The purpose of this Chapter is to promote the public health, safety, and general welfare by establishing such procedures and providing such regulations as are deemed necessary to preserve existing areas of natural beauty, cultural importance; to assure that buildings, structures, signs or other developments are in good taste, good design, harmonious with surrounding developments, and in general contribute to the preservation of Santa Monica's reputation as a place of beauty, spaciousness, and quality; to prevent the development of structures or uses that are not of acceptable exterior design or appearance, are of inferior quality, or are likely to have a depreciating effect on the local environment or surrounding area by reason of appearance or value; to eliminate conditions, structures, or uses, which by reason of their effect tend to degrade the health, safety, or general welfare of the community; and to provide a continuing source of programs and means of improving the City's overall appearance.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
Definitions in Section 9.52.020 apply to the words and phrases used in this Chapter, except that, for purposes of this Chapter, "Director" means the Director of the City's Community Development Department or designee.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
An Architectural Review Board is hereby established which shall consist of 7 members. At least 2 of the members shall be professional architects. Other members of the Architectural Review Board shall be persons who, as a result of their training, experience, and attainments, are qualified to analyze and interpret architectural and environmental trends and information, to appraise resource uses in light of the policies set forth in this Chapter, and to be responsive to the social, aesthetic, recreational, and cultural needs of the community. Other expertise such as conservation, recreation, design, landscaping, the arts, urban planning, cultural-historical preservation, and ecological and environmental science shall, insofar as practicable, be represented on the Architectural Review Board. The Landmarks Commission may select one of its members to provide active liaison with the Architectural Review Board when the Architectural Review Board is considering additions to or modifications of historic resources. The Landmarks Commissioner chosen shall neither have a vote on the Architectural Review Board nor be eligible to be its chairperson.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
The Architectural Review Board may, by resolution, establish guidelines and standards for its evaluation of proposed developments within an architectural review district, to supplement the criteria in Section 9.55.140. Such guidelines and standards shall reflect and effectuate the purposes expressed by Section 9.55.010 and shall include, but need not be limited to, consideration of the following elements:
A. 
The integrity of neighborhood environments;
B. 
Existing local, social, aesthetic, recreational and cultural facilities, designs, and patterns within the architectural review district;
C. 
The disparate elements of neighborhood communities within the architectural review district and the architectural relationship of adjoining neighborhood communities; and
D. 
General patterns and standards of architectural development within the entire architectural review district.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
The members of the Architectural Review Board shall be subject to removal by motion of the City Council by at least 5 affirmative votes. Except as otherwise provided in the City Charter, the members of the Architectural Review Board shall serve for a term of 4 years, commencing on July 1 and until their respective successors are appointed and qualified. The members first appointed to the Board shall so classify themselves by lot that the term of one of their number shall expire on the next succeeding July 1, and the balance of the Board shall be paired by lot and serve terms to such an extent as is necessary in order that the terms of at least one such pair shall expire in each succeeding year. Thereafter, any appointment to fill an unexpired term shall be for such unexpired period.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
The Architectural Review Board shall adopt rules and regulations for the conduct of its business. Four voting members shall constitute a quorum. The affirmative or negative vote of a majority of the entire membership of the Architectural Review Board shall be necessary for it to take action. No item shall be included on the consent calendar of the Architectural Review Board's agenda unless all members agree to the inclusion of such item. If any member of the Architectural Review Board objects to scheduling a particular application on the Architectural Review Board's consent calendar, said application shall be removed from the consent calendar and set for public hearing, and the Architectural Review Board shall be granted an additional 15 days to execute action on the application.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
As soon as practicable following the appointment or reappointment of members each year, the Architectural Review Board shall organize and elect from its own membership a Chairperson and a Chairperson Pro Tem.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
The Director shall serve or appoint staff to serve as the official secretary to the Architectural Review Board. The records of all proceedings and basis for all findings shall be available to the City Council and to the public.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
The Architectural Review Board shall meet at established intervals or as otherwise determined by the Architectural Review Board, on regularly scheduled dates. Meetings shall be arranged in order to process applications within the time required by this Chapter.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
The Architectural Review Board upon its own motion may recommend to the City Council, after the review and comment of the Planning Commission thereon, any commercial, industrial, residential, or other area, or a combination of areas within the corporate boundaries of the City for inclusion in an architectural review district. The City Council, upon such recommendation, or upon its own motion, may establish one or more architectural review districts by ordinance, which may include any or all portions of the City.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
A. 
Except as provided by Section 9.55.190 on administrative approval, no building permit shall be issued for any project in an architectural review district unless plans, elevations, or landscaping, have been approved by the Architectural Review Board or on appeal by the Planning Commission. In addition to those projects subject to administrative approval by the Director under Section 9.55.190, the Architectural Review Board, under authority of Section 9.55.070 of this Chapter, may, by resolution, authorize the Director to approve applications for building permits for minor or insignificant projects in an architectural review district, so long as such projects do not defeat the purposes and objectives of this Chapter.
B. 
No completed project that is subject to and receives the Architectural Review Board's approval shall receive a certificate of occupancy or final building inspection approval until the Director certifies that such construction has complied with the conditions and restrictions, if any, imposed by the Architectural Review Board or on appeal by the Planning Commission, and that the final construction is in conformity with the plans approved by the Architectural Review Board or on appeal by the Planning Commission.
C. 
Preliminary drawings of the design of a proposed project shall be submitted to the Community Development Department for informal review so that an applicant may be informed of Architectural Review Board policies prior to preparing for plan check submittal.
D. 
Plans or proposals that require a design review approval by the Architectural Review Board shall be considered at a noticed public hearing in accordance with the procedures set forth in this Chapter. At the conclusion of a public hearing, or continued public hearing, the Architectural Review Board shall issue a determination on an application. The Architectural Review Board shall be authorized to approve, conditionally approve, or disapprove exterior elevations, landscaping, and general appearance and to impose such conditions as it believes reasonable and necessary. The Architectural Review Board shall transmit its determination to the applicable Review Authority in writing, including the reasons for the determination, and the findings related to the criteria for the determination in Section 9.55.140.
E. 
The Architectural Review Board shall make a determination in accordance with subsection D at the conclusion of no more than 2 noticed and agendized public hearings or continued public hearings, provided that the number of the hearings and the timing for the determination shall be subject to all applicable law, including, but not limited to, Government Code Section 65905.5. A continuance requested by the applicant shall not count towards the 2 hearing limit set forth in this Section.
F. 
For projects that require an Administrative Approval:
1. 
Except as provided in subsection (F)(2), below, the Board shall issue its determination prior to issuance of the Administrative Approval by the Director.
2. 
Notwithstanding subsection (F)(1), above, the Architectural Review Board's design review approval shall occur after the Director's determination on the Administrative Approval if the project has met the following:
a. 
At least one Architectural Review Board design review approval hearing has occurred;
b. 
The applicant has submitted revised plans in response to the Architectural Review Board's design review comments; and
c. 
The project conforms precisely to all applicable development standards and the Administrative Approval determination by the Director is ready to be issued.
G. 
For projects that require a Development Review Permit, the Architectural Review Board shall issue its determination prior to consideration of the project by the Planning Commission.
H. 
The Architectural Review Board also shall have the authority to undertake review and approval of projects as authorized by the Zoning Ordinance or of sign permits as authorized by Chapter 9.61.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2651CCS § 1, adopted October 13, 2020; Ord. No. 2742CCS § 2, adopted April 11, 2023; Ord. No. 2792CCS, 10/8/2024; Ord. No. 2814CCS, 5/27/2025)
A. 
An application shall be filed by a qualified applicant.
B. 
The Director shall prepare and issue application forms and lists that specify the information that will be required from applicants for design review subject to the provisions of this Chapter. The Director shall require the submission of supporting materials as part of the application, including, but not limited to, plans, concept diagrams, renderings, models, material samples or images of materials, massing diagrams and/or models, typical details, landscape plans, and other items deemed necessary or relevant. Drawings and photographs demonstrating how the proposal fits in the surrounding context including a neighbor profile, figure-ground diagrams, and site plan. All material submitted becomes the property of the City, may be distributed to the public, and shall be made available for public inspection. At any time upon reasonable request, and during normal business hours, any person may examine an application and materials submitted in support of or in opposition to an application in the Planning Division offices. Unless prohibited by law, copies of such materials shall be made available at a reasonable cost.
C. 
The City Council shall approve by resolution a Municipal Fee Schedule that establishes fees for permits, appeals, amendments, informational materials, penalties, copying, and other such items. These fees may be amended by the City Council.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2651CCS § 1, adopted October 13, 2020; Ord. No. 2742CCS § 2, adopted April 11, 2023)
A. 
The Architectural Review Board may approve, approve with conditions, or disapprove an application submitted to it pursuant to Section 9.55.120 after consideration of whether the project complies with the following criteria:
1. 
The plan for the proposed project is expressive of good taste, good design, and in general contributes to the image of Santa Monica as a place of beauty, creativity, and individuality;
2. 
The proposed project is not of inferior quality such as to cause the nature of the local neighborhood or environment to materially depreciate in appearance and value;
3. 
The proposed design of the project is compatible with developments on land in the general area; and
4. 
The proposed project is in conformity with the effective guidelines and standards adopted pursuant to this Chapter and all other applicable ordinances relating to the location and appearance of the project involved.
B. 
If the Architectural Review Board finds that the project complies with the criteria in subsection A above, the Architectural Review Board shall approve the application. The Architectural Review Board may impose conditions when the proposed project does not comply with the above criteria and any such conditions are limited to those that will bring the proposed project into conformity therewith. If an application is disapproved, the Architectural Review Board shall detail in its findings, as applicable, the criteria with which the project does not comply or the guidelines that are violated. Any action taken by the Architectural Review Board in regard to a proposed project shall be in writing and include findings, signed by the Chairperson, and a copy thereof shall be provided to the applicant by email utilizing the email address provided on the application, in person, or by United States mail, upon request.
C. 
In no case shall the Architectural Review Board impose conditions that reduce residential density or have the effect of denying a housing project as those terms are defined in Government Code Section 65589.5.
D. 
A decision or order of the Architectural Review Board shall not become final until 10 days after the date upon which a ruling has been made, unless an appeal is filed pursuant to Section 9.55.160.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020; Ord. No. 2792CCS, 10/8/2024)
The applicant or any interested person may appeal any ruling of the Architectural Review Board made pursuant to this Chapter to the Planning Commission. Notice of any appeal from the ruling of the Architectural Review Board must be filed within 10 days of the date that such ruling is made, and must be accompanied by the fee established by the Santa Monica Municipal Code. When such an appeal is made from a ruling of the Architectural Review Board, the Planning Commission shall set a hearing date within 30 days of the receipt of said notice of appeal. The Planning Commission shall hear the appeal at the earliest practical date. The Planning Commission shall decide the appeal within 30 days after said hearing and shall base its decision on the evidence submitted to it at said hearing and on the record from the Architectural Review Board and such other records as may exist in the case. The decision of the Planning Commission on any such appeal from a ruling by the Architectural Review Board shall be final.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
Pursuant to Section 9.55.110 of the Santa Monica Municipal Code, an architectural review district is hereby established. Said architectural review district shall be composed of all commercial, industrial, and residential areas within the corporate boundaries of the City, with the exception of those areas designated as R1 Districts by Article 9 of the Santa Monica Municipal Code, and those structures for which a certificate of appropriateness is obtained from the Landmarks Commission (or City Council on appeal) pursuant to Chapter 9.56 of the Santa Monica Municipal Code. Noncontributing structures located within Historic Districts shall be subject to architectural review unless otherwise exempted by the ordinance that establishes procedures for the alteration of structures within the Historic District. Single-unit structures, including accessory structures, in all districts in the City, except for those structures located in the area described in Section 9.08.030(A)(2), are also exempt from architectural review district boundaries.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
Within 10 days after an application for architectural review has been filed, the applicant shall post the property with a preprinted sign or signs prepared by the City measuring 30 inches by 40 inches in size. Except as set forth in this Section, the posting shall be in accordance with the requirements as to content, location(s), number of signs, height, lettering and posting period as established by the Director to ensure adequate notice. The application shall not be considered complete unless the site has been posted pursuant to this Section. Landscape applications and applications subject to administrative approval under Section 9.55.190 are exempt from the requirements of this Section.
(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; Amended by Ord. No. 2651CCS § 1, adopted October 13, 2020)
A. 
The Director is authorized to review and approve the following projects in an architectural review district by administrative approval:
1. 
Additions to structures or accessory structures (other than those exempted from review by Section 9.55.170) if the addition is either:
a. 
Behind an existing structure and not substantially visible from any public right-of-way (other than an alley), except for structures located in the R1 (Single-Unit Residential) District that are subject to review by the Architectural Review Board in accordance with Section 9.07.030(A); or
b. 
Within an existing courtyard, not visible from the public right-of-way (other than an alley), and maintains required and usable open space.
2. 
Additions to structures that are visible from a public right-of-way (other than an alley) if the addition is:
a. 
Less than 1,000 square feet, consistent with the existing structure's design and proportions, and the structure is not located within the Downtown Community Plan area; or
b. 
Less than 5,000 square feet, consistent with the existing structure's design and proportions, and the structure is located within the Downtown Community Plan area.
3. 
New buildings that:
a. 
Do not exceed 7,500 square feet.
b. 
Do not exceed 10,000 square feet and are new multiple-unit dwelling projects located in Residential and Ocean Park zoning districts.
4. 
Mechanical and electrical equipment on an existing structure that is substantially screened from view, and when required, rooftop screening on an existing structure that is in keeping with the design of the existing structure.
5. 
Replacement of existing materials with similar or consistent materials, provided that the new materials are of a comparable quality, texture, and craftsmanship as the existing structure.
6. 
Alterations to the design or materials of a façade of an existing structure if that structure is either:
a. 
Not located in the Main Street Neighborhood Commercial District or the BC (Promenade) District with frontage along the Third Street Promenade; or
b. 
Located in the Main Street Neighborhood Commercial District or the BC (Promenade) District with frontage along the Third Street Promenade, provided that the alterations are consistent with the structure's existing design.
7. 
New window frames, door frames, windows, and doors on existing structures, provided that the new elements are of high quality and are consistent with the materials on the existing structure.
8. 
New awnings without signage that are not backlit and of a design and color consistent with the existing structure, including any existing awnings.
9. 
New construction of and alterations to outdoor use areas permitted under Sections 9.31.199, Outdoor Commercial Uses on Private Property, and 9.31.200, Outdoor Dining and Seating on Sidewalks, including, but not limited to, railings, awnings, lighting, and other structures and appurtenances thereto.
10. 
New freestanding walls or extensions to existing freestanding walls that are consistent with existing architecture.
11. 
Landscape and irrigation plans for:
a. 
New landscaping less than 1,000 square feet in area that is visible from the public right-of-way (other than an alley), conforms to the City's landscaping standards, and maintains existing mature trees wherever possible;
b. 
New landscaping that is not visible from the public right-of-way (other than an alley), conforms to the City's landscaping standards, and maintains existing mature trees wherever possible; or
c. 
New landscaping for single-unit dwellings (other than those exempted from review by Section 9.55.170) that conforms to the City's landscaping standards.
12. 
Notwithstanding anything to the contrary in this subsection (A), the only projects subject to administrative design approval for existing structures on the historic resource inventory are projects involving minor or insignificant alterations to the design or materials of a façade.
B. 
Any application for administrative design approval pursuant to this Section shall comply with the requirements of Section 9.55.130.
C. 
The Director may approve, approve with conditions, or disapprove an application submitted to it pursuant to subsection (A) after consideration of whether the project complies with the criteria in Section 9.55.140(A).
D. 
If the Director finds that the project complies with the criteria in Section 9.55.140(A), the Director shall approve the application. The Director may impose conditions when the proposed project does not comply with the criteria in Section 9.55.140(A) and any such conditions are limited to those that will bring such project into conformity therewith; except, however, for any project submitted pursuant to subsection (A)(4), the Director may reduce the height of the required screening based on the placement of the equipment on the roof, the existing height of the subject building and surrounding buildings, and the overall visibility of the equipment. If an application is disapproved, the Director shall detail in its written findings, as applicable, the criteria with which the project does not comply or the guidelines, if any, that are violated. Any action taken by the Director to conditionally approve or deny a proposed project shall be in writing and include findings and conditions, as applicable. A copy of the Director's decision shall be provided to the applicant by email utilizing the email address provided on the application, in person, or by United States mail, upon request.
E. 
The Director's decision shall be effective and final upon issuance and not subject to administrative appeal.
F. 
No completed project that is subject to and receives the Director's administrative design approval shall receive a certificate of occupancy or final building inspection approval until the Director certifies that such construction has complied with the conditions and restrictions, if any, imposed by the Director, and that the final construction is in conformity with the plans approved by the Director.
(Added by Ord. No. 2651CCS § 1, adopted October 13, 2020; Amended by Ord. No. 2742CCS § 2, adopted April 11, 2023)