1 City Council Meeting: September 22, 2026 Santa Monica, California ORDINANCE NUMBER _______ (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY OF SANTA MONICA CITY COUNCIL TO AMEND THE
TEXT OF THE ZONING ORDINANCE TO INCREASE DEVELOPMENT STANDARDS FOR PARCELS LOCATED WITHIN THE R1 (SINGLE UNIT RESIDENTIAL) ZONING DISTRICT AND THE AREA BOUNDED BY THE I-10 FREEWAY TO THE SOUTH,
DORCHESTER AVENUE TO THE WEST, EXPOSITION BOULEVARD TO THE
NORTH, AND CENTINELA AVENUE TO THE EAST TO ALLOW FOR THE
EXCLUSION OF CERTAIN SITES THAT ARE LOCATED WITHIN ONE-HALF MILE OF THE EXPO/BUNDY STATION FROM SENATE BILL (SB) 79 IMPLEMENTATION UNTIL ONE YEAR FOLLOWING THE ADOPTION OF THE 7TH CYCLE (2029-2037) HOUSING ELEMENT OF THE CITY’S GENERAL PLAN
WHEREAS, California faces a housing shortage both acute and chronic, particularly in areas with access to robust public transit infrastructure; and WHEREAS, building more homes near transit access reduces housing and transportation costs for California families, and promotes environmental sustainability, economic growth, and reduced traffic congestion; and
WHEREAS, public transit systems require sustainable funding to provide reliable service, especially in areas experiencing increased density and ridership; and WHEREAS, the State does not invest in public transit service to the same degree as it does in roads, and the State funds a smaller proportion of the State’s major transit agencies’ operations costs than other states with comparable systems; and WHEREAS, transit systems in other countries derive significant revenue from transit-oriented development at and near their stations; and WHEREAS, on October 10, 2025, Governor Newsom signed Senate Bill 79 (“SB 79”), the Abundant and Affordable Homes Near Transit Act, which became effective on July 1, 2026; and
2 WHEREAS, in adopting SB 79, the Legislature made findings and declarations, including that the State faces a housing crisis of availability and affordability, in large part due to a severe shortage of housing, and solving the housing crisis therefore requires a multifaceted, statewide approach, including, but not limited to, encouraging an increase in the overall supply of housing, encouraging the development of housing that is affordable to households at all income levels, removing barriers to housing production, expanding homeownership opportunities, and expanding the availability of rental housing; and
WHEREAS, SB 79 requires cities to permit, as an allowable use, housing development projects that meet applicable standards and are located within a half mile distance of a major transit stop, as defined, on any site zoned for residential, mixed use, or commercial development; and
WHEREAS, SB 79 further provides guaranteed height, density, and FAR standards for eligible housing projects near Transit-Oriented Development (“TOD”) stops and additional concessions beyond State Density Bonus Law; and WHEREAS, although SB 79 has certain mandated requirements, it provides flexibility and a measure of local control to jurisdictions with respect to its implementation; and
WHEREAS, on April 15, 2026, the Planning Commission conducted a study session wherein staff presented an overview of SB 79 including its impact on Santa Monica and three implementation options permitted under SB 79: 1) implementation of SB 79 on July 1, 2026; 2) a temporary exclusion of certain sites in transit-oriented zones, 3 as defined, until 2030, one year after adoption of the City’s 7th Cycle (2029-2037) Housing Element; and 3) adoption of a TOD Alternative Plan; and WHEREAS, at the conclusion of the study session, the Commission voted unanimously to recommend that City Council direct staff to pursue adoption of an ordinance to temporarily exclude sites to allow time to adopt a TOD Alternative Plan; and WHEREAS, on April 28, 2026, the City Council conducted a study session to review the same implementation options for SB 79, including the Planning Commission’s April 15, 2026 recommendations to the Council, and directed staff to proceed with adopting a temporary exclusion ordinance until such time a TOD Alternative Plan could be implemented; and
WHEREAS, on April 28, 2026, in accordance with Santa Monica Municipal Code Section 9.46.030(A), the City Council further adopted a Resolution of Intention, Resolution Number 11755 (CCS), declaring its intention to direct the Planning Commission to initiate the process of amending the text of the Zoning Ordinance to effectuate the requirements of Senate Bill 79; and
WHEREAS, on June 17, 2026, the Planning Commission conducted a duly noticed public hearing, and after considering all oral and written testimony, adopted Resolution Number 26-008 (PCS), which recommended that the City Council amend the text of the Zoning Ordinance to exclude certain sites from Senate Bill (SB) 79 implementation until 2030, one year following the adoption of the 7th Cycle (2029-2037) Housing Element, and to increase development standards for targeted parcels in the multi-unit residential zoning districts within one-half mile of the Metro E Expo/Bundy station, based on the findings set forth therein; and
4 WHEREAS, adoption of an ordinance that temporarily excludes certain sites from SB 79 implementation will, among other things, ensure that the City’s local implementation of SB 79 does not conflict with local land use initiatives and environmental concerns; and
WHEREAS, until such an ordinance is adopted, the City is prohibited from imposing certain height, density, and floor area ratio limits for eligible housing projects located within a half mile of a TOD stop; and
WHEREAS, implementing temporary exclusions to delay implementation of increased development standards mandated by SB 79 to one year after adoption of the 7th Cycle Housing Element protects the public health, safety and welfare; and WHEREAS, on July 2, 2026, as required by SB 79, the Southern California Association of Governments (“SCAG”), as the region’s metropolitan planning organization, adopted draft map of designated TOD stops and zones; and WHEREAS, the City conducted modeling analyses based on the SCAG map to evaluate sites within the City that are eligible for temporary exclusion pursuant to the criteria in Government Code Section 65912.161(b)(1); and WHEREAS, on July 14, 2026, the City Council conducted a duly- noticed public hearing to consider an ordinance to amend the text of the Zoning Ordinance to exclude certain Sites from Senate Bill (SB) 79 implementation until one year following the adoption of the 7th Cycle Housing Element, and to increase development standards for parcels zoned Multi-Unit Residential that are located within one-half mile of the Metro E Expo/Bundy Station; and
5 WHEREAS, during the public hearing, the City Council discussed potential displacement risks on multiple-unit zoned parcels in the Expo/Bundy TOD zone; and WHEREAS, after considering all oral and written testimony, the City Council introduced for first reading an ordinance to amend the text of the Zoning Ordinance to exclude certain sites from SB 79 implementation until one year following the adoption of the 7th Cycle Housing Element, excluding increasing development standards for parcels located within the Expo/Bundy TOD Zone; and
WHEREAS, the City Council further directed staff to return with options to increase development standards for all, or a selected group, of parcels zoned R1 (Single-Unit Residential) that are located within the Expo/Bundy TOD zone to satisfy the criteria for exclusion from SB 79 implementation; and
WHEREAS, on July 28, 2026, the City Council adopted Ordinance Number 2861 (CCS) to temporarily delay applicability of SB 79 on qualifying sites until one year following adoption of the 7th Cycle Housing Element (the “Exclusion Ordinance”); and WHEREAS, the Exclusion Ordinance temporarily excludes sites: (1) that permit density and residential floor area ratios at no less than 50 percent of SB 79’s minimum standards; (2) with designated historic resources; and (3) located in a transit-oriented development zone in which at least 33 percent of sites have permitted density and residential floor area ratio no less than 50 percent of the standards specified in SB 79 and which includes sites with densities that cumulatively allow for at least 75 percent of the aggregate density for the transit-oriented development zone, as specified; and WHEREAS, the City has and will continue to comply with SB 79’s purpose and intent, including, without limitation, building more homes near transit access, promoting 6 environmental sustainability, economic growth, reducing traffic congestion, and Affirmatively Furthering Fair Housing; and
WHEREAS, the additional time provided with adoption of the Exclusion Ordinance allows the City to make more informed, long-term land use decisions pending completion of a TOD Alternative Plan; and
WHEREAS, the Exclusion Ordinance allows the City to delay implementation of SB 79 in six of Santa Monica’s seven TOD zones because those areas are already zoned for sufficient housing capacity; and
WHEREAS, the Expo/Bundy TOD Zone does not currently meet the criteria for temporary exclusion pursuant to the Exclusion Ordinance; and WHEREAS, on July 28, 2026, consistent with Council direction given on July 14, 2028, the City Council conducted a study session to review options for increasing development standards for residentially-zoned parcels within one half mile of the Metro E Expo/Bundy Station to qualify the Expo/Bundy Transit-Oriented Development Zone for temporary exclusion pursuant to the Exclusion Ordinance; and WHEREAS, after reviewing all three options and discussing potential displacement risks, Council directed staff to proceed with increasing standards for parcels located within the R1 (Single-Unit Residential) zoning district and the area bounded by the I-10 Freeway to the south, Dorchester Avenue to the west, Exposition Boulevard to the north, and Centinela Avenue to the east, and return with amendments to the Zoning Ordinance consistent with that direction; and
WHEREAS, these parcels were selected for increased development standards as they are generally closest in walking distance to the Expo/Bundy station, are based on 7 clear geographical boundaries, and would minimize involuntary displacement risk of tenants on multiple unit zoned parcels; and
WHEREAS, on August 13, 2026, the City submitted its adopted Exclusion Ordinance to the California Department of Housing and Community Development for a 60-day review pursuant to Government Code Section 65912.160; and WHEREAS, on August 26, 2026, the City held an in-person and virtual community meeting at Santa Monica City Hall to provide information on SB 79, the Exclusion Ordinance, and the option to increase development standards for these selected R1- zoned parcels; and
WHEREAS, on September 8, 2026, the City Council conducted a duly noticed public hearing, and, after considering all oral and written testimony, the City Council desires to amend the text of the Zoning Ordinance to increase development standards for parcels located within the R1 (Single-Unit Residential) zoning district and the area bounded by the I-10 Freeway to the south, Dorchester Avenue to the west, Exposition Boulevard to the north, and Centinela Avenue to the east pursuant to Government Code Section 65912.161(b)(1); and
WHEREAS, the increase in development standards will allow the Expo/Bundy TOD Zone to be excluded from SB 79 implementation until one year following the adoption of the 7th Cycle Housing Element.
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 Zoning Ordinance related to parcels located within the R1 (Single-Unit Residential) zoning district and the area 8 bounded by the I-10 Freeway to the south, Dorchester Avenue to the west, Exposition Boulevard to the north, and Centinela Avenue to the east, to ensure that the Expo/Bundy TOD Zone meets SB 79’s temporary exclusionary requirements. In amending the text of the Zoning Ordinance, the City Council hereby finds and declares that, for the reasons articulated above, and in the staff report dated September 8, 2026:
1. The amendments to the text of the Zoning Ordinance are consistent with the General Plan and any applicable specific plan in that the amendments are required to implement an Exclusion Ordinance pursuant to SB 79 and are otherwise consistent with the goals and policies of the General Plan by helping to meet local housing goals and to facilitate more diverse housing choices in the City’s highest opportunity areas.
2. The amendments 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 are necessary to implement State law pertaining to SB 79 on qualifying parcels in order to help meet local housing goals and to facilitate more diverse housing choices in the City’s highest opportunity areas.
SECTION 2. Santa Monica Municipal Code, Chapter 9.06, Transit-Oriented Development Zones, is hereby amended as follows:
Chapter 9.06 Transit-Oriented Development Zones
9.06.010 Purpose
9 This Chapter, in accordance with Government Code Section 65912.160(e), exempts certain qualifying sites from the provisions of Senate Bill 79, the “Abundant and Affordable Homes Near Transit Act” (codified in California Government Code Sections 65912.155 through 65912.162), until one year following the adoption of the 7th Cycle (2029-2037) Housing Element of the City’s General Plan.
9.06.020 Exclusion of Eligible Sites from Increased Development Standards In accordance with Government Code Section 65912.161(b)(1), a parcel meeting any one of the following criteria shall be excluded from the provisions of Government Code Section 65912.157 until one year following the adoption of the 7th Cycle (2029-2037) Housing Element:
A. A parcel, as identified on the City’s Official Zoning Districting map, that permits density and residential floor area ratio at no less than 50 percent of the standards specified under subdivision (a) of Government Code Section 65912.157.
B. A parcel in a transit-oriented development zone, as defined by Government Code Section 65912.156(m), in which:
1. At least 33 percent of sites in the relevant transit-oriented development zone have permitted density and residential floor area ratio no less than 50 percent of the standards specified under subdivision (a) of Government Code Section 65912.157; and
2. Includes sites with densities that cumulatively allow for at least 75 percent of the aggregate density for the transit-oriented development zone specified under subdivision (a) of Section 65912.157.
C. A parcel with a Landmark, as defined by Section 9.56.030(j), designated as of January 1, 2025.
10 9.06.030 Director Authority
The Director, or designee, may issue and update maps identifying eligible sites meeting the criteria for temporary exclusion as set forth in Section 9.06.020 and Government Code Section 65912.161(b)(1), to ensure consistency with the transit-oriented development stops and zones map published by the Southern California Association of Governments pursuant to Government Code Section 65912.160(f).
9.06.040 Development Standards for Parcels located Within the Area Bounded by the I-10 Freeway to the South, Dorchester Avenue to the West, Exposition Boulevard to the North, and Centinela Avenue to the East and Within the R1 (SingleUnit Residential) Zoning District.
In addition to the land use regulations and development standards provided in Chapter
9.07, Single-Unit Residential District, Table 9.06.040, below, sets forth development standards for the construction of Multiple-Unit Dwellings on parcels located within the R1 District and that are located within the area bounded by the I-10 Freeway to the south, Dorchester Avenue to the west, Exposition Boulevard to the north, and Centinela Avenue to the east. These standards shall remain in effect until adoption of a Transit Oriented Development Alternative Plan pursuant to Government Code Section 65912.161, or as otherwise permitted under State law. Where provisions are not specifically addressed, the standards of the underlying zoning district shall apply.
TABLE 9.06.040: DEVELOPMENT STANDARDS FOR MULTIPLE-UNIT DWELLINGS—LOCATED WITHIN THE AREA BOUNDED BY THE I-10 FREEWAY
TO THE SOUTH, DORCHESTER AVENUE TO THE WEST, EXPOSITION
BOULEVARD TO THE NORTH, AND CENTINELA AVENUE TO THE EAST AND ON PARCELS WITHIN THE R1 (SINGLE-UNIT RESIDENTIAL) ZONING DISTRICT Standard R1 Additional Regulations
Parcel and Density Standards
Minimum Required Density
11 Multiple-Unit Dwelling 1 unit per 1,080 sq. ft.
of parcel area
Maximum FAR
Multiple-Unit Dwellings
meeting minimum required
density standard
1.25 Section 9.04.100,
Determining Floor Area Ratio
in Residential Zoning Districts
SECTION 3. Table 9.070.020 of the Santa Monica Municipal Code is amended as follows:
TABLE 9.07.020: LAND USE REGULATIONS—SINGLE-UNIT RESIDENTIAL
DISTRICTS
Use Classification R1 Additional Regulations
Residential Uses
Residential Dwelling Types
Accessory Dwelling Unit P Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Junior Accessory
Dwelling Unit
P Section 9.31.025, Accessory Dwelling
Units and Junior Accessory Dwelling Units
Multiple-Unit Dwelling L(1)/L(2) Section 9.31.195, Multiple-Unit Dwelling Projects
Duplex P Section 9.31.125, Duplexes and Lot Splits
on Parcels Zoned for Single-Unit
Residential
Senior Citizen MultipleUnit DwellingL(1) Section 9.31.195, Multiple-Unit Dwelling Projects
Single-Unit Dwelling P
Housing Types for Specific Needs
Employee Housing P
Family Day Care See sub-classifications below.
12 TABLE 9.07.020: LAND USE REGULATIONS—SINGLE-UNIT RESIDENTIAL
DISTRICTS
Use Classification R1 Additional Regulations
Large P Section 9.31.140, Family Day Care, Large
Small P
Residential Facilities See sub-classifications below.
Residential Care,
Limited
P
Hospice, Limited P
Supportive Housing P
Transitional Housing P
Public and Semi-Public Uses
Adult Day Care CUP
Child Care and Early
Education Facility
CUP Section 9.31.120, Child Care and Early
Education Facilities
Bed and Breakfast CUP Within Designated Landmarks only.
Section 9.31.090, Bed and Breakfasts
Community Assembly CUP Section 9.31.100, Community Assembly Community Gardens P
Park and Recreation
Facilities, Public
P
Schools, Public or Private CUP
Transportation, Communication, and Utilities Uses
City Bikeshare Facility P
Utilities, Minor P
Specific Limitations
(1) Permitted only on parcels with existing surface parking lots:
(a) Owned in whole or in part by a Community Assembly use in accordance with requirements of Section 9.31.196, Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking Lots; or
(b) Associated with existing multiple-unit dwellings or commercial uses in accordance with requirements of Section 9.31.197, Multiple-Unit Dwelling Projects Located on Residentially Zoned Surface Parking Lots. (2) Permitted only on parcels located within the area bounded by the I-10 Freeway to the south, Dorchester Avenue to the west, Exposition Boulevard to the north, and Centinela Avenue to the east.
13 SECTION 4: Table 9.070.030 of the Santa Monica Municipal Code is amended as follows:
TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
Parcel and Density Standards
Minimum Parcel Area (sq.
ft.)
5,000
Maximum Parcel Area (sq.
ft.)
See Section 9.21.030(B)
Minimum Parcel Width (ft.) 50 For parcels bounded by the centerlines of First Court Alley,
Seventh Street, Montana
Place North Alley, and
Adelaide Drive, the minimum
parcel width is 100 ft. and the
minimum parcel depth is 175
ft.
Minimum Parcel Depth (ft.) 100
Maximum Allowable
Density
1 unit per parcel Accessory Dwelling Units and
Junior Accessory Dwelling
Units shall be permitted as
provided in Section 9.31.125,
Accessory Dwelling Units and
Junior Accessory Dwelling
Units
A duplex shall be permitted as
provided in Section 9.31.125,
Duplexes and Lot Splits on
Parcels Zoned for Single-Unit
Residential
For parcels located within the
area bounded by the I-10
Freeway to the south,
Dorchester Avenue to the west,
Exposition Boulevard to the
north, and Centinela Avenue to
the east, see Section 9.06.040
for additional regulations.
Maximum FAR Section 9.04.100, Determining
Floor Area Ratio in Residential
Zoning Districts
For parcels located within the
area bounded by the I-10
Freeway to the south,
Dorchester Avenue to the west,
14 TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
Exposition Boulevard to the
north, and Centinela Avenue to
the east, see Section 9.06.040
for additional regulations.
One-story structure less
than 18 ft. in height
0.5 For parcels less than 5,000
sq. ft., a maximum FAR
equaling 2,500 sq. ft. shall be
permitted.
One-story structure 18 ft.
or more in height
0.45 For parcels less than 5,000
sq. ft., a maximum FAR
equaling 2,250 sq. ft. shall be
permitted.
Two-story structure 0.45 For parcels less than 5,000
sq. ft., a maximum FAR
equaling 2,250 sq. ft. shall be
permitted.
Two-story structure 0.45 For parcels less than 5,000
sq. ft., a maximum FAR
equaling 2,250 sq. ft. shall be
permitted with no more than
1,125 sq. ft. allowable on the
second story.
Existing structure with
addition (Applies to
projects that do not result
in a demolition as defined
in Chapter 9.25,
Demolition and
Relocation.)
0.55 For parcels less than 5,000
sq. ft., a maximum FAR
equaling 2,750 sq. ft. shall be
permitted with no more than
1,375 sq. ft. allowable on the
second story.
Building Form and Location
Maximum Number of
Stories
2 Maximum Building Height
(ft.)
Section 9.04.050, Measuring
Height
Parcels up to 20,000 sq. ft.
in area
28 ft
with no wall height above
23 ft.
Walls associated with roof
structure design such as gables
and dormers are permitted
above 23 ft., provided such
walls comply with upper-story
stepback requirements.
Parcels greater than
20,000 sq. ft. in area and
with a front parcel line at
least 200 ft. in length
• 28 ft. for flat roof
• 32 ft. for pitched roof
15 TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
Projections into Height
Limits
See Section 9.21.060,
Height Projections
Minimum Setbacks (ft.)
Front Per Official Districting
Map or 20 ft. if not
specified
Side - One-story structure
less than 18 ft. in height
10% of parcel width or 3.5
ft., whichever is greater,
but no more than 15 ft.
required
Side - Aggregate of both
sides for a two-story
structure or one-story
structure 18 ft. or more in
height
30% of parcel width, but
no more than 45 ft.
required and each side
shall be at least 10% of
the parcel width or 3.5 ft.,
whichever is greater
The aggregate side setback
requirement does not apply to
the following:
• New structures on parcels
that are 45 ft. or less in
parcel width;
•Additions to existing
structures on parcels that are
less than 50 ft. in width; or
•Structures on parcels less
than 5,000 sq. ft.
Rear 15 ft. from rear parcel line
Additional Minimum
Stepbacks for Upper
Stories
Front Upper-Story
Stepback
The sum of all stepback
areas along the entire
front building elevation
shall be at least 1% of
total parcel area and
comply with the
requirements below.
However, if the entire
upper story is set back
at least 3% of total
parcel depth from the
required front setback,
no front upperstory
stepback is required.
• Each stepback area
shall begin at the
required front setback
and shall comply with
the following:
○ The minimum
stepback depth
16 TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
shall be 3% of total
parcel depth and
shall be measured
from the required
front setback.
○ The maximum
stepback depth
shall be 6% of total
parcel depth and
shall be measured
from the required
front setback.
○ Any stepback depth
beyond 6% of total
parcel depth shall
not be included in
calculating
compliance with
this standard.
• Any stepback area
used to comply with a
side upper-story
stepback requirement
shall not be included in
calculating compliance
with this standard.
Side Upper-Story
Stepbacks
The sum of all stepback
areas on each side
building elevation shall
be at least 1% of total
parcel area and comply
with the requirements
below. However, if the
entire upper story is set
back at least 20% of
total parcel width from
the side parcel line, no
side upper-story
stepback is required for
the subject elevation.
• Each stepback area
shall begin at each
respective minimum
side setback line and
shall comply with the
17 TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
following:
○ The minimum
stepback depth
shall be 20% of total
parcel width and
shall be measured
from the side parcel
line.
○ The maximum
stepback depth shall
be 25% of total
parcel width and
shall be measured
from the side parcel
line.
○ Any stepback
depth beyond 25%
of total parcel width
shall not be
included in
calculating
compliance with
this standard.
• Any stepback area
used to comply with a
front upper-story
stepback requirement
shall not be included in
calculating compliance
with this standard.
Sides—All portions of
buildings exceeding 23 ft.
in height
• No portion of a building
other than a permitted
projection shall
intersect a plane
commencing at 23 ft. in
height at the minimum
side setback that
extends at an angle of
45-degrees from the
vertical toward the
interior of the site.
• The 23 ft. height
measurement shall be
taken from the same
reference grade as
18 TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
determined for the
subject site pursuant to
Section 9.04.050.
Upper-Story Outdoor
Space
Maximum size of
individual balcony, terrace,
deck, first-story roof deck,
or similar outdoor space
3% of parcel area or 300
sq. ft., whichever is less
Individual balconies, terraces,
decks, first-story roof decks, or
similar outdoor spaces larger
than 100 sq. ft. located in the
rear half of the parcel shall be
set back a minimum distance of
20% of the parcel width from
the side parcel lines.
Maximum size of roof deck
above second story
3% of parcel area or 300
sq. ft., whichever is less
Maximum of 1 per dwelling unit,
which shall be set back a
minimum of 7 ft., measured
from minimum setbacks.
Openness and Use of
Setbacks
Maximum Front Setback
Paving (% of required
front setback area)
Parcels 25 ft. or more in
width
50%
Parcels less than 25 ft. in
width
60%
Building Projections into
Setbacks
See Section 9.21.110,
Projections from
Buildings into Minimum
Setbacks and Daylight
Plane
Excavation for Lightwells,
Stairwells, and Access to
Subterranean Garages
and Basements
Basements and
subterranean garages
No basement or
subterranean garage
shall extend into any
setback area, except for
any basement or garage
located beneath an
accessory building
which is otherwise
permitted within a
setback area, if such
19 TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
basement, semisubterranean, or
subterranean garage is
located at least 5 ft.
from any parcel line
Lightwells and stairwells • Side and rear
setbacks may be
utilized for lightwells
or stairways to belowgrade area
•Excavated areas shall
be set back a
minimum of 10% of
the parcel width from
any parcel line
measured to the
interior wall surface of
these excavated
areas
• For parcels where the
aggregate side setback is not
required, up to a total of 50
sq. ft. within the side and rear
setbacks may be utilized for
lightwells or stairways to
below-grade areas.
• Retaining walls shall not be
included in calculations for
these excavated areas.
Excavation for access Excavation in the front
setback area for a
driveway, stairway,
doorway, or other such
element for access
purposes shall be no
deeper than 3 ft. below
existing grade
Vehicle Accommodation
Parking • See Sections 9.28.070, Location of Parking
• Section 9.28.120, Parking Design and Development
Standards
Driveways • On parcels less than 100 ft. in width, no more than one driveway permitted
• See Section 9.28.120, Parking Design and Development
Standards
Incentives for Retention of Existing Homes
Building Additions Section 9.21.170, Building Additions Extending into Minimum Side Setbacks
Modifications to
Development Standards
Chapter 9.43, Modification and Waivers
Architectural Review
Architectural Review See Section 9.07.030(A)
20 TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT
RESIDENTIAL DISTRICT
Standard R1 Additional Regulations
Additional Standards
Accessory Buildings and
Structures
Section 9.21.020, Accessory Buildings and Structures
Accessory Dwelling Units Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Affordable Housing
Production Program
Chapter 9.64, Affordable Housing Production Program
Basements Section 9.52.020.0230, Basement Definition
Duplexes and Lot Splits on
Parcels Zoned for SingleUnit Residential
Section 9.31.125, Duplexes and Lot Splits on Parcels
Zoned for Single-Unit Residential
Fences, Walls, and
Hedges
Section 9.21.050, Fences, Walls, and Hedges
Home Occupation Section 9.31.160, Home Occupation
Junior Accessory Dwelling
Units
Section 9.31.025, Accessory Dwelling Units and Junior
Accessory Dwelling Units
Landscaping Chapter 9.26, Landscaping
Lighting Section 9.21.080, Lighting
Multiple-Unit Dwelling
Projects
Section 9.31.195, Multiple-Unit Dwelling Projects
Multiple-Unit Dwelling
Projects Located on
Community Assembly
Surface Parking Lots
Section 9.31.196, Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking Lots
Multiple-Unit Dwelling
Projects Located on
Residentially Zoned
Surface Parking Lots
Section 9.31.197, Multiple-Unit Dwelling Projects Located on Residentially Zoned Surface Parking Lots
Off-Street Parking Chapter 9.28, Parking, Loading, and Circulation Private Tennis Courts Section 9.31.250, Private Tennis Courts Projections from Buildings
into Minimum Setbacks
Section 9.21.110, Projections from Buildings into
Minimum Setbacks and Daylight Plane
Projections into Height
Limits
Section 9.21.060, Height Projections
Refuse and Recycling
Screening and Enclosure
Section 9.21.130, Resource Recovery and Recycling
Standards
Solar Energy Systems Section 9.21.150, Solar Energy Systems A. Architectural Review.
1. Proposed development in the R1 Single-Unit District shall not be subject to 21 architectural review if it conforms to the development standards set forth above except as follows:
a. The Architectural Review Board shall review any proposed duplex pursuant to Section 9.55.140.
b.
i. The Architectural Review Board shall review proposed development that is located on a parcel with a grade differential of 12.5 feet or more between the front and rear parcel lines, and associated with the following:
(1) New residential building; or
(2) A 50% or greater square foot addition to an existing dwelling unit.
ii. A proposed structure may be approved if its size, mass, and placement are found to be compatible with improvements in the immediate neighborhood.
2. The Architectural Review Board shall review and may approve proposed development that does not conform to the development standards set forth above as follows:
a. The Architectural Review Board shall review any proposed addition of 500 square feet or less that is regarded as a third story that is located on a parcel with a grade differential of 12.5 or more between the front and rear parcel lines. The Architectural Review Board may approve such an addition if the following findings of fact are made:
22 i. The street frontage and overall massing are compatible with the existing scale and neighborhood context;
ii. The addition does not enlarge the first-story of the existing residence such that a nonconforming condition is expanded; and iii. The properties in the immediate neighborhood will not be substantially impacted.
b.
i. The Architectural Review Board shall review the following:
(1) Any proposed new structure on a parcel that is more than 45 feet in width that does not comply with the minimum aggregate side setback but that is set back a minimum of 10% of parcel width on each side,
(2) Any proposed addition to an existing structure on a parcel 50 feet or more that does not comply with the minimum aggregate side setback but that is set back a minimum of 10% of parcel width on each side,
(3) Any proposed two-story structure that does not
conform to the standard set forth above for additional minimum stepbacks for upper stories,
(4) Any proposed structure that does not conform to the standards for subterranean garages and basements set forth in Table 9.07.030, Chapter 9.28 (Parking), and Section 9.52.020.0230 of this Code,
23 (5) Any proposed individual upper story balcony, terrace, deck, first-story roof deck, or similar outdoor space that does not conform to the standard set forth above,
(6) Any proposed structure with garage doors that face
the public street, are located within the front half of the parcel, and:
(i) are not set back from the primary façade facing the public street a minimum of 5 feet, or (ii) are more than 16 feet in width, or (7) Any proposed structure that includes a first-story
porch or second-story balcony that: (i) is open on at least three sides, (ii) has a height of no more than 14 feet, including parapets and railings, (iii) projects into the minimum front setback, and (iv) exceeds 50% of the front building width as measured at the front façade.
ii. The Architectural Review Board may approve a design modification set forth in this subsection if the following findings of fact are made:
(1) There are special circumstances or exceptional
characteristics applicable to the property involved, including size, shape, topography, surroundings, or location of the existing improvements or mature landscaping on the site,
(2) Granting the design modification will not be
detrimental or injurious to the property or to improvements in the general vicinity and district in which the property is located, 24 (3) Granting the design modification will not impair the integrity and character of surrounding context, or impact the light, air, open space, or privacy of adjacent properties,
(4) If the design modification includes a modification or addition to a building on the City's Historic Resources Inventory, the modification or addition is compatible with the building's historic architectural character, does not result in the removal of historic building features, and is consistent with the Secretary of the Interior Standards for Rehabilitation, and
(5) The design modifications comply with the criteria set forth in Section 9.55.140.
SECTION 5. Any provision of the Santa Monica 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 6. 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. 25 SECTION 7. 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
CITY ATTORNEY