City of Santa Monica, CA MIXED-USE AND COMMERCIAL DISTRICTS

The purposes of the "Mixed-Use and Commercial" Districts are to:

Transform auto-oriented boulevards and corridors into vibrant, diverse, and attractive corridors that support a mix of predominantly residential uses along with pedestrian and neighborhood serving uses in order to achieve an active social environment within a revitalized streetscape.

Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan.

Increase housing for all income levels along boulevards and encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, and a pleasant quality of life.

Establish design standards that improve the visual quality of development and create a unified, distinctive, and attractive character along commercial and mixed-use corridors.

Provide appropriate buffers and transition standards between commercial and residential uses to preserve both commercial and mixed-use feasibility and residential quality and provide a sensitive transition between the commercial uses and neighboring residences.

The specific designations and the additional purposes of the Mixed-Use and Commercial Districts are:

MUBL Mixed-Use Boulevard Low. This Zoning District is intended to facilitate the transformation of sections of boulevards into vibrant, highly walkable areas with broad, pedestrian-friendly sidewalks, trees, landscaping, and local-serving uses with new buildings that step down in relationship to the scale and character of adjacent low density neighborhoods. Allowable ground floor uses include active, local-serving retail, open spaces such as plazas, service-oriented commercial uses, residential, and hotel uses in limited areas. Residential development for all income levels is the predominant use above the first floor.

MUB Mixed-Use Boulevard. This Zoning District is intended to facilitate the transformation of underutilized and auto-oriented sections of boulevards into vibrant, diverse, and attractive pedestrian friendly mixed-use boulevards that support local-serving retail and a diversity of housing types. The Mixed-Use Boulevard District provides an environment that will accommodate affordable, workforce, and market-rate housing, stepping down in height and mass when adjacent to residential neighborhoods, as well as a variety of local-serving uses. Allowable ground floor uses include local-serving retail uses, ground floor open spaces such as small parks and plazas, service-oriented commercial uses, and some small-scale office uses. Residential development for all income levels is the predominant use above the first floor in certain locations. In parts of the District, especially along the south side of Wilshire, medical and dental offices are allowed on all floors.

GC General Commercial. This Zoning District is intended to maintain areas for affordable and market rate housing and a broad range of commercial uses that provide necessary daily services such as auto sales and auto repair, convenience retail, hotels, hardware stores, and small restaurants while respecting adjacent residential neighborhoods and established neighborhood commercial areas.

NC Neighborhood Commercial. This Zoning District is intended to maintain and enhance small-scale neighborhood shopping districts that provide daily goods and services easily accessible from surrounding residential neighborhoods while also serving a sub-regional role. This District provides for a scale and character of development that is pedestrian-oriented and which tends to attract and promote a walk-in clientele. Development within this District should maximize human-scaled elements while providing a sensitive transition between these uses and neighboring residential areas. Ground floor uses include active, local-serving retail and service commercial uses such as small restaurants, laundromats, dry cleaners, beauty/barber shops, and clothing and grocery stores. Uses above the ground floor include residential, commercial, and local-serving office uses. This District is comprised of 4 geographic areas:

Main Street. Main Street is a neighborhood commercial street that is home to many boutiques, restaurants, and neighborhood-serving businesses. Main Street has both local and regional appeal, providing an eclectic mix of activities that is unique to Southern California.

Ocean Park Boulevard. Ocean Park Boulevard is a local-serving boulevard with 2 vibrant, neighborhood-serving commercial areas. The boulevard is a complete street for pedestrians, bicycles, transit, and autos, with an enhanced streetscape and dining, retail, and service needs within walking distance of the Sunset Park and Pico neighborhoods.

Pico Boulevard. Pico Boulevard is a local-serving, commercial boulevard that provides an enhanced environment for pedestrians and includes a wider choice of local-serving retail, expanded mobility, and shared parking.

Montana Avenue. Montana Avenue serves as a local, commercial, and entertainment street that also draws regional visitors who enjoy its many cafés and boutique stores.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2742CCS § 2, adopted April 11, 2023)

§ 9.11.020 Land Use Regulations.

Table 9.11.020 prescribes the land use regulations for Mixed-Use and Commercial Districts. The regulations for each district are established by letter designations below. These designations apply strictly to the permissibility of land uses; applications for buildings or structures may require discretionary review.

"P" designates permitted uses.

"L(#)" designates limited uses, which are permitted by right, provided they comply with specific limitations listed at the end of the table.

"MUP" designates use classifications that are permitted after review and approval of a Minor Use Permit.

"CUP" designates use classifications that are permitted after review and approval of a Conditional Use Permit.

"—" designates uses that are not permitted.

Land uses are defined in Chapter 9.51 ("Use Classifications") of Article 9 of the Santa Monica Municipal code ("Zoning Ordinance"). Use classifications and sub-classifications not listed in the table are prohibited. Accessory uses are permissible when they are determined by the Zoning Administrator to be necessary and customarily associated with and appropriate, incidental, and subordinate to, the principal uses and which are consistent and not more disturbing or disruptive than permitted uses. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other Sections of this Article.

TABLE 9.11.020: LAND USE REGULATIONS MIXED-USE AND COMMERCIAL-DISTRICTS
Use Classification	MUBL	MUB	GC	NC	Additional Regulations
Residential Uses
Residential Dwelling Types
Accessory Dwelling Unit	P	P	P	P	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Junior Accessory Dwelling Unit	P	P	P	P	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Multiple-Unit Dwelling	P	P	P	L(1)	Section 9.31.195, Multiple-Unit Dwelling Projects
Senior Citizen Multiple-Unit Dwelling	P	P	P	L(1)	Section 9.31.195, Multiple-Unit Dwelling Projects
Housing Types for Specific Uses
Congregate Housing	P	P	P	P	Section 9.31.110, Congregate Housing
Elderly and Long-Term Care	P	P	P	—
Emergency Shelters	L(3)/CUP	L(3)/CUP	L(3)/CUP	L(3)/CUP	Section 9.31.130, Emergency Shelters
Family Day Care	See sub-classifications below.
Large	P	P	P	P	Section 9.31.140, Family Day Care, Large
Small	P	P	P	P
Group Residential	MUP	MUP	MUP	MUP	Section 9.31.155, Group Residential
Senior Group Residential	P	P	P	P	Section 9.31.155, Group Residential
Low Barrier Navigation Centers	P	P	P	P	Section 9.31.175, Low Barrier Navigation Centers
Residential Facilities	See sub-classifications below.
Residential Care, General	P	P	P	P	Section 9.31.270, Residential Care Facilities
Residential Care, Limited	P	P	P	P	Section 9.31.270, Residential Care Facilities
Residential Care, Senior	P	P	P	P	Section 9.31.270, Residential Care Facilities
Hospice, General	P	P	P	P	Section 9.31.270, Residential Care Facilities
Hospice, Limited	P	P	P	P	Section 9.31.270, Residential Care Facilities
Single-Room Occupancy Housing	P	P	P	P	Section 9.31.330, Single Room Occupancy Structures
Supportive Housing	P	P	P	P
Transitional Housing	P	P	P	P
Public and Semi-Public Uses
Adult Day Care	P	P	P	L(2)/CUP
Child Care and Early Education Facilities	P	P	P	L(2)/CUP	Section 9.31.120, Child Care and Early Education Facilities
Colleges and Trade Schools, Public or Private	CUP	CUP	P	CUP
Community Assembly	L(18)/CUP	L(18)/CUP	L(18)/CUP	L(18)/CUP	Section 9.31.100, Community Assembly
Community Gardens	P	P	P	P
Cultural Facilities	P	P	P	L(2)/CUP
Hospitals and Clinics	—	P	CUP	—
Park and Recreation Facilities, Public	P	P	P	P
Public Safety Facilities	P	P	P	CUP
Schools, Public or Private	P	CUP	CUP	P
Social Service Centers	P	P	P	P	Section 9.31.350, Social Service Centers
Commercial Uses
Animal Care, Sales, and Services	See sub-classifications below.
Grooming and Pet Stores	L(19)/CUP	L(19)/CUP	L(19)/CUP	L(2)/CUP	No more than 10 dogs or cats may be kept overnight
Pet Day Care Services	MUP	MUP	MUP	MUP
Veterinary Services	MUP	MUP	MUP	MUP
Automobile/Vehicle Sales and Service	See sub-classifications below.
Alternative Fuels and Recharging Facilities	CUP	CUP	CUP	CUP
Automobile Rental	CUP	MUP	MUP	—	Section 9.31.050, Automobile Rental
Automobile Storage Use	L(4)/CUP	—	—	—	Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage
New Automobile/Vehicle Sales and Leasing	—	—	CUP(6)	—	Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage
Additions 7,500 square feet or less to Automobile/Vehicle Sales and Leasing buildings existing as of 07/06/2010	L(5)/MUP	L(5)/MUP	L(5)/MUP	—	Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage
Additions larger than 7,500 square feet to Automobile/Vehicle Sales and Leasing buildings existing as of 07/06/2010	CUP(5)	CUP(5)	CUP(5)	—	Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage
Automobile/Vehicle Repair, Major	—	—	CUP	—	Section 9.31.060, Automobile/Vehicle Repair, Major and Minor
Automobile/Vehicle Service and Repair, Minor	CUP	—	CUP	—	Section 9.31.060, Automobile/Vehicle Repair, Major and Minor
Automobile/Vehicle Washing	—	—	CUP	—	Section 9.31.080, Automobile/Vehicle Washing
Service Station	CUP	CUP	MUP	—	Section 9.31.320, Service Stations
Towing and Impound	—	—	CUP	—
Banks and Financial Institutions	See sub-classifications below.
Banks and Credit Unions	L(2)/CUP	L(2)/CUP	L(2)/CUP	L(2)/CUP
Check Cashing Businesses	—	—	—	—
Business Services	L(19)/CUP	L(19)/CUP	L(19)/CUP	L(2)/CUP
Commercial Entertainment and Recreation	See sub-classifications below.
Cinemas	L(7)	—	—	L(7)
Theaters	L(8)/CUP	L(8)/CUP	L(8)/CUP	L(8)/CUP
Convention and Conference Centers	—	CUP	CUP	—
Large-Scale Facility	CUP	CUP	CUP	—
Small-Scale Facility	L(9)/CUP	L(9)/CUP	L(9)/CUP	CUP(16)	Section 9.31.340, Small-Scale Facility, Game Arcades
Fortunetelling	P	P	P	P
Eating and Drinking Establishments	See sub-classifications below.
Bars/Nightclubs/Lounges	CUP	CUP	CUP	—	Section 9.31.040, Alcoholic Beverage Sales
Restaurants, Full-Service, Limited Service & Take-Out (2,500 square feet and smaller, including Outdoor Dining and Seating)	P	P	P	P	Section 9.31.040, Alcoholic Beverage Sales Section 9.31.280, Restaurants, Limited Service and Take-Out Only Section 9.31.290, Restaurants With Entertainment Section 9.31.200, Outdoor Dining and Seating
Restaurants, Full-Service, Limited Service & Take-Out (2,501 - 5,000 square feet, including Outdoor Dining and Seating)	P	P	P	P	Section 9.31.040, Alcoholic Beverage Sales Section 9.31.280, Restaurants, Limited Service and Take-Out Only Section 9.31.290, Restaurants With Entertainment Section 9.31.200, Outdoor Dining and Seating
Restaurants, Full-Service, Limited Service & Take-Out (greater than 5,000 square feet, including Outdoor Dining and Seating)	CUP	CUP	CUP	CUP (10)(11)	Section 9.31.040, Alcoholic Beverage Sales Section 9.31.280, Restaurants, Limited Service and Take-Out Only Section 9.31.290, Restaurants With Entertainment Section 9.31.200, Outdoor Dining and Seating
Food Hall (up to 175 seats)	CUP	CUP	CUP	CUP
Equipment Rental	—	L(19)/CUP	L(19)/CUP	—
Food and Beverage Sales	See sub-classifications below.
Convenience Market	CUP	CUP	CUP	CUP	Section 9.31.040, Alcoholic Beverage Sales
Farmers Markets	CUP	CUP	CUP	CUP
General Market	L(12)/CUP	L(12)/CUP	L(12)/CUP	L(12)/CUP	Section 9.31.040, Alcoholic Beverage Sales
Liquor Stores	CUP	CUP	CUP	CUP	Section 9.31.040, Alcoholic Beverage Sales
Funeral Parlors and Mortuaries	—	CUP	CUP	—
Instructional Services	L(19)/CUP	L(19)/CUP	L(19)/CUP	L(17)/CUP
Live-Work	L(14)	L(14)	L(14)	L(14)	Section 9.31.170, Live-Work
Lodging	See sub-classifications below.
Bed and Breakfast	MUP	MUP	MUP	MUP	Section 9.31.090, Bed and Breakfasts
Hotels and Motels	CUP	CUP	CUP	—
Maintenance and Repair Services	L(19)/CUP	L(19)/CUP	L(19)/CUP	L(2)/CUP
Nurseries and Garden Centers	L(19)/CUP	L(19)/CUP	L(19)/CUP	L(17)/CUP	Section 9.31.220, Outdoor Retail Display and Sales
Offices	See sub-classifications below.
Business and Professional	L(21)/CUP	L(21)/CUP	L(21)/CUP	L(21)/CUP
Creative	L(21)/CUP	L(21)/CUP	L(21)/CUP	L(21)/CUP
Medical and Dental	L(21)/CUP	L(21)/CUP	L(21)/CUP	L(21)/CUP
Walk-In Clientele	L(21)/CUP	L(21)/CUP	L(21)/CUP	L(21)/CUP
Outdoor Newsstands	MUP	MUP	MUP	MUP	Section 9.31.210, Outdoor Newsstands
Parking, Public or Private	CUP	CUP	CUP	CUP
Personal Services	See sub-classifications below.
General Personal Services	L(19)/CUP	L(19)/CUP	L(19)/CUP	L(2)/CUP	Section 9.31.230, Personal Service
Personal Services, Physical Training	L(19)(20)	L(19)(20)	L(19)(20)	L(2)(20)/ CUP
Tattoo or Body Modification Parlor	P	P	P	P	Section 9.31.230, Personal Service
Retail Sales	See sub-classifications below.
Building Materials Sales and Services	—	—	CUP	—	Section 9.31.220, Outdoor Retail Display and Sales
General Retail Sales, Small-Scale	L(19)/CUP	L(19)/CUP	L(19)/CUP	L(2)/CUP	Section 9.31.220, Outdoor Retail Display and Sales
General Retail Sales, Medium-Scale	CUP	CUP	L(19)/CUP	—	Section 9.31.220, Outdoor Retail Display and Sales
General Retail Sales, Large-Scale	—	—	CUP	—	Section 9.31.220, Outdoor Retail Display and Sales
Medical Marijuana Dispensaries	CUP(15)	CUP(15)	CUP(15)	—	Section 9.31.185, Medical Marijuana Dispensaries
Pawn Shops	—	—	—	—
Swap Meets	—	—	CUP	—	Section 9.31.360, Swap Meets
Industrial Uses
Artist's Studio	P	P	P	P
Commercial Kitchens	—	—	CUP	—
Media Production	See sub-classifications below.
Support Facilities	L(21)/CUP	L(21)/CUP	L(21)/CUP	L(21)/CUP
Transportation, Communication, and Utilities Uses
Bus/Rail Passenger Stations	P	P	P	P
City Bikeshare Facility	P	P	P	P
Communication Facilities	See sub-classifications below.
Antennas and Transmission Towers	—	—	CUP	—	Chapter 9.32, Personal Wireless Service Facilities
Equipment within Buildings	—	—	P	—
Light Fleet-Based Services	—	—	CUP	—
Utilities, Major	—	L(13)	L(13)	—
Utilities, Minor	P	P	P	P

Specific Limitations:
(1)	Limited to the upper floors and areas not subject to the Active Use Requirement set forth in Section 9.11.030(A) for parcels located on Main Street, Montana Avenue, Pico Boulevard, and Ocean Park Boulevard. Permitted on all floors for all other parcels.
(2)	Limitation shall only apply to new construction and alterations to existing buildings that result in a combination or enlargement of tenant spaces: Limited to facilities with no more than 7,500 square feet of floor area and/or 40 linear feet of ground floor street frontage; greater area and/or width requires approval of a Conditional Use Permit.
(3)	Limited to shelters containing less than 55 beds; Conditional Use Permit required for emergency shelters with 55 or more beds.
(4)	Limited to automobile storage use associated with existing automobile dealerships selling new vehicles; otherwise, requires Conditional Use Permit.
(5)	Auto dealerships existing as of July 6, 2010 are considered permitted uses. Expansions to existing dealerships conforming to the Urban Auto Dealership Format standards in Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage are permitted. Expansions to existing dealerships that do not conform to the Urban Auto Dealership Format standards shall require a MUP or CUP.
(6)	New auto dealerships may be allowed, subject to approval of a Conditional Use Permit, only on sites with frontage on Santa Monica Boulevard between Lincoln Boulevard and 20th Street on Lincoln Boulevard between Interstate 10 and Santa Monica Boulevard. In other locations, new automobile dealerships are not permitted.
(7)	Limited to existing cinema buildings. New cinemas are not permitted.
(8)	Limited to theaters with 75 or fewer seats. Theaters with more than 75 seats require Conditional Use Permit.
(9)	Limited to exercise facilities (e.g., yoga, Pilates, martial arts, and dance studios) and arts instruction facilities. Other small-scale commercial recreation uses require approval of a Conditional Use Permit.
(10)	Limited to restaurants with 50 or fewer seats.
(11)	Limited to 2 restaurants greater than 5,000 square feet per block along Main Street. A block is defined as both sides of Main Street and the adjacent sides of adjoining side streets. Portions of Main Street to be designated a "block" for the purpose of this Section are as follows:
	Block 1: South City limits to Marine Street.
	Block 2: Marine Street to Pier Avenue.
	Block 3: Pier Avenue to Ashland Avenue.
	Block 4: Ashland Avenue to Hill.
	Block 5: Hill to Ocean Park Boulevard.
	Block 6: Ocean Park Boulevard to Hollister Avenue (total of four restaurants and bars permitted in this block).
	Block 7: Hollister Avenue to Strand.
	Block 8: Strand to Pacific.
	Block 9: Pacific to Bicknell.
	Block 10: Bicknell to Bay.
	Block 11: Bay to Pico Boulevard.
(12)	General markets greater than 15,000 square feet require a Conditional Use Permit. In the Neighborhood Commercial District, establishments shall not exceed 25,000 square feet of floor area.
(13)	Limited to electric distribution substations.
(14)	If the commercial use requires a MUP or CUP, an application shall be required in accordance with Chapter 9.41. Even if the commercial use would otherwise be permitted, no such use shall be approved where, given the design or proposed design of the live-work unit, there would be the potential for adverse health impacts from the proposed use on the people residing in the unit. An example of a potential health impact is the potential for food contamination from uses that generate airborne particulates in a unit with an unenclosed kitchen.
(15)	Medical marijuana dispensaries are limited to the following locations:
	•	MUB District along Wilshire Boulevard between Lincoln Boulevard and Centinela Avenue;
	•	GC District along Santa Monica Boulevard between Lincoln Boulevard and 20th Street; and
	•	MUBL District along Santa Monica Boulevard between 23rd Street and Centinela Avenue.
(16)	Limited to facilities of no more than 3,000 square feet of floor area.
(17)	Limitation shall only apply to new construction and alterations to existing buildings that result in a combination or enlargement of tenant spaces: No individual tenant space in the NC District shall occupy more than 7,500 square feet of floor area and/or exceed 50 linear feet of ground floor street frontage without the approval of a Conditional Use Permit.
(18)	Any community assembly facility abutting a residential district shall require a Conditional Use Permit.
(19)	Limitation shall only apply to new construction and alterations to existing buildings that result in a combination or enlargement of tenant spaces: No individual tenant space in the MUBL, MUB, and GC Districts shall occupy more than 12,500 square feet of floor area and/or exceed 75 linear feet of ground floor street frontage without the approval of a Conditional Use Permit.
(20)	Youth-serving personal services, physical training requires review and approval of a passenger loading and drop-off plan by the Director.
(21)	Permitted if within buildings existing as of July 24, 2015, subject to the active use requirement set forth in Section 9.11.030(A)(1), except:
	•	All new construction, including new additions of 50% or more additional square footage to an existing building at any one time, or incrementally, after the effective date of this Ordinance, requires approval of a Conditional Use Permit.
	•	In the NC District, ground floor, street-fronting, tenant space occupied by non-media production, support facility uses shall not be changed to an individual office use or media production, support facility use occupying more than 12,500 square feet of floor area and/or exceeding 75 linear feet of street frontage without the approval of a Conditional Use Permit.
	•	In the NC District, no non-medical or non-dental office use tenant space shall be changed to an individual medical or dental office use anywhere in an existing building occupying more than 7,500 square feet of floor area and/or exceeding 50 linear feet of ground floor street frontage without the approval of a Conditional Use Permit.
	•	In the MUBL, MUB, and GC Districts, no non-medical or non-dental office use tenant space shall be changed to an individual medical or dental office use anywhere in an existing building occupying more than 12,500 square feet of floor area and/or exceeding 75 linear feet of ground floor street frontage without approval of a Conditional Use Permit.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2520CCS § 2, adopted June 14, 2016; Ord. No. 2521CCS § 1, adopted June 14, 2016; Ord. No. 2536CCS § 5, adopted February 28, 2017; Ord. No. 2606CCS § 6, adopted April 9, 2019; Ord. No. 2649CCS § 14, adopted September 8, 2020; Ord. 2687CCS § 3, adopted January 11, 2022; Ord. No. 2726CCS § 5, adopted October 25, 2022; Ord. No. 2742CCS § 2, adopted April 11, 2023; Ord. No. 2764CCS, adopted November 14, 2023; Ord. No. 2792CCS, 10/8/2024)

§ 9.11.030 Development Standards.

Table 9.11.030.A, Development Standards for All Projects, Except Housing Projects, prescribes the development standards for all projects, except housing projects, as defined by Section 9.52.020.1125, in Mixed-Use and Commercial Districts. Additional regulations are denoted with Section numbers in the right-hand column or with individual letters in parentheses. Section numbers refer to other Sections of this Article, while individual letters in parentheses refer to subsections that directly follow the table.

TABLE 9.11.030.A: DEVELOPMENT STANDARDS FOR ALL PROJECTS, EXCEPT HOUSING PROJECTS — MIXED-USE AND COMMERCIAL-DISTRICTS
Standard	MUBL	MUB	GC (Santa Monica Blvd)	GC (Lincoln & Pico Blvds)	NC	NC (Main St)	NC (Ocean Park Blvd & Montana Ave)	Additional Regulations
Parcel and Intensity Standards
Minimum Parcel Size (sq. ft.)	7,500	7,500	7,500	7,500	5,000	5,000	5,000	See (F), Consolidation of Parcels
Minimum Parcel Width (ft.)	50	50	50	50	50	50	50
Minimum Parcel Depth (ft.)	150	150	150	150	100	100	100
Maximum FAR								Section 9.04.080, Determining FAR
Tier 1—Base Standard	1.25	1.25	1.0	1.25	1.25	0.75	0.75
Tier 1—Projects Including On-Site Affordable Housing in Compliance with AHPP	1.5	1.5	1.25	1.5	1.5	1.0	1.0	Chapter 9.64, Affordable Housing Production Program
Tier 2—With Provision of Community Benefits	1.75	2.25	1.5	1.75 (2.0 if on-site affordable housing provided)	NA	NA	NA	Chapter 9.23, Community Benefits
Building Form and Location
Maximum Building Height (stories/ft.)								Section 9.04.050, Measuring Height
Tier 1 — Base Standard	2/32'	2/32'	2/32'	2/32'	2/32'	2/27'	2/32'
Tier 1 — Projects Including On-Site Affordable Housing in Compliance with AHPP	3/36'	3/39' if 100% residential above ground floor, 3/35' for all other projects	NA	3/36'	2/32'	2/27'	2/32'	Chapter 9.64, Affordable Housing Production Program
Tier 2 — With Provision of Community Benefits	3/36'	3/45'	2/35'	3/32' (3/36' if on-site affordable housing provided)	NA	NA	NA	Chapter 9.23, Community Benefits
Tier 2 — With Provision of Community Benefits and 100% Residential Above the Ground Floor	No limit to stories/36'	No limit to stories/50'	No limit to stories/35'	No limit to stories/32' (36' if on-site affordable housing provided)	NA	NA	NA	Chapter 9.23, Community Benefits
Minimum Ground Floor Height (ft.)	11'	11'	11'	11'	11'	11'	11'
Maximum Building Footprint (sq. ft.)
Tier 1	25,000	25,000	25,000	15,000	10,000	10,000	10,000
Tier 2 — With Provision of Community Benefits	35,000	35,000	35,000	20,000	15,000	15,000	15,000	Chapter 9.23, Community Benefits
Minimum Setbacks (ft.)
Interior Side and Rear—Adjacent to Residential District	10	10	10	10	10	10 See (E)	10	Section 9.21.110, Projections from Buildings into Minimum Setbacks and Daylight Plane
Parking	See Sections 9.28.070, Location of Parking and 9.28.120, Parking Design and Development Standards
Active Commercial Design	See (A)	See (A)	See (A)	See (A)	See (A)	See (A)	See (A)
Pedestrian Oriented Design	See (B)	See (B)	See (B)	See (B)	See (B)	See (B)	See (B)
Build-To Line, Nonresidential Uses	See (C)	See (C)	See (C)	See (C)	See (C)	See (C)	See (C)
Minimum Upper-Story Stepbacks (ft.)—Required Above the Ground Floor
Street-Facing Façades	5' average	5' average	5' average	5' average	5' average	5' average	5' average
Daylight Plane Adjacent to Residential District—Interior Side and Rear	See (D)	See (D)	See (D)	See (D)	See (D)	See (D)	See (D)	Section 9.21.060, Height Projections
Standards for Residential Uses
Minimum Outdoor Living Area (sq. ft./unit)—Sites with 3 or More Units (including private and common)	100	100	100	100	100	100	100	Section 9.21.090, Outdoor Living Area
Minimum Amount Provided as Private Outdoor Living Area (sq. ft./unit)	60	60	60	60	60	60	60	Section 9.21.090, Outdoor Living Area

Additional Standards
Accessory Dwelling Units	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Accessory Food Service	Section 9.31.030, Accessory Food Service
Accessory Structures	Section 9.21.020, Accessory Buildings and Structures
Affordable Housing Production Program	Chapter 9.64, Affordable Housing Production Program
Automobile/Vehicle Sales, Leasing, and Storage	Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage
Density Bonus	Chapter 9.22, Density Bonus
Fences and Walls	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 and Street Trees	Subsection 9.11.030(F), 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
Off-Street Parking and Loading	Chapter 9.28, Parking, Loading, and Circulation
Projections into Height Limits	Section 9.21.060, Height Projections
Projections into Required Setbacks	Section 9.21.110, Projections from Buildings into Minimum Setbacks and Daylight Plane
Refuse and Recycling Screening and Enclosure	Section 9.21.130, Resource Recovery and Recycling Standards
Signs	Chapter 9.61, Signs
Screening	Section 9.21.140, Screening
Solar Energy Systems	Section 9.21.150, Solar Energy Systems

Table 9.11.030.B, Development Standards For Housing Projects, prescribes the development standards for housing projects, as defined by Section 9.52.020.1125, in Mixed-Use and Commercial Districts. Additional regulations are denoted with Section numbers in the right-hand column or with individual letters in parentheses. Section numbers refer to other Sections of this Article, while individual letters in parentheses refer to subsections that directly follow the table.

TABLE 9.11.030.B: DEVELOPMENT STANDARDS FOR HOUSING PROJECTS — MIXED-USE AND COMMERCIAL DISTRICTS
Standard	MUBL (N. of I-10)	MUBL (Pico Blvd)	MUBL (Lincoln Blvd & Main St)	MUB	GC (Santa Monica Blvd)	GC (Lincoln Blvd)	GC (Pico Blvd)	NC	NC (Main St, Ocean Park Blvd, & Montana Ave)	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	5,000	5,000	See (F), Consolidation of Parcels
Minimum Parcel Width (ft.)	50	50	50	50	50	50	50	50	50
Minimum Parcel Depth (ft.)	150	150	150	150	150	150	150	100	100
Maximum FAR										Section 9.04.080, Determining FAR
Housing Projects	3.25	2.0 (2.5 west of Lincoln Blvd)	2.5	3.25	3.25	2.5	2.0	2.25	2.5
100% Affordable Housing Projects	3.75	2.5 (3.0 west of Lincoln Blvd)	3.0	3.75	3.75	3.0	2.5	2.75	3.0
Building Form and Location
Maximum Building Height (ft.)										Section 9.04.050, Measuring Height
Housing Projects	70'	45' (55' west of Lincoln Blvd)	55'	70'	70'	55'	45'	50'	55'
100% Affordable Housing Projects	80'	55' (65' west of Lincoln Blvd)	65'	80'	80'	65'	55'	60'	65'
Minimum Ground Floor Height (ft.)	11'	11'	11'	11'	11'	11'	11'	11'	11'
Maximum Building Footprint (sq. ft.)
Housing Projects	35,000	35,000	35,000	35,000	35,000	20,000	20,000	15,000	15,000
Minimum Setbacks (ft.)
Interior Side and Rear — Adjacent to Residential District	10	10	10	10	10	10	10	10	10 See (E)	Section 9.21.110, Projections from Buildings into Minimum Setbacks and Daylight Plane
Active Commercial Design	See (A)	See (A)	See (A)	See (A)	See (A)	See (A)	See (A)	See (A)	See (A)
Pedestrian Oriented Design	See (B)	See (B)	See (B)	See (B)	See (B)	See (B)	See (B)	See (B)	See (B)
Build-To Line, Nonresidential Uses	See (C)	See (C)	See (C)	See (C)	See (C)	See (C)	See (C)	See (C)	See (C)
Minimum Upper-Story Stepbacks (ft.)—Required Above the Ground Floor
Street-Facing Façades	5' average	5' average	5' average	5' average	5' average	5' average	5' average	5' average	5' average
Daylight Plane Adjacent to Residential District—Interior Side and Rear	See (D)	See (D)	See (D)	See (D)	See (D)	See (D)	See (D)	See (D)	See (D)	Section 9.21.060, Height Projections
Standards for Residential Uses
Minimum Outdoor Living Area (sq. ft./unit)—Sites with 3 or More Units (including private and common)	100	100	100	100	100	100	100	100	100	Section 9.21.090, Outdoor Living Area
Minimum Amount Provided as Private Outdoor Living Area (sq. ft./unit)	60	60	60	60	60	60	60	60	60	Section 9.21.090, Outdoor Living Area

Additional Standards
Accessory Dwelling Units	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Accessory Food Service	Section 9.31.030, Accessory Food Service
Accessory Structures	Section 9.21.020, Accessory Buildings and Structures
Affordable Housing Production Program	Chapter 9.64, Affordable Housing Production Program
Automobile/Vehicle Sales, Leasing, and Storage	Section 9.31.070, Automobile/Vehicle Sales, Leasing, and Storage
Density Bonus	Chapter 9.22, Density Bonus
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 and Street Trees	Subsection 9.11.030(F), 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
Off-Street Parking and Loading	Chapter 9.28, Parking, Loading, and Circulation
Projections into Height Limits	Section 9.21.060, Height Projections
Projections into Required Setbacks	Section 9.21.110, Projections from Buildings into Minimum Setbacks and Daylight Plane
Refuse and Recycling Screening and Enclosure	Section 9.21.130, Resource Recovery and Recycling Standards
Signs	Chapter 9.61, Signs
Screening	Section 9.21.140, Screening
Solar Energy Systems	Section 9.21.150, Solar Energy Systems

Active Ground Floor Use and Design.

Active Use Requirement. Except as exempted in subsection A(3), below, the ground-floor street frontage of buildings on defined Commercial Boulevards, within LUCE-designated Activity Centers, and within Neighborhood Commercial Districts on Main Street and Montana Avenue shall be required to have active use areas that accommodate commercial uses, subject to the following:

Active use areas are required to have a minimum average depth of 40 feet, but no less than 25 feet, for a minimum of 60% of the ground-floor frontage, to the maximum extent feasible.

Within LUCE-designated Activity Centers and Neighborhood Commercial Districts on Main Street and Montana Avenue, uses within these active use areas shall be limited to the following:

Cultural facilities;

ii.

Food and beverage sales;

iii.

Eating and drinking establishments;

iv.

Grooming and pet stores;

Banks and credit unions;

vi.

Business services;

vii.

Commercial entertainment, recreation, and instructional services;

viii.

General personal services and personal physical training;

ix.

General retail sales; and

Childcare facilities.

In other commercial districts not identified in subsection (A)(1)(b), above, the following uses are prohibited within these active use areas:

Offices, with the following exceptions:

(1)

Creative offices or offices with walk-in clientele, and

(2)

Offices within a structure that was designed, approved, and continuously used with office at the ground level, facing the street.

Active Commercial Design. Where an active use is required for new buildings, the ground-floor street frontage shall be designed to accommodate commercial uses and activities, subject to the following:

Street Facing Façades. A minimum of 50% of each street facing façade shall be transparent and include windows, doors, and other openings between 2.5 and eight feet above finished grade. Openings fulfilling this requirement shall have transparent glazing or openings that provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displaying merchandise or other items other than signs that are at least three feet deep. This requirement may be modified by the Architectural Review Board if it can be demonstrated that the fulfillment of this requirement materially interferes with the project's ability to meet the requirements of Municipal Code Chapter 8.36 - Energy Code.

FIGURE 9.11.030.A: STREET-FACING FAÇADES

A minimum of one pedestrian entrance facing the Commercial Boulevard.

Exemptions for Certain Housing Projects.

100% Affordable Housing Projects. 100% Affordable Housing Projects are exempt from the provision of subsection A, except that 100% Affordable Housing Projects within the Neighborhood Commercial Districts on Main Street and Montana Avenue shall be subject to subsections (A)(1)(a) and (b).

All Other Housing Projects. Except as provided below, Housing Projects on defined Commercial Boulevards are exempt from the provisions of subsection A.

Housing Projects located within the Neighborhood Commercial Districts on Pico Boulevard and Ocean Park Boulevard are subject to subsection (A)(1)(a).

ii.

Housing Projects on defined Commercial Boulevards shall be subject to the limitation on office use set forth in subsection (A)(1)(c).

Pedestrian-Oriented Design.

No more than 20 feet or 40% of a building's ground floor façade, whichever is less, may be continuous blank or featureless linear street-level frontage.

New development shall incorporate the following design elements at the ground floor level:

Street-Facing Façades.

Articulated façades at the ground floor street frontage, which may include, but not necessarily require, such measures as indentation in plane, change of materials in a complimentary manner, sensitive composition and juxtaposition of openings and solid wall and/or building frame and projecting elements such as awnings and marquees to provide shade and shelter;

ii.

Exterior lighting which provides for a secure nighttime pedestrian environment by reinforcing entrances, public sidewalks and open areas with a safe level of illumination which avoids off-site glare.

Ground-Floor Street Frontages Along Commercial Boulevards. The finished ground floor level along the Commercial Boulevard shall not exceed 18 inches lower or higher than the finished grade of the adjacent sidewalk.

Sloped Ground-Floor Street Frontages Along Commercial Boulevards. On parcels with a grade change of 10% or more along the length of the parcel line adjacent to the Commercial Boulevard, the finished ground floor level along the Commercial Boulevard shall not exceed 18 inches lower or three feet higher than the finished grade of the adjacent sidewalk.

Residential uses at the ground floor street frontage shall incorporate planted areas, porches, front stairs, and/or other elements that contribute to a pedestrian environment. Pedestrian-oriented design elements may also include street furniture or other seating surfaces on private property and design amenities scaled to the pedestrian such as awnings, drinking fountains, paseos, arcades, colonnades, plazas, noncommercial community bulletin boards, public or private art, and alternative paving materials in areas of pedestrian access.

When provided, storefront security grates or grilles shall be located inside exterior windows, shall be retractable into pockets or overhead cylinders, and shall be completely concealed when retracted.

Alternatives to the requirements of this Section 9.11.030(B) may be approved if the Review Authority finds that the proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, and street-facing building walls will exhibit architectural relief and detail and be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

Build-To Line, Nonresidential Uses. Buildings with nonresidential uses on the ground floor and not facing a residential district shall be constructed no farther than 10 feet from the street facing property line(s) for 70% of linear street frontage. This requirement may be waived or modified subject to a discretionary approval upon finding that:

An alternative configuration can be approved based on the findings in Chapter 9.43, Modifications and Waivers, and the objectives of the Design Guidelines; and

Entry courtyards, plazas, small parks, entries, outdoor eating and display areas, or other uncovered areas designed and accessible for public use are located between the build-to line and building, provided that the buildings are built to the edge of the courtyard, plaza, small park, or dining area; and

The building incorporates an alternative entrance design that creates a pedestrian-oriented entry feature facing the street.

Daylight Plane Adjacent to Residential Districts. Buildings shall not extend above a plane starting at 30 feet in height directly above the parcel line abutting any residentially-zoned parcel, or where there is an alley, the centerline of the alley, and from that point, extending in at a 45-degree angle from vertical toward the interior of the site. The 30-foot height measurement shall be taken from the same reference grade as determined for the subject site pursuant to Section 9.04.050.

FIGURE 9.11.030.D: DAYLIGHT PLANE ADJACENT TO RESIDENTIAL DISTRICTS—MIXED-USE AND COMMERCIAL DISTRICTS

Parcels in the NC—Main Street District.

Use of Rear Setback. Commercial use in the required rear setback is not permitted. Noncommercial uses and parking are permitted in the rear setback to the rear property line on the ground level.

Use of Roof in Rear Setback. No portion of the first-floor roof within 15 feet of the rear property line may be used for any purpose other than access for building maintenance and repair. The remaining setback area may be privately used (not open to the public) if enclosed with a solid six-foot barrier.

Consolidation of Parcels - NC Zoning District. Except for parcels identified on the 6th Cycle 2021-2029 Housing Element Suitable Sites Inventory, limits on the consolidation of parcels in the Neighborhood Commercial zoning districts shall apply to the following:

Montana Avenue, Ocean Park Boulevard, and Pico Boulevard. Parcels shall not be consolidated nor shall parcels be tied if such consolidation or parcel tie results in a parcel that exceeds 15,000 square feet in size.

Main Street. Parcels shall not be consolidated nor shall parcels be tied if such consolidation or parcel tie results in a parcel that exceeds the following:

For Housing Projects north of Ocean Park Boulevard, 15,000 square feet in size.

For Housing Projects south of Ocean Park Boulevard, 11,000 square feet in size.

For all other projects, 6,000 square feet in size.

Planting Areas. The following areas shall be landscaped:

Setback Areas Adjoining Streets. All visible portions of a required setback area adjoining a street that are not used for driveways or walks shall consist of planting areas, landscape, or pedestrian amenities such as entry courtyards, plazas, entries, outdoor eating and display areas, or other uncovered areas designed and accessible for public use.

Interior and Rear Setback Areas. At least 50% of each required interior side and rear setback area shall be a planting area. The required planting area may be reduced to less than 50% of the setback area but no less than three feet in width in one side or rear setback area adjoining a driveway or when an approved nonresidential accessory structure occupies a portion of the rear setback area.

Adjoining R1 and R2 Districts. A continuous planting area with a minimum width of five feet shall be provided along interior parcel lines when a Mixed-Use and Commercial Districts adjoins an R1 or R2 District and is not separated by a public or private thoroughfare.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2520CCS § 7, adopted June 14, 2016; Ord. No. 2524CCS § 1, adopted July 28, 2016; Ord. No. 2576CCS § 3, adopted June 12, 2018; Ord. No. 2649CCS § 15, adopted September 8, 2020; Ord. No. 2742CCS § 2, adopted April 11, 2023; added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2520CCS § 16, adopted June 14, 2016; Ord. No. 2792CCS, 10/8/2024)