Local zoning · Santa Monica

Santa Monica — Land Use

Land Use under the Santa Monica local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

This page explains how the City of Santa Monica's Zoning Ordinance controls what uses are allowed on a parcel, where conditional review is required, and how the various base and overlay districts apply. The Ordinance organizes land-use permissions in district-specific tables (e.g., Table 9.10.040, Table 9.11.020, Table 9.13.020) and defines use types in Chapter 9.51; accessory and similar uses are treated specifically by the Zoning Administrator (§ 9.51). See how parking, design review, overlays, and development standards interact with land-use permissibility below — and verify parcel-specific questions with the City. (§ 9.10.040, § 9.11.020, Chapter 9.51)

Note: this page stays strictly to land-use rules in the Santa Monica zoning/planning ordinance (Title 9 of the Municipal Code as provided in the retrieved files); it does not cover building code or tenant/housing law. For related topics mentioned in the discussion see the City pages for Santa Monica Zoning, Santa Monica Development Standards, Santa Monica Parking, Santa Monica Design Review, Santa Monica Overlay Districts, Santa Monica Nonconforming Uses, Santa Monica ADUs, and California Building Standards Code.

How the Ordinance organizes land use

  • Land-use permissibility is shown in district-specific land use tables (for example: Downtown Tables (Table 9.10.040), Mixed‑Use and Commercial (Table 9.11.020), Bergamot (Table 9.12.020), Employment (Table 9.13.020), Oceanfront (Table 9.14.020)). Each table uses the letter codes P, L(#), MUP, CUP, or a dash for not permitted; use definitions live in Chapter 9.51. (§ 9.10.040, § 9.11.020, § 9.13.020, Chapter 9.51)

  • A use marked P is permitted by right in that district; L(#) means permitted but subject to listed limitations; MUP requires a Minor Use Permit; CUP requires a Conditional Use Permit. The rules and findings for MUPs and CUPs (who reviews, noticing, findings, and conditions) are in Chapter 9.41 (§ 9.41.020–9.41.080).

  • The Director may permit uses not listed if they are similar and not more intrusive than listed uses; that determination considers parking, operations, and prior decisions (see the table preface in multiple district chapters). (§ 9.11.020, § 9.13.020)

  • Development standards (setbacks, height, FAR, parcel size) are in each district’s development-standards table (for example, R1 development standards in Table 9.07.030), and some areas (like Downtown) incorporate plan provisions that can control over the Zoning Ordinance where applicable (§ 9.10.001). See Santa Monica Development Standards. (§ 9.07.030, § 9.10.001)

District-by-district breakdown

Below are the principal district groups in the Zoning Ordinance with the purpose, typical permitted uses, key dimensional standards, and where each applies. Each district name is bolded; numeric standards are bold. Citations follow each district summary.

R-1 (Single‑Unit Residential)

Purpose: Preserve low‑density single‑family neighborhoods; regulate accessory dwelling and neighborhood supporting uses. (§ 9.07.010–9.07.030)

Typical permitted uses:

  • Single‑Unit Dwelling and Accessory Dwelling Unit (ADU) marked P; other residential support uses may be P or CUP as noted in Table 9.07.020. (§ 9.07.020)

Key dimensional standards:

  • Minimum parcel area: 5,000 sq ft, minimum parcel width: 50 ft (see Table 9.07.030). (§ 9.07.030)

Where it applies: City neighborhoods designated single‑unit in the land use map; special R1 subarea rules (north of the Pier/west of Ocean Ave) change height and density limits in that area (§ 9.07.030).

R‑2, R‑3, R‑4 (Multi‑Unit Residential)

Purpose: Provide higher residential densities and multi‑unit housing types with transition standards adjacent to R‑1. (§ 9.08.010 and development standards) Not all snippets show the header, but district rules and setbacks are in the Multi‑Unit Residential chapter.

Typical permitted uses:

  • Multiple‑Unit Dwelling, Accessory Dwelling Units, Supportive Housing, and other residential types—many are P but some uses (e.g., group care, certain shelters) may require CUP or MUP per the district tables. (see district tables and Chapter 9.31 for use‑specific regs). (§ 9.08.020, Chapter 9.31)

Key dimensional standards:

  • Height limits vary by district: R‑3 has 35 ft with daylight plane requirements above 35 ft, R‑4 uses 40 ft with a daylight plane; street side setbacks in R2–R4 must be 15% of parcel width but no less than 6 ft (exceptions reduce to 4 ft in certain small ownership/rental projects). Transition setbacks when adjoining R‑1: interior side 10 ft, rear 20 ft (with exceptions). (§ 9.08.0xx, § 9.04.050, § 9.08.0xx details in the R2–R4 standards)

Where it applies: Multi‑unit residential neighborhoods and corridors; check the district table in the ordinance for parcel designation. Verify parcel‑specific setbacks with the City. (§ 9.08.0xx)

Mixed‑Use & Commercial (MUBL, MUB, GC, NC)

Purpose: Allow retail, services, and housing in commercial corridors. (§ 9.11.020)

Typical permitted uses:

  • Accessory Dwelling Units: P in many Mixed‑Use districts (see Table 9.11.020, § 9.31.025). Multiple‑unit dwellings are commonly P or L(1) with limitations. Retail, offices, restaurants appear in the table with differing MUP/CUP cues. (§ 9.11.020, § 9.31.025)

Key dimensional standards:

  • District‑specific development standards in the Mixed‑Use chapter prescribe height, FAR, build‑to lines and frontage requirements; many commercial districts cap individual tenant sizes via L(#) limits (e.g., 7,500 sq ft or other figures appear as L notes). (§ 9.11.020)

Where it applies: Commercial corridors including Pico, Montana, and other neighborhood commercial areas identified in the ordinance. (§ 9.11.020)

Downtown Districts (LT, NV, BC, TA, OT, WT)

Purpose: Downtown land uses are governed by Table 9.10.040 and the Downtown Community Plan; where the Plan applies, it controls over Ordinance conflicts unless a voter initiative intervenes. (§ 9.10.001, § 9.10.040)

Typical permitted uses:

  • Downtown tables list residential types, entertainment, retail, and institutional uses as P, L(#), MUP, or CUP depending on the district and subarea (Third Street Promenade has special BC designations). (§ 9.10.040)

Key dimensional standards:

  • Downtown development standards are primarily in the Downtown Community Plan (Chapter 4 incorporated by reference); check Table 9.10.040 for use permissibility then consult the Plan for dimensional controls. (§ 9.10.001)

Where it applies: Downtown Community Plan area; parcels listed in the Downtown chapter and Plan. (§ 9.10.001)

Employment Districts (IC, OC, HMU)

Purpose: Preserve industrial, office campus, and health‑care campus uses while allowing housing and creative workspaces in appropriate contexts. (§ 9.13.020, district descriptions)

Typical permitted uses:

  • IC allows light industrial, fabrication, studio and adaptive reuse; OC allows offices and related uses; HMU supports hospital expansion, medical offices and supportive retail. ADUs are permitted P in these districts in many cases. (§ 9.13.020)

Key dimensional standards:

  • Employment district development standards are in Chapter 9.13 (see Table 9.13.020 for use permissibility and cross‑references to development standards). (§ 9.13.020)

Where it applies: Employment areas including Bergamot and designated campus areas; specific campus overlays may alter standards. (§ 9.13.020)

Oceanfront District

Purpose: Protect the beach/oceanfront visitor‑serving character while allowing limited residential and coastal services; conditionally permit uses inconsistent with the visitor focus. (§ 9.14.010)

Typical permitted uses:

  • Visitor‑serving lodging, restaurants, retail and recreation are emphasized; office and new residential uses may be conditionally permitted; Table 9.14.020 lists specific permissibility and CUP triggers. (§ 9.14.020)

Key dimensional standards:

  • Oceanfront has bespoke limits to avoid proliferation of hotels and large restaurants and includes unique site‑view and setback controls (see the Oceanfront chapter). (§ 9.14.010–9.14.020)

Where it applies: Oceanfront Walk, Santa Monica Pier area and immediate beach fronting parcels. (§ 9.14.010)

Bergamot Districts (BTV, MUC, CAC, CCS)

Purpose: Support creative industry, mixed uses and transit‑oriented redevelopment at Bergamot; use permissions in Table 9.12.020. (§ 9.12.020)

Typical permitted uses:

  • Residential types and arts/culture uses are P in many Bergamot subdistricts; certain institutional or larger assembly uses may need CUP. (§ 9.12.020)

Key dimensional standards:

  • District tables set parcel‑level limitations and refer to development standards in the Bergamot chapter. (§ 9.12.020)

Where it applies: Bergamot area parcels as identified in Chapter 9.12. (§ 9.12.020)

Overlay Districts — example: A Off‑Street Parking Overlay

Purpose: Overlays modify allowed uses or standards of underlying districts; the A Off‑Street Parking Overlay governs parcels previously used for parking and sets conditions for converting or using those parcels. (§ 9.16.040–9.16.070)

Typical permitted/conditional uses:

  • The A Overlay allows certain conditional uses (e.g., parking structures below grade subject to conditions), farmers markets, and imposes prohibitions (e.g., no new surface parking lots). (§ 9.16.040–9.16.050)

Key dimensional/operation standards:

  • Below‑grade parking has a 5‑ft side yard landscaping requirement adjacent to residential parcels and is exempted from some FAR/setback requirements if landscaping standards are met. (§ 9.16.070)

Where it applies: Parcels designated with an A Overlay on the zoning map; overlay rules supplement the underlying district. (§ 9.16.040)

Quick reference table — most decision‑relevant land‑use items

Topic Typical rule / value Code Reference
How uses are shown (P / MUP / CUP / L(#)) Use tables use P, MUP, CUP, L(#) or “—” for prohibited § 9.10.040, preface to district tables
Where use definitions live Use classes are defined in Chapter 9.51 Chapter 9.51
Minor Use Permit review authority Director approves/denies Minor Use Permits § 9.41.030
Conditional Use Permit review authority Planning Commission acts on Conditional Use Permits (public hearing) § 9.41.030–9.41.050
R‑1 minimum parcel area 5,000 sq ft minimum parcel area Table 9.07.030 (§ 9.07.030)
R‑3 height / daylight plane 35 ft height with daylight plane rules above 35 ft R‑3 rules (§ 9.08.0xx)
ADUs ADUs are generally permitted (P) where the district table shows P; ADU rules in § 9.31.025 § 9.31.025 and multiple tables
Downtown plan precedence Downtown Community Plan controls where it conflicts with ordinance (except voter initiatives) § 9.10.001

Synthesis & practical guidance

  • Start at the district land‑use table for the parcel (e.g., Table 9.10.040, 9.11.020, 9.13.020) to see whether your proposed use is P, L(#), MUP, CUP, or not allowed. (§ 9.10.040, § 9.11.020, § 9.13.020)

  • If the table shows MUP or CUP, consult Chapter 9.41 for application requirements, requisite findings, and review authority. Expect the Director to handle Minor Use Permits and the Planning Commission to hear Conditional Use Permits (public notice/hearing). (§ 9.41.040–9.41.060)

  • Check the footnote limitations (the L(#) annotations) — these often set numeric size limits (for example, 7,500 sq ft or 30,000 sq ft thresholds) or conditions that change whether a use requires a MUP/CUP. These limitations are listed at the ends of the district tables. (See the table footnotes and L(#) list.) (§ 9.11.020 preface, footnotes)

  • Overlays can add or subtract allowable uses or impose distinct conditions (for example, the A Off‑Street Parking Overlay limits parking conversions and sets below‑grade parking rules); always read the overlay chapter in addition to the base district. (§ 9.16.040–9.16.070)

  • For downtown parcels, the Downtown Community Plan may supersede the Zoning Ordinance for development standards — check § 9.10.001 and the incorporated Plan. (§ 9.10.001)

  • The Zoning Administrator has discretion to find that unlisted uses are similar and permit them on that basis; where the ordinance grants this discretion, evaluate operational factors like parking demand and hours. (Preface to district tables). (§ 9.11.020)

  • If a use would be allowed subject to a MUP or CUP, plan for the findings required under § 9.41.060 (compatibility, physical suitability, General Plan consistency, environmental review) and for possible conditions under § 9.41.070. (§ 9.41.060–9.41.070)

Checklist — what an applicant must satisfy (quick)

  • Confirm the parcel’s base district and any overlays and open the applicable table (e.g., Table 9.10.040, 9.11.020, 9.13.020) to determine if the use is P, L(#), MUP, CUP, or not permitted. (§ 9.10.040, § 9.11.020, § 9.13.020)
  • If L(#), read the footnote limitations and confirm your proposal meets size/operation limits (e.g., tenant size caps). (Table footnotes in district tables)
  • If MUP or CUP, prepare findings and submittal per Chapter 9.41 and expect Director (MUP) or Planning Commission hearing (CUP). (§ 9.41.040–9.41.060)
  • Check development standards (setbacks, height, FAR) in the district’s development standards table (e.g., Table 9.07.030 for R‑1). (§ 9.07.030)
  • Review overlays for additional conditions or prohibitions (e.g., A Overlay rules). (§ 9.16.040–9.16.070)
  • Confirm use classification text in Chapter 9.51 for operational definitions and any special sub‑classification limits. (Chapter 9.51)
  • Anticipate design review, parking requirements, and other cross‑chapter requirements as part of project approvals; consult the City’s pages for Santa Monica Parking and Santa Monica Design Review. (§ cross‑references in district chapters)

Risks & Ambiguities

Issue Why it matters What to verify
Footnote limitations (L(#)) change permissibility L(#) often imposes size/area or special conditions that can convert a permitted use to a discretionary one Review the applicable table footnotes for the parcel and confirm which L(#) applies (§ prefaces and footnotes of district tables)
Downtown Community Plan vs. Ordinance The Downtown Plan can control development standards and override ordinance provisions Confirm if parcel is in Downtown Plan area and follow § 9.10.001 (Plan incorporated by reference)
Director discretion for “similar” uses A use not listed may be allowed only if the Director finds it similar and not more intrusive; outcome is case‑specific Verify prior determinations and be prepared to document parking and operational impacts (preface to tables § 9.11.020)
Overlay controls Overlays (e.g., A Overlay) can add conditional uses or prohibit uses allowed on the underlying district Check overlay chapter for parcel overlays (§ 9.16.040–9.16.070)
Parcel-specific exceptions (small project setbacks/density changes) Recent exceptions reduce setbacks/density for specific types of small ownership/rental projects (Gov Code linked exceptions) Verify whether your project fits exception criteria and applicable dates in the R2–R4 provisions (§ R2–R4 transition/exception language)
Use definitions not in table If a use is not in Chapter 9.51, it is prohibited Confirm the use classification precisely matches Chapter 9.51 definitions (Chapter 9.51)

Plain‑English Summary

Santa Monica’s zoning tables (by district) tell you whether a use is allowed, allowed with limits, or requires discretionary review; look up your parcel’s zoning, read the district table and footnotes, then follow the permit procedures in Chapter 9.41 if a Minor Use Permit or Conditional Use Permit is required — and always read any overlay rules that sit on top of the base district. (§ 9.10.040, Chapter 9.41, § 9.16.040)

Source References

  • § 9.01.040 (Applicability / types of regulations)
  • § 9.07.020–9.07.030 (R‑1 land uses and development standards, Table 9.07.030)
  • § 9.08 / R2–R4 provisions (setbacks, daylight planes, transition standards) — R2/R3/R4 rules summarized in the Multi‑Unit Residential chapter (§ references embedded in that Chapter)
  • § 9.10.001, § 9.10.040 (Downtown Community Plan incorporation; Table 9.10.040)
  • § 9.11.020 (Mixed‑Use & Commercial land use tables, Table 9.11.020)
  • § 9.12.020 (Bergamot District Table 9.12.020)
  • § 9.13.020 (Employment Districts, Table 9.13.020)
  • § 9.14.010–9.14.020 (Oceanfront District purpose and Table 9.14.020)
  • § 9.16.040–9.16.070 (A Off‑Street Parking Overlay)
  • Chapter 9.41 (Minor Use Permits and Conditional Use Permits — applications, notice, findings, conditions) (§ 9.41.030–9.41.080)
  • Chapter 9.43 (§ 9.43.020) (Minor modifications / waivers)
  • Chapter 9.51 (Use Classifications and definitions referenced in district tables)

(Selected passages and table excerpts appear in the uploaded zoning code extract; where a table is referred to as “click here to view the full table” verify the full printed table on the City website or in the full code for parcel‑level determinations.)

Sources

Retrieved passages

  • Santa Monica Zoning Code (Section of) High relevance
  • Santa Monica Zoning Code High relevance
  • Santa Monica Zoning Code (§ 1) High relevance
  • Santa Monica Zoning Code (Article 9) High relevance
  • Santa Monica Zoning Code (§ 1) High relevance
  • Santa Monica Zoning Code (§ 1) High relevance
  • Santa Monica Zoning Code (§ 1) High relevance

Cited sections

Frequently asked questions

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

On R‑1 parcels the ordinance permits Single‑Unit Dwellings and Accessory Dwelling Units as permitted uses; other public or semi‑public uses (e.g., parks, community assembly) may also be permitted or conditionally permitted per Table 9.07.020, and development standards such as minimum parcel area 5,000 sq ft are in Table 9.07.030 (§ 9.07.020–9.07.030)

Do ADUs require a discretionary permit in Santa Monica?

Accessory Dwelling Units are generally shown as P in district land‑use tables and are governed by § 9.31.025; check the parcel’s district table first because local ADU provisions and state ADU law interact — confirm whether any overlay or footnote applies. (§ 9.31.025; district tables)

What are Santa Monica’s setback requirements?

Setbacks differ by district. For example, R‑1 development standards (Table 9.07.030) set parcel frontage and related setbacks; R‑3 uses a 35‑ft height and daylight plane rule; transition setbacks apply where multi‑unit districts adjoin R‑1 (interior side 10 ft, rear 20 ft, with certain small‑project exceptions). Verify the district’s development standards table for exact numbers. (§ 9.07.030, R2–R4 provisions)

When is a Conditional Use Permit required?

If the land‑use table for your parcel marks the proposed use as CUP, you must apply for a Conditional Use Permit; the Planning Commission conducts hearings and the findings and application requirements are in Chapter 9.41 (§ 9.41.030–9.41.060)

Can the City permit a use not listed in the table?

Yes — the Director may allow a use not listed if it is similar to permitted uses and not more intrusive. The determination will consider parking, operational characteristics, and past decisions; this discretion is described in the preface to district tables. (§ 9.11.020)

How do overlays affect permitted uses?

Overlays modify the underlying district; for example, the A Off‑Street Parking Overlay contains its own list of conditionally permitted and prohibited uses and development rules for below‑grade parking — always read overlay chapters in addition to the base district table. (§ 9.16.040–9.16.070)

Where are the use definitions I should compare my project to?

Use classifications and definitions are in Chapter 9.51 of the Ordinance; if your activity does not fit a listed classification the use is generally prohibited. (Chapter 9.51)

Does the Downtown Community Plan change what uses are allowed downtown?

The Downtown Community Plan’s Chapter 4 is incorporated by reference and controls development standards in the Downtown area where it conflicts with the Zoning Ordinance (except where superseded by voter initiative); check § 9.10.001 and Table 9.10.040. (§ 9.10.001, § 9.10.040)

Will I need to address parking and design review as part of land‑use approval?

Yes; parking requirements and design review can be required alongside land‑use approvals. Consult the ordinance cross‑references for parking requirements and design review. Start with the land‑use table and then review parking rules and design review procedures. (District table prefaces and cross‑references)

Can an existing use continue if it no longer meets current rules?

Nonconforming use rules are handled elsewhere in the Ordinance (see the nonconforming uses chapter referenced in district prefaces); review the Nonconforming Uses chapter for continuation, alteration, and abandonment rules. (Nonconforming uses chapter — referenced in district table prefaces)

More in Santa Monica code

Ask about any Santa Monica property

Get a cited, plain-English answer on Santa Monica zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Santa Monica zoning topics

Santa Monica Zoning

Santa Monica Development Standards

Santa Monica Parking

Santa Monica Design Review

Santa Monica Overlay Districts

Santa Monica Historic Preservation

Santa Monica Signage

Santa Monica Nonconforming Uses

Santa Monica Variances and Exceptions

Santa Monica Landscaping and Screening

Santa Monica overview