant an Alcohol Exemption permit both within the Downtown and citywide?
What this means:
 This option requires the creation of a new land use classification and allows the exploration of a more restrictive bar use by-right, outside of the Downtown.  This would expand the AE process for Taproom and Wine Bar establishments to the commercial boulevards, employment districts (IC, OC, HMU), neighborhood commercial (Main, Montana, Pico, Ocean Park), and the Bergamot area.
 While this new land use is not required if the Commission gives the policy direction to expand Alcohol Exemptions to bars, staff would still like to receive direction for City Council purposes.

Options:

1. YES, establish a new Taproom and Wine Bar land use classification and allow the applicable uses to be eligible for an Alcohol Exemption with similar standards that are applied to restaurants.

2. NO, do NOT create a new taproom and wine bar land use classification.

Policy Question #3 – Would expanding Alcohol Exemptions for cultural facilities, instructional services, personal services, and retail establishments be appropriate citywide outside the Downtown?
What this means:
 This would expand the AE process for such establishments to the commercial boulevards, employment districts (IC, OC, HMU), neighborhood commercial (Main, Montana, Pico, Ocean Park), and the Bergamot area.  This option would require establishing operational standards for each use. including but not limited to, alcohol service hours. Currently, there are standards established for each of these uses for the Downtown with service hours until 2 AM.

Options:

1. YES, expand Alcohol Exemption permits for cultural facilities, instructional services, general personal services, and retail establishments outside of the Downtown. If this option is selected, the Commission should provide direction for such operation standards as hours of service (potentially aligning with standards for restaurants)

2. NO, do NOT expand Alcohol Exemption permits for cultural facilities, instructional services, general personal services, and retail establishments outside of the downtown
Environmental Analysis
The proposed amendments to interim zoning regulations previously established and current the zoning regulations as described above are categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Sections 15301 of the CEQA Guidelines. Section 15301 of CEQA Guidelines provides (Class 1 Existing Facilities) exemption for the operation, repair, maintenance, permitting, or minor alteration of existing public or private structures, facilities, mechanical equipment or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Projects that fall into this class of exemption include alterations to existing streets, sidewalks, gutter, bicycle facilities, and other similar facilities and additions of safety or health protection during for use in conjunction with existing facilities. The proposed amendments would allow for flexibility in land uses for the Downtown. No expansion of the existing land uses is proposed.

Therefore, the proposed amendments qualify under the Class 1 exemption.

Alternative Actions:

In addition to the recommended action, the Planning Commission could consider the following with respect to the proposed amendments:

A1. Revise the proposed amendments and recommend adoption to City Council.

A2. Recommend that the City Council not adopt the proposed amendments.

Text Amendment Findings

1. The proposed amendments are consistent with the General Plan and any applicable Specific Plans in that they will support Downtown’s role as a visitor destination and economic center by encouraging uses that support local business retention and promote new business opportunities within the Downtown. Citywide amendments are consistent with LUCE Policy E1.1 which states to make land use decisions that respond to changing market conditions and meet the needs of City residents and visitors.

2. The proposed amendments to the text of the Zoning Ordinance are consistent with the purpose of the Zoning 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 amendments will address the needs of the business community and residents and support businesses by simplifying land use standards and streamlining review procedures.

Prepared by: Steve Mizokami, Principal Planner
Cary Fukui, Acting Principal Planner
Becky Jones, Associate Planner
Attachments
A. Resolution Number 26-001 (PCS), A Resolution of the Planning Commission of the City of Santa Monica Recommending that the City Council: (1) Permanently Adopt Economic Recovery Interim Zoning Ordinance 2825 (CCS); and (2) Amend the Text of Article 9 of the Santa Monica Municipal Code to Promote Economic Recovery and Increase Land Use Flexibility in the City’s Downtown and Citywide areas by Streamlining, Simplifying, and Modifying Land Uses and Limitations, Updating Standards for Specific Uses and Activities, Including, But Not Limited to, Alcohol Permits and Review, Modifying Definitions, Adding Flexibility for Certain Non-Conforming Uses, Adjusting Standards Regarding the Applicability of Resource Recovery and Recycling Requirements and Trash Enclosure Dimensional Standards, and Making Other Minor Changes, Corrections, Clarifications, and Clerical Amendments.

B. Comparison of District Land Use Tables for General Retail C. Current Interim Zoning Ordinance 2825 (CCS) – September 9, 2025