Chapter 9.14 — OCEANFRONT DISTRICT

The purposes of the "Oceanfront" District are to:

• A. Maintain and enhance the beach area as an important visitor-serving destination with lodging, restaurants, shopping, and recreation that support it as a regional, national, and international tourist destination.

• B. Preserve the unique scale, character, and uses along the Ocean Front Walk and on the Santa Monica Pier.

• C. Protect the existing residential mix in the area while providing for coastal-related, lodging, dining, recreation, and shopping needs of tourists and others in the oceanfront area. Conditionally permit other uses such as office, new residential, and cultural uses.

• D. Avoid the deleterious effects of uncontrolled growth and preserve the unique and diverse character of the Santa Monica oceanfront by limiting the proliferation of excessive hotel, motel, and large restaurant development in the oceanfront area.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)

Table 9.14.020 prescribes the land use regulations for the Oceanfront District. The regulations for each district are established by letter designations listed below. These designations apply strictly to the permissibility of land uses; applications for buildings or structures may require discretionary review.

"P" designates permitted uses. Uses not listed in Table 9.14.020 may be permitted upon a determination by the Director, or designee, that the use is similar to, and not more intrusive or disruptive than, uses permitted in the District. Factors to be considered in making this determination shall include, but are not limited to, maximum parking requirements, operational characteristics, and prior determinations on similar uses.

"L(#)" designates limited uses, which are permitted by right, provided they comply with specific limitations listed at the end of the table. "CUP" designates use classifications that are permitted after review and approval of a Conditional Use Permit.

"MUP" designates use classifications that are permitted after review and approval of a Minor Use Permit. " — " designates uses that are not permitted.

Land uses are defined in Chapter 9.51, Use Classifications. 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.

§ 9.14.020

§ 9.14.020

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Table 9.14.020: LAND USE REGULATIONS—OCEANFRONT DISTRICT
Use Classification OF 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 P Section 9.31.195, Multiple-Unit Dwelling Projects
Duplex P Section 9.31.195, Multiple-Unit Dwelling Projects
Senior Citizen Multiple-Unit Dwelling P Section 9.31.195, Multiple-Unit Dwelling Projects
Single-Unit Dwelling P
Housing Types for Specific Uses
Congregate Housing P Section 9.31.110, Congregate Housing
Elderly and Long-Term Care P
Emergency Shelters CUP Section 9.31.130, Emergency Shelters
Employee Housing P
Family Day Care See sub-classifications below.
Large P Section 9.31.135, Family Day Care, Large
Small P
Group Residential MUP Section 9.31.155, Group Residential
Senior Group Residential P Section 9.31.155, Group Residential
Low Barrier Navigation Centers P Section 9.31.175, Low Barrier Navigation Centers
Residential Facilities See sub-classifications below.
Residential Care, General P Section 9.31.270, Residential Care Facilities
Residential Care, Limited P Section 9.31.270, Residential Care Facilities

§ 9.14.020

SANTA MONICA CODE

§ 9.14.020

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Table 9.14.020: LAND USE REGULATIONS—OCEANFRONT DISTRICT
Use Classification OF Additional Regulations
Residential Care, Senior P Section 9.31.270, Residential Care Facilities
Single Room Occupancy Housing P Section 9.31.330, Single Room Occupancy Structures
Supportive Housing P
Transitional Housing P
Public and Semi-Public Uses
Adult Day Care CUP
Child Care and Early Education Facilities CUP Section 9.31.120, Child Care and Early Education Facilities
Cultural Facilities CUP
Community Clinic L(6)
Park and Recreations Facilities, Public P
Schools P
Commercial Uses
Automobile/Vehicle Sales and Service See sub-classifications below.
Automobile Rental MUP Section 9.31.050, Automobile Rental
Commercial, Entertainment, and Recreation See sub-classifications below.
Theaters L(1)
Convention and Conference Centers P
Small-Scale Facility P
Large-Scale Facility L(2)/CUP
Fortunetelling P
Drinking Establishments See sub-classifications below.
Bars L(3),/MUP Section 9.31.040, Alcoholic Beverage Sales
Taprooms L(7)/MUP Section 9.31.040, Alcoholic Beverage Sales

§ 9.14.020

§ 9.14.020

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Table 9.14.020: LAND USE REGULATIONS—OCEANFRONT DISTRICT
Use Classification OF Additional Regulations
Eating Establishments See sub-classifications below.
Brewpubs P Section 9.31.040, Alcoholic Beverage Sales
Section 9.31.290, Restaurants With Entertainment
Section 9.31.200, Outdoor Dining and Seating on Sidewalks
Chapter 9.20, Beach Overlay District
Restaurants, Full-Service, Limited Service and Take-Out Only P Section 9.21.040, Alcoholic Beverage Sales
including Outdoor Dining and Seating
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 on Sidewalks
Chapter 9.20, Beach Overlay District
Food Hall P
Food and Beverage Sales See sub-classifications below.
Convenience Markets P Section 9.31.040, Alcoholic Beverage Sales
Farmers Markets MUP
General Markets L(4) Section 9.31.040, Alcoholic Beverage Sales
Liquor Stores CUP Section 9.31.040, Alcoholic Beverage Sales
Lodging See sub-classifications below.
Bed and Breakfast CUP Within Designated Landmarks only. Section 9.31.090, Bed and
Breakfasts
Night Clubs L(3), CUP Section 9.31.040, Alcoholic Beverage Sales
Offices See sub-classifications below.
Business and Professional L(5)/CUP
Creative L(5)/CUP

§ 9.14.020

SANTA MONICA CODE

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Table 9.14.020: LAND USE REGULATIONS—OCEANFRONT DISTRICT
Use Classification OF Additional Regulations
Walk-In Clientele L(5)/CUP
Parking, Public or Private CUP
General Personal Services MUP
Retail Sales See sub-classifications below.
Cannabis Retailers P Section 9.31.095, Cannabis Retailers
General Retail Sales, Small-Scale P Section 9.31.220, Outdoor Retail Display and Sales
Transportation, Communication, and Utilities Uses
City Bikeshare Facility P
Specific Limitations:
(1) Limited to theaters for live performances.
(2) Existing large-scale commercial, entertainment, and recreation facilities existing as of the date of the ordinance codified in this Section, are permitted.
Any new large-scale commercial, entertainment, and recreation facilities require approval of a Conditional Use Permit.
(3) Bars and nightclubs are only permitted on the Pier, on Oceanfront Walk, and within hotels.
(4) Limited to establishments with no more than 2,500 sq. ft. of floor area.
(5) Office uses on the ground floor street frontage may not exceed 25% of the parcel width or 1,000 sq. ft. whichever is less.
(6) Permitted if all objective planning standards set forth in Government Code Section 65914.900 are met.
(7) Permitted by-right with approval of an alcohol exemption permit in compliance with Section 9.31.040. Otherwise, an MUP is required.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2536CCS § 20, adopted February 28, 2017; Ord. No. 2606CCS § 7, adopted April 9, 2019; Ord. No. 2649CCS § 18, adopted September 8, 2020; Ord. No. 2726CCS § 7, adopted October 25, 2022; Ord. No. 2742CCS § 2, adopted April 11, 2023; Ord. No. 2792CCS, October 8, 2024; Ord. No. 2814CCS, May 27, 2025; Ord. No. 2829CCS, September 30, 2025; Ord. No. 2850CCS, March 10, 2026)

Table 9.14.030 prescribes the development standards for the Oceanfront District. 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.

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TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Parcel and Intensity Standards
Minimum Parcel Size (sq. ft.) 5,000
Minimum Parcel Width (ft.) 50'
Minimum Parcel Depth (ft.) 100'
Maximum Allowable Density; Parcels along the Parcels 4,000 sq. ft. or more: 1 unit per 1,500 sq. ft. No more than 1 dwelling unit shall be permitted on
Pacific Coast Highway between the Santa Monica of parcel area Parcels less than 4,000 sq. ft.: 1 unit a parcel 40 ft. or less in width
Pier and the north City limits per parcel
Maximum FAR Section 9.04.090, Determining Floor Area Ratio in
Non-residential Zoning Districts
Tier 1 — Base Standard 1.5; 0.5 for parcels located along the Pacific Coast The maximum FAR for housing projects that meet
Highway between the Santa Monica Pier and the the requirements of Government Code Section
north City limits 65913.11(b) shall be:
• 1.0 for projects consisting of 2-7 units; and
• 1.25 for projects consisting of 8-10 units
Tier 2 — With Provision of Community Benefits 2.0 Chapter 9.23, Community Benefits
100% Affordable Housing Projects 2.25 Chapter 9.64, Affordable Housing Production
Program
Santa Monica Pier Maximum FAR
The Deauville site to the north, Seaside Terrace to 1.0
the south, The Ocean Front Walk to the west, and
Ocean Avenue to the east, except parcels fronting
on Ocean Avenue
Parcels fronting on Ocean Avenue 0.5
Building Form and Location
Maximum Building Height (stories/ft.) One story for newly constructed stand-alone Section 9.04.050 Measuring Height
restaurants except for the Santa Monica Pier

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TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Tier 1 — Base Standard 2/32';
2/23' (flat roof) or 2/30' (pitched roof) for parcels
located along the Pacific Coast Highway between
the Santa Monica Pier and the north City limits
Tier 1 — Projects Including On-Site Affordable 3/36' Chapter 9.64, Affordable Housing Production
Housing in Compliance with AHPP Program
100% Affordable Housing Projects No limit to number of stories/47' Chapter 9.64, Affordable Housing Production
Program
Tier 2 — With Provision of Community Benefits 3/47' Chapter 9.23, Community Benefits
Tier 2 — With Provision of Community Benefits and No limit to stories/47' Chapter 9.23, Community Benefits
100% Residential Above the Ground Floor
Santa Monica Pier Maximum Building Height Section 9.04.050, Measuring Height
(stories/ft.)
The Deauville site to the north, Seaside Terrace to 2/30'
the south, The Promenade to the west, and Ocean
Avenue to the east, including parcels fronting on
Ocean Avenue
Amusement Rides on the Santa Monica Pier 85 ft. for one Ferris wheel; 55 ft. for one roller
coaster; 45 ft. for all other amusement rides
Street-Facing Facades (ft.)
Minimum Ground Floor Height for Nonresidential 11'
Uses
Pedestrian Oriented Design See (A)
Exterior Lighting See (C)
Minimum Setbacks (ft., measured from parcel line)

§ 9.14.030

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TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Street Frontage 5 ft. from street fronting parcel line except for 20 ft.
on Pacific Coast Highway between northern City
limits and Santa Monica Pier. See (B)
Rear 15 ft. if adjacent to a residential use; 25 ft. for beach
rear setback on parcels over 100 ft. in depth located
along the Pacific Coast Highway between the Santa
Monica Pier and the north City limits
Side If adjacent to a residential use, see (D); for parcels
located along the Pacific Coast Highway between
the Santa Monica Pier and the north City limits, see
(D)
Minimum Upper-Story Stepbacks (ft.)—Required Above Maximum Ground Floor Height
Street-Facing Facades At least 30% of the building elevation above the
maximum ground floor height shall provide an
additional 5-foot average setback from the minimum
required front setback
Daylight Plane Adjacent to Residential Use—Interior See (E) Section 9.21.060, Height Projections
Side and Rear Setbacks
View Corridors See (F)
Standards for Residential Uses
Minimum Outdoor Living Area (sq. ft./unit)—Sites 100 Section 9.21.090, Outdoor Living Area
with 3 or More Units (including private and common)
Minimum Amount Provided as Private Outdoor 60
Living Area (sq. ft./unit)
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

§ 9.14.030

§ 9.14.030

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TABLE 9.14.030: DEVELOPMENT STANDARDS—OCEANFRONT DISTRICT
Standard OF Additional Regulations
Accessory Structures Section 9.21.020, Accessory Buildings and Structures
Affordable Housing Production Program Chapter 9.64, Affordable Housing Production Program
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 Section 9.14.030(G), 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 Section 9.31.196, Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking
Community Assembly Surface Parking Lots 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

• A. Pedestrian-Oriented Design. New development shall incorporate the following design elements into the street-facing facades at the ground floor level:

  1. Articulated facades 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.

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

§ 9.14.030

PLANNING AND ZONING

3. Sloped Ground-Floor Street Frontages. On parcels with a grade change of 10% or more along the length of the parcel line adjacent to a street frontage, the finished ground floor level shall not exceed 18 inches lower or 3 feet higher than the finished grade of the adjacent sidewalk.

4. Alternatives to the requirements of this Section 9.14.030(A) 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.

• B. Build-To Line, Nonresidential Uses. Except on Pacific Coast Highway between northern City limits and Santa Monica Pier, buildings with nonresidential uses on the ground floor shall be constructed no farther than 10 feet from the street facing parcel line(s) for 70% of linear street frontage. This requirement may be waived or modified subject to a discretionary approval upon finding that:

  1. Entry courtyards, plazas, 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, or dining area; and

  2. The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

• C. Exterior Lighting. Exterior lighting should provide 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.

• D. Side Setback. The side setback shall be determined in accordance with the following formula, except for parcels of less than 50 feet in width for which the side setback shall be 10% of the parcel width but not less than four feet:

For parcels located along the Pacific Coast Highway between the Santa Monica Pier and the north City limits, at least 25% of the side elevation above 14 feet in height shall provide an additional 4-foot average setback from the minimum side setback.

• E. Daylight Plane Adjacent to Residential Uses. Buildings shall not extend above a plane starting at 30 feet in height directly above the parcel line abutting any residentially-zoned parcel in residential use, 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.

• § 9.14.030

FIGURE 9.14.030.FE: DAYLIGHT PLANE ADJACENT TO RESIDENTIAL USES—OCEANFRONT DISTRICT

• F. View Corridors. For parcels located along the Pacific Coast Highway between the Santa Monica Pier and the north City limits, any structure with 70 feet or more of frontage parallel to the Pacific Coast Highway shall provide an unobstructed view corridor between Pacific Coast Highway and the ocean. The view corridor shall be a minimum of 20 continuous feet in width measured from the parcel line abutting and parallel to Pacific Coast Highway and shall remain unobstructed by any structure or portion thereof.

• G. Landscaping. The following landscaping requirements apply.

  1. 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.

  2. Interior Setback Areas. At least 50% of each required interior side setback area and rear setback area shall be planting area having a minimum width of 7.5 feet adjoining a side or rear parcel line. The width of a required planting area may be reduced to 3 feet in one side or rear setback area adjoining a driveway, and a nonresidential accessory structure may occupy a portion of the planting area in a rear setback area.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2524CCS § 4, adopted July 28, 2016; Ord. No. 2576CCS § 5, adopted June 12, 2018; Ord. No. 2649CCS § 19, adopted September 8, 2020; Ord. No. 2726CCS § 8, adopted October 25, 2022; Ord. No. 2742CCS § 2, adopted April 11, 2023; Ord. No. 2792CCS, 10/8/2024; Ord. No. 2814CCS, 5/27/2025)