1 City Council Meeting: July 14, 2026 Santa Monica, California RESOLUTION NUMBER _________ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA AMENDING THE TEXT OF THE DOWNTOWN COMMUNITY PLAN
TO EFFECTUATE THE GOALS OF THE REALIGNMENT PLAN, INCLUDING, BUT
NOT LIMITED TO, AMENDMENTS TO MAXIMIZE THE POTENTIAL OF CITY-OWNED
SITES IN THE DOWNTOWN AND GATEWAY MASTER PLAN AREAS
WHEREAS, Downtown Santa Monica (“Downtown”) is one of Los Angeles County’s most recognizable city centers; and
WHEREAS, framed by the Santa Monica Bay and mountains, the Downtown is located centrally at the western edge of the city, providing convenient retail, entertainment, and employee destinations for all the City’s neighborhoods; and WHEREAS, with its unique location, the Downtown serves as the heart of the local community, making it a destination not only for locals and Angelenos who see a vibrant, exciting, and urban-scale ambiance, but also for world travelers who come here to enjoy easy access to beaches, hotel accommodations, culture, shopping, and the larger region; and
WHEREAS, on July 25, 2017, the City Council of the City of Santa Monica (“City Council”) adopted the Downtown Community Plan (“DCP”) which sets forth the City’s vision of Downtown as a high quality, mixed-use district offering opportunities as a major public space framed by a mix of retail, restaurants, services, and housing that form unique experiences enjoyable to both residents and visitors; and 2 WHEREAS, the Zoning Ordinance includes land use regulations governing the Downtown Plan area, that respond to the DCP’s vision and principals, and that direct future development within the Downtown Plan area; and
WHEREAS, the DCP identifies the area adjacent to the 1-10 freeway as a “Gateway” possessing conditions that necessitate special considerations regarding development standards and regulations; and
WHEREAS, the DCP identifies a future effort, the Gateway Master Plan, which would identify critical improvements, provide a framework for orderly development of currently vacant or underutilized areas, and explore various funding models for implementation, which would potentially include participation by properties within the Gateway Master Plan area; and
WHEREAS, the Gateway Master Plan area is generally bound by 5th Street, Colorado Avenue, and the I-10 Freeway; and
WHEREAS, the Gateway Master Plan planning process was initially scheduled to be completed in 2021, but was delayed due to the novel coronavirus (“COVID-19”) and other City emergencies and priorities; and
WHEREAS, with the City Council’s adoption of the Fiscal Year 2025-2027 Operating Biennial Budget in June 2025, the City Council affirmed its commitment to various Strategic Priorities, including, but not limited to promoting economic opportunity and growth; endorsing affordable, livable, and secure housing for all; using the City’s real estate strategically; developing distinct business attraction and retention strategies; and activating our public spaces with signature events; and 3 WHEREAS, in line with these goals, City Council adopted its Realignment Plan on October 28, 2025, which prioritizes: (1) developing affordable, livable, and secure housing by, among other things: (a) focusing housing development in the Downtown; and (b) incentivizing future development along the Boulevards that remains compatible with existing neighborhoods through local incentives and without jeopardizing Housing Element compliance; and (2) strategic use of City’s land assets and removing artificial land value constraints, which includes, but is not limited to: (a) reassessing development standards, land uses and processes for City-owned parcels in the Downtown and Gateway Master Plan sites; (b) regulatory adjustments for City-owned parcels and for Gateway Master Plan sites; and (c) providing more flexibility to maximize community benefit from City-owned sites and support economic opportunity and growth and developing housing opportunities; and
WHEREAS, as the commercial and economic landscape evolves, Downtown’s economic recovery and competitive advantage will depend on its ability to deliver on a diverse range of uses and access to a broad range of housing options; and WHEREAS, the City’s Strategic Priority regarding developing affordable, livable, and secure housing for all includes expanding affordable housing options, stabilizing the Housing Trust Fund, and pursuing equity-based housing initiatives; and WHEREAS, consistent with these Strategic Priorities, the Realignment Plan, and important government interests, the City seeks to revive the “Gateway” concepts in the DCP while also allowing the City to be more strategic regarding the use of City-owned parcels that meet the goals for housing production and also provides flexibility for other uses; and
4 WHEREAS, amendments to the DCP include, but are not limited to, providing flexibility in development standards, land uses, and processes for the City to manage its real estate assets in the Downtown area in alignment with the strategic objective of economic opportunity and growth; and
WHEREAS, amendments to the DCP also provide more flexibility in development standards, including, but not limited to, height and floor area ratio, and uses for public and private parcels within the former Gateway Master Plan area in order to support the strategic objectives of economic opportunity and growth and developing housing opportunities for all; and
WHEREAS, the amendments will allow the City to maximize land residual revenues through redevelopment or joint-venture opportunities at all City-owned parcels; and
WHEREAS, in line with the goals for maximizing economic potential of City-owned Downtown sites; amendments include exempting some or all City-owned Downtown sites from the Zoning Ordinance and providing added flexibility to maximize community benefits of these valued sites; and
WHEREAS, the amendments also include other minor changes, corrections, and clarifications as necessary; and
WHEREAS, on May 6, 2026, in accordance with Santa Monica Municipal Code Section 9.45.060(A), the Planning Commission adopted a Resolution of Intention, Resolution Number 26-007 (PCS), declaring its intention to consider recommending to the City Council that the City Council amend the text of the DCP consistent with the City’s Realignment Plan including, but, not limited to, amendments necessary to provide for (1) 5 focusing housing development in the downtown; and (2) maximizing the potential of cityowned sites in the Downtown and Gateway Master Plan sites; and WHEREAS, on June 17, 2026, the Planning Commission conducted a duly noticed public hearing to consider recommending to the City Council that the City Council amend the text of DCP; and
WHEREAS, at the June 17, 2026 hearing, after considering all oral and written testimony, the Planning Commission adopted Resolution Number 26-009 (PCS), recommending to the City Council that the Council amend the text of the DCP to maximize the potential of city-owned sites in the Downtown and Gateway Master Plan sites as noted herein, and the Planning Commission continued discussion for additional amendments regarding Downtown housing developments to allow for additional discussion; and WHEREAS, City Council now desires to amend the text of the DCP to maximize the potential of city-owned sites in the Downtown and Gateway Master Plan sites.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. City Council hereby amends the text of the Downtown Community Plan to maximize the potential of city-owned sites in the Downtown and to make other minor changes, corrections, and clarifications as necessary, as set forth in Exhibit A. In amending the Downtown Community Plan, the City Council hereby finds and declares that, for the reasons articulated above, and in the staff report dated July 14, 2026:
The amendments to the text of the Downtown Community Plan are consistent with the General Plan in that the removal of constraints on City-owned land and expansion of development potential on Gateway sites allows for increased economic and 6 redevelopment opportunities, as well as the ability to maximize community benefits, as these sites represent significant public assets and place making opportunities on strategic locations in the Downtown. Specifically, the Downtown Community Plan envisions the downtown core as a high quality, mixed-use district offering opportunities for housing, jobs, arts and culture, local-serving retail, innovative businesses, and gathering spaces, as well as the economic center for the City. Amendments pertaining to City-owned sites provide the greatest level of flexibility to ensure that public land can be strategically maximized for creative proposals, reinvestment, and community benefit. Amendments related to Gateway sites, which serve as an important entry point into the heart of downtown, provide increased opportunity for transformative projects due to their visibility, size, proximity to transit, and potential to accommodate significant investments that align with the vision identified for this area in the Downtown Community Plan. Therefore, as the amendments aim to focus and expand future growth within the downtown, where proximity to employment, transit, services, and amenities can support sustainable development patterns to continue to address the city’s housing goals and economic advancement, they are consistent the existing goals, policies, standards, and regulations in the General Plan that promote public health, safety, and welfare.
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 TONGELN
City Attorney
7 EXHIBIT A
1 Chapter 2, Section 2A.2, Page 25
Table 2A.1 Gateway Master Plan Sites
GATEWAY SITES
120 Colorado Avenue (Wyndham)
302 Colorado Avenue (Sears)
402 Colorado Avenue/1640 5th Street (Downtown Station Site 1334 5th Street (Big Blue Bus Site)
Chapter 2, Section 2A.4, Page 29
Projects on Gateway Sites
Projects on Gateway Sites provide unique opportunities for economic growth. Therefore, non-housing projects up to 30,000 SF and housing projects on these sites shall be processed through an Administrative Approval. Non-housing projects greater than 30,000 SF shall be processed through a Development Agreement.
Chapter 4, Section 9.10.030, Page 176
9.10.030 Applicability and Relationship to Santa Monica Municipal Code and Other Regulations A. Applicability. The Downtown Community Plan establishes the area’s regulations and standards and shall guide all land use and development and circulation-related decision-making processes for the Plan area.
B. Relationship to Santa Monica Municipal Code and Other Regulations.
1. General. If provisions in the Downtown Community Plan and Article 9 of the Santa Monica Municipal Code (“Zoning Ordinance”) are in conflict, the provisions in the Downtown Community Plan shall be applied. Where land use regulations, development standards, administrative regulations, and general terms and definitions are not specifically addressed by the Downtown Community Plan, Article 9 of the Santa Monica Municipal Code (“Zoning Ordinance”) shall be applied. Land use regulations for DCP land use districts may be found in Chapter 9.10 of the Zoning Ordinance. 2 a. Projects that include affordable housing on City-Owned properties shall be exempted from the Downtown Community Plan and Zoning Ordinance pursuant to Section 9.01.040(A)(1)(d) and (e).
Chapter 4, Section 9.10.50 , Page 177
9.10.050 Application Thresholds Table
Housing Project All Other Projects Projects on Gateway Sites Administrative
Approval
Subject to Chapter 9.39,
Administrative Approval Less than 10,000 sf
Non-housing projects up to
30,000 sf and housing
projects subject to Chapter
9.39, Administrative
Approval
Development
Review Permit
Subject to Chapter 9.40,
Development Review Permit 10,000 - 30,000 sf ---
Development
Agreement N/A Greater than 30,000 sf --- Non-housing projects greater than 30,000 sf Chapter 4, Section 9.10.060, Page 178
Table 4.2 Development Standards – Downtown Districts
Standard LT
(East)
LT
(West) NV BC(Promenade)
BC
(2nd & 4th
Streets)
TA OT WT Additional Regulations
Parcel and Intensity Standards
Minimum Parcel Size (sq. ft.) 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 Minimum Parcel Width (ft.) 50 50 50 50 50 50 50 50
Minimum Parcel Depth (ft.) 150 150 150 150 150 150 150 150 3 Maximum FAR SMMC Section
9.04.080,
Determining FAR
Housing Projects 3.00 3.00 4.00 3.00 3.50 4.00 3.00 3.25 SMMC Section
9.31.195, Multiple-Unit
Dwelling Projects
100% Affordable
Housing Projects 3.50 3.50 4.50 3.50 4.0 4.50 3.5 3.75
Projects on Gateway
Sites
----- 5.0--
Tier 1 1.25 1.25 1.75 1.75 1.75 1.75 1.75 1.5
Tier 2
1.75 2.25 2.75 2.75 3.0 3.0 2.25 1.75
SMMC Section
9.10.070, Project
Requirements for Tier2
and Tier 3 Projects
Tier 3
----- 3.5--
SMMC Section
9.10.070, Project
Requirements for Tier2
and Tier 3 Projects
Building Form and Location
Maximum Building Height (ft.)
SMMC Section 9.04.050,
Measuring Height
Housing Projects 65’ 65’ 84’ 65’ 65’ 84’ 65’ 70’
100% Affordable
Housing Projects 75’ 75
’ 94’ 75’ 75’ 94’ 75’ 80’
Projects on Gateway
Sites
----- 130’--
Tier 1
32’ 32’ 32’ 32’ 32’ 32’ 32’ 32’ SMMC Section
9.31.195, Multiple-Unit
Dwelling Projects
Tier 2 40’ 50’ 60’ 60’ 60’ 60’ 50’ 40’
Tier 3----- 84’--
4 Chapter 4, Section 9.10.060(C), Page 184-185
C. Building Modulation Standards
2. Minimum Required Stepbacks Above Ground Floor
b. Districts with 84 Feet Maximum Allowable Height Limit and Projects on Gateway Sites. Minimum required stepbacks from the building frontage line are established above the ground floor. The Minimum Required Stepback Above the Ground Floor and below 60 feet shall be 15% of the front façade area.
Stepbacks shall be a minimum of 5 feet and are not required to be open to the sky. Projections into the required stepbacks are permitted pursuant to 9.10.120(A).
3. Minimum Upper Level Stepbacks
b. Districts with 84 Feet Maximum Allowable Height Limit and Projects on Gateway Sites. Minimum required stepbacks from the building frontage line are established for the upper levels of proposed buildings.
The Minimum Upper Level Stepback above 60 feet shall be 35% of the front façade area. Stepbacks shall be a minimum of 5 feet and are not required to be open to the sky. Projections into the required stepbacks are permitted pursuant to 9.10.120(A).
Height Transitions
to Residential
Districts
See (A)
(1)
See (A)
(1) N/A N/A N/A N/A N/A See (A)(1)
SMMC Section 9.21.060,
Height Exceptions
Minimum Ground Floor
Height
11’
5 Chapter 4, Section 9.10.100, Page 196-197
9.10.100 RESERVED GATEWAY MASTER PLAN INTERIM STANDARDS All projects on parcels within the Gateway Master Plan area may request Tier 2 development standards until the completion of the Gateway Master Plan, or until January 1, 2021, whichever comes first.