Santa Monica — Design Review

Last reviewed: July 2, 2026

Overview

Design review in Santa Monica is administered through the city's Architectural Review procedures (Chapter 9.55) and the Development Review Permit process (Chapter 9.40). Projects across most commercial, mixed‑use, industrial and many residential contexts must clear design or architectural review before building permits are issued; the rules identify which projects go to the Architectural Review Board, which the Director may approve administratively, and when Planning Commission review (via a Development Review Permit) is required. See the city's rules on general zoning, development standards, and parking because design review decisions must be consistent with those standards.

What the code actually requires (by rule)

• The Architectural Review regime lives in Chapter 9.55. It requires ARB review of projects in established Architectural Review Districts unless specifically exempted, and it sets the Board's criteria (design quality, compatibility, and conformity with guidelines) and procedural limits (hearing limits, notices, findings). The primary provisions are § 9.55.120, § 9.55.140, § 9.55.160, § 9.55.170, and § 9.55.190.

• Projects that exceed development thresholds or require discretionary site/plan findings go through the Development Review Permit process in Chapter 9.40, which includes the required findings and conditions the Review Authority must make. Key findings are in § 9.40.050 and conditioning authority is in § 9.40.060.

• Administrative design approvals (Director-level) are authorized for limited, defined categories of smaller or clearly conforming projects; the Director may approve, conditionally approve, or disapprove such applications under § 9.55.190. The Director’s decisions are effective immediately and not subject to administrative appeal.

• The Architectural Review District covers essentially the whole city except parcels in R‑1 single‑unit districts and structures with Certificates of Appropriateness from the Landmarks Commission; single‑unit homes are largely exempt from ARB unless specific triggers apply. See § 9.55.170.

District-by-district breakdown (purpose, typical uses, key standards, where it applies)

Note: bolded district names and numbers are the local designations used in the Santa Monica Municipal Code. Where the Code ties design review or special rules to a district, the controlling § is shown.

R-1 — Single‑Unit Residential District

• Purpose / typical uses: Single‑family homes (one dwelling per parcel) with limited accessory uses and ADUs governed by Chapter 9.31. See the R‑1 development table.
• Design review applicability: Single‑unit structures (including accessory structures) in most locations are exempt from Architectural Review District boundaries; however, the ARB still reviews duplexes and certain larger additions or new residential buildings on steep grade parcels (grade differential ≥ 12.5 ft) or additions meeting the 50% replacement/repair trigger. Refer to § 9.07.030 (R‑1 standards) and the R‑1 specific ARB criteria.
• Key dimensional standards (excerpt): minimum parcel area 5,000 sq ft, maximum FAR varies by height (e.g., 0.5 for one‑story <18 ft; 0.45 for two‑story); see § 9.07.030 and cross references to § 9.04.050 for height measurement.
• Where it applies: city map designates R‑1 parcels — check Article 9 mapping for parcel‑level zoning. Not all R‑1 work is exempt; see triggers above.

NC — Main Street / Neighborhood Commercial Districts (commercial / mixed‑use)

• Purpose / typical uses: Ground‑floor commercial with pedestrian orientation, mixed‑use housing above, neighborhood retail and services. Build‑to and storefront/window expectations are strong. See the NC‑district design provisions in Chapter 9.11.
• Design review applicability: New construction, additions and most exterior changes require Architectural/Design Review under Chapter 9.55; storefront transparency and build‑to line rules can drive conditions. See the NC rules on ground‑floor frontage (build no farther than 10 ft from street for 70% of frontage) in § 9.11.030.C.
• Key dimensional standards: build‑to and storefront/window requirements; daylight plane adjacent to residential districts starts at 30 ft then 45° inward for mixed‑use and commercial contexts (§ 9.11.030.D).
• Where it applies: downtown/main‑street commercial corridors and mapped NC parcels.

C / Commercial and Mixed‑Use Districts (various C‑designations)

• Purpose / typical uses: Retail, office, service uses, and mixed use; standards vary by subdistrict (see Article 9 district tables).
• Design review applicability: All new construction, additions, and exterior improvements that require a building permit are subject to Architectural Review per § 9.16.090 and Chapter 9.55.
• Key dimensional standards: Daylight plane, FAR limits, setbacks and stepbacks per each district table (e.g., mixed‑use daylight plane rules in § 9.11.030.D). Confirm the specific C‑subdistrict table for exact FAR/height limits.

M / Manufacturing / Industrial Districts

• Purpose / typical uses: Light industrial, manufacturing, service uses; design review applies to exterior changes and new construction just as in commercial districts. The Architectural Review Board reviews projects authorized by the Zoning Ordinance per § 9.55.120 and § 9.55.070.

Public and Semi‑Public Districts

• Purpose / typical uses: Public buildings, schools, government facilities; landscaping and setback treatment are emphasized. Planting requirements and pedestrian frontage standards are spelled out in Chapter 9.11 for public districts. Design review applies to exterior improvements requiring a building permit. See § 9.11.030.A and § 9.16.090.

A — Off‑Street Parking Overlay District

• Purpose: Regulates parking parcels and below‑grade parking design. Overlay parcels still follow the underlying district's development standards for non‑parking uses. The overlay calls out special design and landscaping requirements for parking facilities and also references architectural review applicability (§ 9.16.010–§ 9.16.090).

Quick reference table — Most decision‑relevant design review rules

Practical guidance / synthesis

• Expect design review for virtually any exterior work on non‑R‑1 parcels and for most substantial additions in R‑1 parcels that change massing, exceed certain size/grade triggers, or convert uses. The code channels formal discretion to the Architectural Review Board for compatibility and "good design" findings and reserves administrative approvals for smaller, well‑defined categories. Always start with a pre‑application informal ARB review as encouraged in § 9.55.120.C — it reduces surprises at formal submittal.

• The ARB's criteria are intentionally qualitative (taste, compatibility, contribution to Santa Monica's image) and tied to adopted design guidelines; applicants should bring context drawings, massing diagrams, material samples and landscape plans because § 9.55.130 requires those materials. Be prepared for conditions aimed at bringing designs into conformity.

• If your project triggers a Development Review Permit, the Planning Commission (or City Council on appeal) must make the specific findings in § 9.40.050; these look beyond aesthetics to impacts on infrastructure, circulation, and community benefits. Integrate those broader topics (parking, pedestrian access, utilities) into your design submittal. Parking and development standards compliance documentation will be checked.

• Historic resources are treated separately: restoration or reconstruction of City‑Designated Historic Resources is reviewed by the Landmarks Commission under Chapter 9.56, and ARB cannot substitute for that role. If your property is historic, consult § 9.55.120 and Chapter 9.56 early. See historic preservation.

• Where the Director can act administratively (small additions, equipment screening, landscape changes), those decisions may still be conditioned to meet the ARB criteria in § 9.55.140; the Director's written findings must show how the criteria are met. Appeals of Director administrative design approvals are limited (Director decisions are generally final). § 9.55.190 explains the scope.

• Signage and sign permits interact with design review; sign permits are governed by Chapter 9.61, and the ARB has authority to review sign permits as authorized. See signage.

Checklist (what an applicant must generally supply)

• File a complete application on the City form and pay fees (Municipal Fee Schedule) — § 9.55.130.
• Provide full design package: site plan, elevations, massing diagrams, renderings, materials samples, landscape plan, neighbor profile and context images as required by § 9.55.130.
• Post the required ARB notice sign on the property within 10 days of filing (unless exempt) — § 9.55.180.
• Demonstrate consistency with ARB criteria: good design, compatibility, and conformity with adopted design guidelines — § 9.55.140.
• If Administrative Approval is sought, show that your project meets the specific administrative categories and conforms precisely to development standards where required — § 9.55.190.
• If discretionary (Development Review Permit), prepare materials addressing the findings in § 9.40.050 (massing, circulation, infrastructure, community benefits).

Risks & Ambiguities

Plain‑English summary

If you are changing the exterior of a building in Santa Monica, expect design review unless you own a modest single‑unit home in a typical R‑1 parcel (but check for grade/size triggers). The Architectural Review Board (or the Director for small, clear‑cut cases) evaluates projects for good design, neighborhood compatibility, and conformity with the City's guidelines; larger projects may also need a Development Review Permit with broader findings. Follow the submittal checklist, attend the noticed hearing, and be prepared for design‑focused conditions. See the rules in Chapter 9.55 and the Development Review provisions in Chapter 9.40.

Source References

• Santa Monica Municipal Code, Chapter 9.55 — Architectural Review: § 9.55.120, § 9.55.130, § 9.55.140, § 9.55.160, § 9.55.170, § 9.55.180, § 9.55.190.
• Santa Monica Municipal Code, Chapter 9.40 — Development Review Permit findings and conditions (§ 9.40.050, § 9.40.060).
• Santa Monica Municipal Code, Article on R‑1 Single‑Unit Residential development standards (§ 9.07.030 and related tables).
• Santa Monica Municipal Code, NC / Commercial district design rules (daylight plane, storefronts, build‑to) (§ 9.11.030).
• Santa Monica Municipal Code, Parking and overlay district rules (A Off‑Street Parking Overlay § 9.16.010–§ 9.16.090).
• Santa Monica Municipal Code, Landmarks and Historic Districts (Chapter 9.56) — historic resource review distinctions.

Additional helpful city pages (internal reference links used above): zoning & planning overview, Zoning, Land Use, Development Standards, Parking, Overlay Districts, Historic Preservation, Signage, Landscaping and Screening, ADUs, California Building Standards Code. (Links are for related topics that the ARB/DRP process commonly touches.)

Retrieved passages

• Santa Monica Zoning Code High relevance show source text
• Santa Monica Zoning Code (§ 1) High relevance show source text
• Santa Monica Zoning Code (§ 1) High relevance show source text
• Santa Monica Zoning Code (§ 1) High relevance show source text
• Santa Monica Zoning Code (§ 1) Medium relevance show source text
• Santa Monica Zoning Code (§ 1) Medium relevance show source text
• Santa Monica Zoning Code (§ 9.40.050.) Medium relevance show source text
• Santa Monica Zoning Code (§ 9.16.080.) Medium relevance show source text

Cited sections

• Santa Monica Municipal Code, Chapter **9.55** — Architectural Review: **§ 9.55.120**, **§ 9.55.130**, **§ 9.55.140**, **§ 9.55.160**, **§ 9.55.170**, **§ 9.55.180**, **§ 9.55.190**. (§ 9.55.120)
• Santa Monica Municipal Code, Chapter **9.40** — Development Review Permit findings and conditions (**§ 9.40.050**, **§ 9.40.060**). (§ 9.40.050)
• Santa Monica Municipal Code, Article on R‑1 Single‑Unit Residential development standards (**§ 9.07.030** and related tables). (Article on)
• Santa Monica Municipal Code, NC / Commercial district design rules (daylight plane, storefronts, build‑to) (**§ 9.11.030**). (§ 9.11.030)
• Santa Monica Municipal Code, Parking and overlay district rules (A Off‑Street Parking Overlay **§ 9.16.010–§ 9.16.090**). (§ 9.16.010)
• Santa Monica Municipal Code, Landmarks and Historic Districts (Chapter **9.56**) — historic resource review distinctions.
• SantaMonica_ZoningCode.md

• Official Santa Monica code library