Local zoning · Santa Monica

Santa Monica — Development Standards

Development Standards under the Santa Monica local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the Santa Monica Zoning Ordinance (commonly Title 9 in the Municipal Code) rules that control setbacks, height, lot coverage, density and FAR in the City's zoning districts. It interprets the objective development standards (tables and rules) you must meet on most projects; for discretionary exceptions and historic-resource flexibility see the specific code citations below. For related procedural topics see the City’s pages on zoning, land use, and design review. For construction code questions consult the California Building Standards Code.

District-by-district the code sets different rules. Below are the districts most frequently encountered for small residential and mixed-use projects in Santa Monica, with the practical controlling numbers and where they are stated in the ordinance.

R-1 (Single-Unit Residential)

  • Purpose & where it applies: The R-1 district regulates single-family parcels and includes standards intended to preserve single-unit character; see Table 9.07.030 for the detailed development standards in § 9.07.030.
  • Typical permitted uses: single-unit dwellings, accessory dwelling units (ADUs), and specified accessory structures — ADUs addressed in § 9.31.025.
  • Key dimensional standards (practical takeaways):
    • FAR: one-story <18 ft = 0.50; two-story = 0.45 (special caps for small lots are listed in § 9.07.030). § 9.07.030.
    • Max stories: 2; max building heights are measured per § 9.04.050 and vary by roof type and parcel size (see § 9.07.030).
    • Setbacks & daylight plane: R‑1 parcels are subject to daylight-plane and upper-story stepback rules in Table 9.07.030 and related sections (see § 9.07.030 and § 9.21.110).

Practical guidance: R‑1 limits are prescriptive (FAR caps tied to stories) — confirm lot area triggers for exception FAR caps when your parcel is under 5,000 sq ft (see § 9.07.030).

R-2 (Lower-Scale Multi-Unit Residential)

  • Purpose & where it applies: R-2 permits duplexes and smaller multi-unit forms; development standards are in Table 9.08.030 / § 9.08.030.
  • Typical permitted uses: multiple-unit dwellings, duplexes, accessory units; ADUs treated under § 9.31.025.
  • Key dimensional standards:
    • Base maximum height for many R2 locations: 30 ft (see Table 9.08.030 and subsection (B) for exceptions). § 9.08.030.
    • Daylight plane / upper-story: no building volume above 23 ft may encroach into the daylight plane starting at the front setback and sloping 45° to the rear (see § 9.08.030 and upper-story rules). § 9.08.030 / § 9.21.060.
    • Street-side setback: at least 15% of parcel width, but no less than 6 ft and not required to exceed 10 ft; special 4‑ft exceptions exist for small projects meeting state timelines (see § 9.08.030(C)). § 9.08.030(C).

Practical guidance: R‑2 imposes both numeric setbacks and daylight-plane/stepback controls; small ownership or rental projects completed after specified dates may qualify for reduced setbacks — verify project-specific dates and unit-count thresholds in § 9.08.030(C).

R-3 (Medium Multi-Unit Residential)

  • Purpose & where it applies: R-3 allows mid-scale multi-family housing; standards are in Table 9.08.030 / § 9.08.030.
  • Typical permitted uses: multi-unit dwellings, senior housing, supportive housing, etc., with some conditional uses identified in the same table/section.
  • Key dimensional standards:
    • Base height: often 30 ft for Tier 1 non-housing projects (check Table 9.08.030 for housing vs non‑housing tiers). § 9.08.030.
    • Daylight plane / upper-story: no building volume above 35 ft may encroach the 45° daylight plane from the front setback (see § 9.21.060 / § 9.08.030). § 9.21.060.
    • Street-side setback: same formula as R2 (15% / min 6 ft / max 10 ft; see § 9.08.030(C)). § 9.08.030(C).

Practical guidance: R‑3 projects must be designed around daylight-plane limits at defined trigger heights (35 ft) — massing above that plane is limited unless a waiver/major modification process is used.

R-4 (Higher Multi-Unit Residential)

  • Purpose & where it applies: R-4 is for larger multi-unit development; see Table 9.08.030 and § 9.08.030 for the zone’s tiers and standards.
  • Typical permitted uses: larger multi-unit and mixed residential types, subject to use tables and occasional conditional uses.
  • Key dimensional standards:
    • Base height: again often expressed as a Tiered standard (Table 9.08.030); housing projects and non-housing projects have different story/ft allowances — see § 9.08.030. § 9.08.030.
    • Daylight plane / upper-story: no building volume above 40 ft may encroach into the 45° daylight plane from the front setback (see § 9.21.060). § 9.21.060.
    • Transition setbacks adjacent to R-1: interior side setback 10 ft and rear setback 20 ft where an R2/R3/R4 district adjoins R‑1; exceptions for small projects exist (see § 9.08.030(D)). § 9.08.030(D).

Practical guidance: For R‑4, check tier definitions (housing vs. non‑housing) and transition requirements to adjacent R‑1 parcels early in schematic design.

OF (Oceanfront / OF District)

  • Purpose & where it applies: The Oceanfront (OF) district governs parcels along the beach and Ocean Avenue; see Table 9.14.030 and § 9.14.030.
  • Typical permitted uses: a mix of restaurants, lodging, restaurants on Pier, and residential in limited forms; uses and limits are enumerated in § 9.14.030 and the table. § 9.14.030.
  • Key dimensional standards:
    • Base FAR (Tier 1): 1.5 (with special lower FAR for parcels fronting Ocean Avenue or specific PCH corridors); higher FAR tiers permitted with community benefits or for affordable housing — see § 9.14.030 and cross‑refs § 9.04.090. § 9.14.030.
    • Height: Tiered story/ft limits (common examples: 2 stories/32 ft base; higher tiers for community benefits and AHPP projects); see § 9.14.030. § 9.14.030.
    • Setbacks: minimum street frontage and rear/beach setbacks are specific (e.g., 5 ft street frontage except specific PCH segments; rear setback up to 25 ft adjacent to beach in certain deep parcels) — see entries in Table 9.14.030. § 9.14.030.

Practical guidance: OF rules are parcel‑specific (PCH, Pier, Ocean Avenue exceptions). Confirm any PCH/Ocean frontage exceptions and view‑corridor constraints in § 9.14.030 before relying on nominal FAR/height numbers.

Employment / Commercial / Special Districts (IC / OC / HMU / Bergamot / Downtown)

  • Where to find them: Employment and commercial district development standards appear in tables such as Table 9.13.030.A (IC/OC/HMU) and district-specific tables (Bergamot: Table 9.12.030.B) — see § 9.13.030 and § 9.12.030.
  • Key features:
    • FAR and height are tiered and often higher (e.g., HMU and IC base FARs in Table 9.13.030.A; Bergamot housing projects have FAR up to 4.0 and tall building allowances specific to parcels). § 9.13.030 / § 9.12.030.
    • Downtown: the Zoning Ordinance incorporates the Downtown Community Plan standards by reference (see § 9.10.001); specific downtown heights, setbacks, and FAR are controlled by that Plan (Chapter 4 of the Downtown Community Plan). § 9.10.001.

Practical guidance: Commercial and special districts rely heavily on tiering and community-benefit programs; if your project is in Downtown or Bergamot consult the referenced chapter/table for parcel-level rules.

Most decision-relevant development standards (quick table)

District Typical max height / stories Typical FAR / density Typical setbacks / other controls Code reference
R-1 2 stories; heights vary by roof and parcel size 0.45–0.50 (story-dependent); small-lot caps noted Standard front, side, rear setbacks; daylight plane/stepbacks apply § 9.07.030
R-2 Base ~30 ft (varies by tier) See Table 9.08.030 (density per parcel / unit) Street-side ≥ 15% parcel width (min 6 ft); daylight plane above 23 ft § 9.08.030
R-3 Daylight/stepback trigger at 35 ft See Table 9.08.030 Same street-side formula; transition to R-1 requires 10 ft / 20 ft § 9.08.030 / § 9.21.060
R-4 Daylight/stepback trigger at 40 ft See Table 9.08.030 Transition rules to R-1; upper-level stepbacks required § 9.08.030 / § 9.21.060
OF (Oceanfront) Tiered: e.g., 2 stories / 32 ft base; higher tiers with community benefits FAR 1.5 base; tiered to 2.0–2.25 with benefits/affordable projects Street-front and beach rear setbacks specific to location; special view envelope limits § 9.14.030

Note: these are the most commonly used, summary numbers. Always read the full table for the district and parcel-specific notes in the cited §.

Standards that alter or modify the numbers

  • Height projections and permitted encroachments (skylights, chimneys, solar equipment allowances) are in § 9.21.060 (Table 9.21.060) — useful when you need to put mechanicals or solar near height caps. § 9.21.060.
  • Projections into minimum setbacks and daylight planes (eaves, balconies, stairs) are regulated in § 9.21.110 (Table 9.21.110). § 9.21.110.
  • Waivers and minor/major modifications: the Director (or Planning Commission for concurrent reviews) may grant limited relief from some dimensional standards; the scope and caps are in § 9.43.030–.040 (examples: up to 20% or 5 ft relief for certain setbacks/height/FAR items under Major Modifications; not permitted for parcel area, maximum number of stories, minimum parking, residential density). § 9.43.030–9.43.040.
  • Density bonus, concessions, and waivers for affordable housing projects are in Chapter 9.22 (density bonus rules and how base density is calculated). Chapter 9.22.

Checklist

  • Identify the zoning district(s) for the parcel and pull the district table (e.g., Table 9.07.030 or Table 9.08.030) — see § 9.07.030, § 9.08.030, § 9.14.030.
  • Confirm base FAR/density and whether your project is a housing project or non‑housing (tables distinguish tiers) — see § 9.04.090, § 9.08.030.
  • Confirm maximum height (stories/feet) and any daylight-plane trigger heights (e.g., 23 ft, 35 ft, 40 ft) — see § 9.21.060 and district tables.
  • Check setbacks and transition setbacks to adjacent districts (especially where R‑2/3/4 meets R‑1) — see § 9.08.030(C–D).
  • Review projection allowances (solar, chimneys, eaves) in § 9.21.060 and § 9.21.110.
  • If requesting relief, document why a minor/major modification or waiver is needed and which standards you request relief from; consult § 9.43.030–9.43.040.
  • For ADUs, check the ADU rules and statewide constraints — see § 9.31.025 and the City ADU page for process details; state ADU law may limit local controls on size/setbacks. § 9.31.025.

Links for applicant reference: read the City's guidance on parking, overlay districts, ADUs, and landscaping as you assemble civil/site drawings.

Risks & Ambiguities

Issue Why it matters What to verify
Daylight-plane triggers (23/35/40 ft) Daylight-plane limits can force significant upper‑level stepbacks or limit usable floor area above trigger heights; failing to respect them will halt plan approval. Confirm the relevant trigger height for your district and measure height per § 9.04.050; see § 9.21.060 and the district table (§ 9.08.030/§ 9.07.030).
Parcel-specific exceptions (Oceanfront / PCH / Pier) OF district contains parcel-by-parcel exceptions (view corridors, different FAR on Ocean Ave) that change allowable bulk. Check the specific Table 9.14.030 entries for your parcel and confirm any view envelope limits or Pier special allowances in § 9.14.030.
Mixed-tier rules (housing vs. non-housing) FAR, story and height allowances differ by whether the project is housing, non-housing, or eligible for community benefits. Determine which tier applies (Table language) and whether community benefits or AHPP change allowable FAR (see § 9.13.030.A, § 9.12.030.B, § 9.14.030).
ADU local vs state rules State ADU law constrains some local controls (size, 4‑ft side/rear setbacks, detached ADU height caps). Confirm local ADU rules (§ 9.31.025) against state ADU law; where conflict exists state law may preempt. § 9.31.025. Not all ADU-specific limits are fully recited in the retrieved materials — Verify with the jurisdiction.
Waiver/Modification eligibility Not all standards are eligible for waiver; some items (parcel area, max stories, parking minimums, residential density) cannot be relaxed by Major Mod. If relief is needed, reference § 9.43.030–9.43.040 to see what may be modified and the percentage/feet caps available.

Plain-English Summary

Santa Monica’s zoning tables set numeric caps for height, FAR, setbacks, and density that differ by district: R‑1 is lowest intensity (two stories, ~0.45–0.50 FAR), R‑2/R‑3/R‑4 introduce daylight-plane triggers at 23/35/40 ft and street‑side/setback formulas, and Oceanfront and employment/commercial districts use tiered FAR and height limits with many parcel-specific exceptions — see the district tables and the daylight/height projection rules in the code for exact numbers. Verify any request for flexibility against the waiver/major modification rules. Key authoritative sections: § 9.07.030, § 9.08.030, § 9.14.030, § 9.21.060, § 9.21.110.

Source References

  • § 9.07.030 — Table 9.07.030: Development Standards — Single-Unit Residential (R‑1).
  • § 9.08.030 — Table 9.08.030: Development Standards — Multi‑Unit Residential (R‑2, R‑3, R‑4).
  • § 9.14.030 — Table 9.14.030: Development Standards — Oceanfront District.
  • § 9.21.060 — Height projections and allowed projections above height.
  • § 9.21.110 — Projections into required setbacks and daylight plane limitations.
  • § 9.04.050 / § 9.04.090 / § 9.04.100 — Measuring height and determining FAR (cross references used by district tables).
  • Table 9.13.030.A / § 9.13.030 — Development standards for Employment Districts (IC/OC/HMU).
  • Table 9.12.030.B / § 9.12.030 — Bergamot district housing project standards.
  • § 9.10.001 — Incorporation of Downtown Community Plan standards for Downtown districts.
  • § 9.31.025 — Accessory Dwelling Units and Junior ADUs (local ADU rules referenced in tables).
  • § 9.43.030–9.43.040 — Major modification / waiver relief rules and limits (what can and cannot be modified).

(If you need parcel‑specific numbers I can extract the exact rows from the table that applies to your address — provide APN or street address and I will pull the precise table entries and citations.)

Sources

Retrieved passages

  • Santa Monica Zoning Code (Article 9) High relevance
  • Santa Monica Zoning Code (§ 2) High relevance
  • CBC § 66314 (§ 66314) High relevance
  • Santa Monica Zoning Code (§ 1) High relevance
  • Santa Monica Zoning Code (Section numbers) High relevance
  • Santa Monica Zoning Code (Chapter and) High relevance
  • Santa Monica Zoning Code High relevance
  • Santa Monica Zoning Code High relevance
  • Santa Monica Zoning Code (§ 1) High relevance
  • Santa Monica Zoning Code High relevance
  • Santa Monica Zoning Code High relevance
  • Santa Monica Zoning Code High relevance
  • Santa Monica Zoning Code High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Santa Monica?

You can build a single-unit dwelling (and permitted accessory structures) subject to Table 9.07.030 limits: typically 2 stories, height measured under § 9.04.050, and FAR caps of about 0.45–0.50 depending on story and lot size; ADUs are allowed under § 9.31.025. See § 9.07.030.

What are Santa Monica setback requirements for multi-unit districts?

Setbacks are district‑specific: in R‑2/R‑3/R‑4 the street-side setback is generally 15% of parcel width (min 6 ft, not exceeding 10 ft) and transition setbacks to R‑1 are 10 ft interior side / 20 ft rear; check Table 9.08.030 and § 9.08.030(C–D).

Do I need to follow a daylight plane rule for upper stories?

Yes — daylight‑plane/upper story stepback rules apply in the residential multi‑unit districts: R‑2 trigger at 23 ft, R‑3 at 35 ft, R‑4 at 40 ft (no building volume above those heights may encroach into the 45° daylight plane from the front setback) — see § 9.21.060 and the district tables.

What FAR can I expect in the Oceanfront (OF) district?

Base FAR in OF is 1.5 (Tier 1) but is parcel‑ and tier‑dependent; some Oceanfront parcels have lower FARs on Ocean Avenue and higher FARs are allowed for community benefits or 100% affordable housing (see Table 9.14.030, § 9.14.030, and cross‑refs such as § 9.04.090).

Can I get relief from setbacks or height limits?

Limited relief is possible through Minor/Major Modifications or waivers, but relief is capped (for example up to 20% or 5 ft for some setbacks/height/FAR items) and certain items cannot be modified (parcel area, max number of stories, parking minimums, residential density). See § 9.43.030–9.43.040 for specific allowances and limits.

How do ADU rules interact with these development standards?

City ADU rules are in § 9.31.025 and ADUs are treated as permitted in district tables, but state ADU law limits what local agencies may impose on size, lot coverage, FAR, and setbacks (e.g., minimum 4‑ft side/rear setbacks for ADUs in many cases). Cross‑check local § 9.31.025 with state ADU requirements and verify with the planning department.

Where are the projection allowances for solar and chimneys?

Allowable projections above height limits (skylights, chimneys, minor antennas, and rooftop solar provisions) are listed in § 9.21.060 (Table 9.21.060). Use this to confirm whether solar or equipment will require a height exception. § 9.21.060.

Is downtown governed by the same tables?

No — Downtown development standards are incorporated from the Downtown Community Plan (the Zoning Ordinance refers to Chapter 4 of that Plan). See § 9.10.001 for incorporation by reference; consult the Downtown Plan chapter for parcel‑level standards. § 9.10.001.

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