Santa Monica — Historic Preservation

Last reviewed: July 2, 2026

Overview

Santa Monica’s historic preservation rules are codified principally in the Landmark and Historic District Ordinance (Article 9, Chapter 9.56) of the Zoning Ordinance and several district-specific chapters. The rules establish the Landmarks Commission, a certificate system (Certificates of Appropriateness / Administrative Approval / Economic Hardship), procedural controls on demolition and alterations, and limited incentives and development-standard flexibility when projects preserve City‑designated resources. See the definitions, jurisdiction, and purpose in § 9.56.010–§ 9.56.030 and the Commission powers in § 9.56.040.

Before reading this page, know that zoning topics referenced here (e.g., underlying allowed uses and dimensional rules) live in the wider Santa Monica Zoning ordinance and Development Standards pages; design review interactions are covered on the Santa Monica Design Review page. This guidance also points to how historic review interacts with parking, overlay districts, and accessory dwelling units (see ADUs). The State Historical Building Code (Title 24) is explicitly referenced for historic structures; see California Building Standards Code.

Core rules—what the ordinance requires (high level)

• Designation authorities and criteria: The Landmarks Commission may designate Landmarks, Structures of Merit, and recommend Historic Districts; criteria are in § 9.56.100 (landmark/district criteria).
• Permit restriction while applications are pending: Once a Landmark or Historic District application is filed or a property is designated, no permit authorizing alteration, demolition, relocation, or construction may be issued unless a Certificate of Appropriateness or other express exemption applies; see § 9.56.120(B) and § 9.56.130(C).
• Certificate of Appropriateness (COA): COAs are required for work affecting a Landmark, Landmark Parcel, Structure of Merit, or a building within a Historic District and must meet the criteria in § 9.56.140 (compatibility with district or resource).
• Design standards and findings for adjustments: The ordinance allows limited modification of development standards (height, setbacks, FAR, etc.) to preserve City‑designated historic resources, but those modifications require specific findings (including conformity to the Secretary of the Interior's Standards) under § 9.43.100(G) and cross‑references such as § 9.01.050. Covered porches/stairs may project up to 12 ft into required front setback when preserving a City‑designated resource (see § 9.43.100(G)(6)).
• Incentives and procedural benefits: The ordinance waives COA fees for City‑designated landmarks and contributing buildings in Historic Districts, may exempt those projects from Architectural Review Board review when a COA is obtained, and gives priority plan check processing for designated resources; see § 9.56.270 and § 9.56.270(A–G).
• State Historical Code: The City applies the California State Historical Building Code (Title 24, Part 8) to alterations of designated resources (§ 9.56.270(E)). Link to Title 24: California Building Standards Code.

District-by-district breakdown

Note: each Historic District ordinance both describes significance and sets the district boundary. Where numeric development standards are not restated in the district ordinance, the underlying zoning district standards control unless the City Council / Landmarks Commission grants modifications consistent with the preservation findings in the Zoning Ordinance. Verify parcel-specific numeric limits with Planning staff.

Third Street Neighborhood Historic District

• Purpose: Preserve an intact neighborhood of predominantly early‑20th‑century bungalows and related historic fabric; criteria and significance described in § 9.56.290 and Chapter 9.58.
• Where it applies: The district boundary is the area bounded on the east by the rear property line of parcels on the east side of Third Street, south by Hill Street (with a specified exclusion), west by rear lines of parcels on the west side of Second Street, and north by Ocean Park Boulevard; see § 9.58.010 and § 9.56.290 for exact language.
• Typical permitted uses: The district does not itself create new use categories; permitted uses remain those of the underlying zoning districts unless the City Council’s ordinance for the district provides otherwise. Certificate findings require that any project conform to allowable land uses in the applicable zoning district (see § 9.43.100(G)(2) and § 9.56.140(B)). Verify the underlying zone (e.g., R‑1, R‑2) on the Parcel Info map.
• Key dimensional / review standards: The Chapter requires COAs for work affecting contributing buildings and establishes a tiered administrative/COA/ARB process (Chapter 9.58, § 9.58.020). The Chapter does not restate district-wide numeric setbacks or FARs; modifications to height/setbacks/FAR for preservation follow the findings in § 9.43.100(G).

San Vicente Boulevard Courtyard Apartments Historic District

• Purpose: Preserve a rare contiguous concentration of courtyard apartments (1930s–1950s) that exemplify multi‑family housing patterns along San Vicente Boulevard; see § 9.56.310.
• Where it applies: Bounded by the alley between San Vicente Blvd and Adelaide Drive (north), the alley between San Vicente Blvd and Georgina Avenue (south), Seventh Street (east) and First Court / Ocean Avenue (west), with several parcel exclusions—see § 9.56.310(A–C) for the legal description.
• Typical permitted uses: Uses follow the underlying multi‑family zoning and General Plan land use classification; any proposed change must conform to allowable land uses or be justified per the historic‑resource modification findings (§ 9.43.100(G)(2)).
• Key dimensional / review standards: Until the City Council adopts an ordinance listing specific exemptible work, most exterior work in the District requires a COA or Certificate of Economic Hardship (see § 9.56.310(E–F)). The District ordinance also expressly exempts work from ARB review when a COA is issued and waives COA fees. Numeric standards (height, FAR, setbacks) default to the underlying zoning unless modified under the major‑modification findings.

11th Street Historic Bungalow District

• Purpose: Recognized for its bungalow architecture and early‑town development history; findings and intent appear in § 9.56.320.
• Where it applies: The ordinance contains a legal description in § 9.56.320(A–C); consult that section for parcel‑by‑parcel boundaries.
• Typical permitted uses and dimensional standards: Same rule as above—uses and numeric development standards remain those of the underlying zoning; preservation‑driven exceptions require the findings in § 9.43.100(G) and COA approval in accordance with § 9.56.140.

Bay Craftsman Cluster Historic District

• Purpose / where it applies: The Bay Street Cluster (addresses listed in § 9.56.300) is designated for intact Craftsman‑style architecture; the ordinance sets the contributing buildings and the protections that apply to them. Numeric standards are not restated in the district ordinance; modifications for preservation follow the general preservation findings.

Most decision‑relevant standards and actions (quick reference)

Checklist — what an applicant must satisfy before work on a designated resource

• Determine whether the property is a Landmark, Structure of Merit, or a Contributing building in a Historic District (consult the City’s Landmark and Historic District map) — § 9.56.220.
• If designated or within a proposed district, do not obtain building/ARB/other permits until COA or an express exemption is obtained — § 9.56.120(B) and § 9.56.130(C).
• Prepare plans demonstrating compatibility with exterior features of the resource/district and compliance with the Secretary of the Interior's Standards where required — § 9.56.140; § 9.43.100(G).
• If requesting a modification to height/FAR/setbacks to enable preservation, assemble the evidence and findings required under § 9.43.100(G) (design justification, neighborhood compatibility, Secretary standards).
• If applicable, apply for Certificate of Economic Hardship per § 9.56.160 (see ordinance for full procedure) — COA denial options and appeal paths are prescribed in the ordinance. Not found in retrieved materials: full text of § 9.56.160 in these snippets — verify with Planning.
• Record any required deed restriction when required as a condition of an approval prior to building permit issuance (see § 9.43.110(G)(9) cross‑ref).

Risks & Ambiguities

Plain‑English summary

If your building or site is on Santa Monica’s Historic Resources list, is a City‑designated Landmark, or sits inside a City Historic District, you generally must get a Certificate of Appropriateness from the Landmarks Commission before making changes to the exterior (and in limited cases to protected interiors); there are fee waivers, plan‑check and limited development‑standard flexibilities to help preserve historic fabric, but numeric limits like height, setbacks, and uses are governed by the underlying zoning unless a preservation exception is approved with explicit findings.

Source References

• Santa Monica Municipal Code — Landmark and Historic District Ordinance, Chapter 9.56 (Title: Landmark and Historic District Ordinance). See § 9.56.010 – § 9.56.320 for definitions, Commission powers, COA/appeals, and specific districts.
• Certificate criteria and compatibility rules — § 9.56.140.
• Historic District designation procedure — § 9.56.130.
• Preservation Incentives & ARB exemptions — § 9.56.270(A–G).
• Third Street Neighborhood Historic District — Chapter 9.58 and § 9.56.290.
• San Vicente Boulevard Courtyard Apartments Historic District — § 9.56.310.
• 11th Street Historic Bungalow District — § 9.56.320.
• Modifications and findings for major/minor modifications (historic exceptions to standards) — § 9.43.090 / § 9.43.100 / § 9.01.050.
• Recordation of Landmarks/Districts — § 9.56.260.

Retrieved passages

• CBC § 9.56.270 (§ 9.56.270.) High relevance show source text
• Santa Monica Zoning Code (Chapter 9.56.) 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 (Section requires) High relevance show source text
• Santa Monica Zoning Code (§ 1) High relevance show source text
• CPC § 1 (§ 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) High relevance show source text
• Santa Monica Zoning Code (§ 9.56.140.) 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

Cited sections

• Santa Monica Municipal Code — Landmark and Historic District Ordinance, Chapter **9.56** (Title: Landmark and Historic District Ordinance). See **§ 9.56.010 – § 9.56.320** for definitions, Commission powers, COA/appeals, and specific districts. (§ 9.56.010)
• Certificate criteria and compatibility rules — **§ 9.56.140**. (§ 9.56.140)
• Historic District designation procedure — **§ 9.56.130**. (§ 9.56.130)
• Preservation Incentives & ARB exemptions — **§ 9.56.270(A–G)**. (§ 9.56.270)
• Third Street Neighborhood Historic District — Chapter **9.58** and **§ 9.56.290**. (§ 9.56.290)
• San Vicente Boulevard Courtyard Apartments Historic District — **§ 9.56.310**. (§ 9.56.310)
• 11th Street Historic Bungalow District — **§ 9.56.320**. (§ 9.56.320)
• Modifications and findings for major/minor modifications (historic exceptions to standards) — **§ 9.43.090 / § 9.43.100 / § 9.01.050**. (§ 9.43.090)
• Recordation of Landmarks/Districts — **§ 9.56.260**. (§ 9.56.260)
• SantaMonica_ZoningCode.md

• Official Santa Monica code library