Local zoning · Santa Monica

Santa Monica — Overlay Districts

Q: Can I convert a residential parcel mapped “A” to a new surface parking lot that serves a nearby commercial business?

No — the A Off‑Street Parking Overlay forbids new surface level parking lots on “A” parcels; existing parking is subject to historical/contiguity conditions and certain below‑grade parking facilities can be allowed subject to CUP standards (§ 9.16.020 , § 9.16.040 , § 9.16.050 ) .

Q: Does architectural review apply to parking structures in an overlay?

Yes — Chapter 9.16 makes clear that all exterior improvements that require a building permit in the A overlay are subject to architectural review under Chapter 9.55 (§ 9.16.090 ) and Chapter 9.55 sets the Architectural Review District boundaries and procedures (§ 9.55.170 ) . Link: Design Review.

Q: Where are the overlay short names listed in the ordinance?

Overlay short names and map symbols (for example AC , NC , A , BCH , MHO ) are listed in Table 9.02.010.B of the ordinance (§ 9.02.010.B ) .

Overlay Districts 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 overlay zoning districts established in the City of Santa Monica Zoning Ordinance (Article 9), explains how each overlay modifies the underlying base district rules, and lists the code sections an applicant must read first. For a quick entry point to the City's zoning program see the Santa Monica zoning & planning overview. The principal overlay districts shown in the ordinance are AC (Activity Center), NC (Neighborhood Conservation), A (Off‑Street Parking), BCH (Beach), and MHO (Moderate Income Housing Overlay); their short names appear in Table 9.02.010.B of the ordinance (§ 9.02.010.B) . Consult the Official Districting Map maintained by the City Clerk to determine whether a parcel is in an overlay (§ 9.02.020) .

Below I synthesize the actual Santa Monica code (Article 9) for each overlay. I do not repeat large verbatim ordinance text — the citations point to the controlling sections you must read. For practical steps on setbacks, height, and other numeric rules see the Development Standards page and for project review triggers see the Design Review page.

At‑a‑glance: overlay districts (quick reference)

Short name	Full name	Purpose in plain English	Key limits / highlights	Code reference
AC	Activity Center	Citywide mapping symbol for activity-center overlays; identifies areas intended for concentrated commercial activity. Detailed AC standards not found in retrieved materials.	Not available in retrieved materials — verify with Planning staff and the Official Districting Map.	Table 9.02.010.B; details Not found in retrieved materials
NC	Neighborhood Conservation (NCOD)	Preserve and strengthen a neighborhood’s cohesive architectural/physical character; overlay can modify height, setbacks, massing, landscaping, and design controls.	NCOD rules override conflicting underlying district rules but may not increase density/height beyond base district allowances; NCODs are adopted by separate ordinance and must meet criteria (minimum one block face, distinctive features).	§ 9.47.010–§ 9.47.040
A	Off‑Street Parking Overlay (A)	Allows existing parking lots on residentially‑zoned parcels to functionally support adjacent commercial parcels while protecting nearby residences.	Existing parking allowed only under conditions; new surface lots and rooftop parking largely prohibited; below‑grade garages allowed with standards; landscaping and vehicle access standards apply.	Chapter 9.16 (e.g., § 9.16.010–§ 9.16.090)
BCH	Beach Overlay District (BCH)	Protect beach/oceanfront character by limiting hotels, motels, and large restaurants; preserve open recreational/park uses near the oceanfront.	Hotels and motels prohibited; restaurants >2,000 sq ft or >1 story prohibited; open space, parks and public parking are explicitly permitted; certain areas excluded (Pier platform limits).	Chapter 9.20 (§ 9.20.010–§ 9.20.070)
MHO	Moderate Income Housing Overlay (MHO)	Citywide overlay (except R‑1) that incentivizes/permits multiple‑unit residential projects with units restricted to moderate‑income households (80–120% AMI) under modified standards.	MHO Projects can be permitted by‑right if they meet MHO chapter requirements; may receive up to 33 ft height increase, density bonus up to 50%, reduced parking minimums (no minimum), and special TDM/affordability conditions. Some parcel exclusions apply.	Chapter 9.19 (§ 9.19.010 et seq.; § 9.19.050)

District‑by‑district breakdown

Beach Overlay District — BCH

Purpose: Preserve oceanfront/open‑space character and prevent large hotels/motels and oversized restaurants seaward of the Promenade (§ 9.20.010) .
Typical permitted uses: All uses permitted by the underlying base zoning plus parks, open space, incidental park structures, and public parking (§ 9.20.030) .
Key prohibitions / limits: hotels and motels are prohibited, and restaurants / food service facilities > 2,000 sq ft or exceeding one story are prohibited (§ 9.20.060) .
Where it applies / exclusions: The ordinance lists excluded areas (for example the Pier platform has special rules and an upper cap for new development on the platform) (§ 9.20.020) .
Practical note: If your parcel is in BCH, the overlay narrows what uses (and expansions) are allowed even if the underlying zone would permit them — review § 9.20.030–060 carefully for use‑by‑right vs. MUP/CUP requirements .

(Linked: the first reference to the City's overarching rules is the Santa Monica Zoning page; see also Development Standards for numeric thresholds.)

Off‑Street Parking Overlay — A

Purpose: Provide parking to support commercial corridors while shielding adjacent residential neighborhoods (§ 9.16.010) .
Typical permitted uses: Residential‑district permitted uses remain allowed; existing parking on "A" parcels is conditionally permitted only if a set of historic/contiguity conditions are met (§ 9.16.020) .
Key limits / dimensional and design standards:
- New surface parking lots are generally prohibited on "A" parcels; rooftop parking next to residential is prohibited (§ 9.16.050) .
- Below‑grade parking is allowed under conditions; side yard setback for underground parking = 5 ft (with exceptions adjacent to commercial parcels) (§ 9.16.070) .
- Special design requirements (landscaping, vehicle access minimum distances, lighting, walls) are required for any parking facility in the overlay (§ 9.16.080) .
- Architectural/design approvals: exterior work tied to parking facilities is subject to architectural review under Chapter 9.55 (§ 9.16.090) — see the Design Review page for process and submittal expectations.
Where it applies: Any parcel mapped "A" is also in a residential base district; the Official Districting Map determines actual parcel coverage (§ 9.02.020, § 9.16.010) .
Practical guidance: If you propose a parking structure, expect landscaping, vehicle access plans, architectural review, and close scrutiny of contiguity to the commercial parcel being served (§ 9.16.040–090) . Link: parking rules and the Parking page.

Neighborhood Conservation Overlay District — NC / NCOD

Purpose and scope: NCODs are created to conserve and strengthen a neighborhood's cohesive architectural/physical character (heights, setbacks, massing, open space, trees) (§ 9.47.010) .
How NCODs work: An NCOD overlays the underlying zoning and its regulations take precedence where in conflict, but NCODs may not permit higher density, increased building height, or increased total floor area beyond what the underlying zoning allows (§ 9.47.020) .
Adoption and boundaries: Each NCOD is adopted by separate ordinance; initiation can be by Planning Commission, Landmarks Commission, or by property owner/tenant petitions meeting signature thresholds, and designation criteria require a minimum size (one block face) and distinct neighborhood features (§ 9.47.030–040) .
Typical standards in NCODs: NCOD ordinances set district‑specific standards (e.g., design guidelines, modified setbacks, permitted uses) — individual NCOD ordinance text must be consulted for the exact numeric standards (the generic adoption procedure and limits are in § 9.47.010–050) .
Practical guidance: If your property lies within an NCOD, the overlay's ordinance (not just the base zone) controls things like permitted uses, design treatments, and which projects require review. Historic features (and the Landmarks Commission) are commonly central to NCODs — see Historic Preservation references and verify boundaries with the Official Map (§ 9.02.020) . Link: Historic Preservation.

Moderate Income Housing Overlay — MHO

What it is: The MHO is a City overlay (citywide except R‑1) that establishes a pathway for multiple‑unit developments limited to households at 80–120% AMI (moderate income); it is defined and regulated in Chapter 9.19 (§ 9.19.010 et seq.) .
Applicability and exclusions: MHO Projects are permitted by‑right if they meet all MHO standards; the MHO does not apply to parcels in the Single‑Unit Residential (R‑1) district and excludes certain protected housing (e.g., deed‑restricted affordable housing, rent‑restricted units, recently tenant‑occupied or Ellis Act affected units) (§ 9.19.030) .
Key incentives and modified standards:
- Height increase: Projects may receive an increase of up to 33 feet above the underlying district maximum height (§ 9.19.050(A)) .
- Density: Eligible projects may request up to 50% density bonus and other concessions/incentives (§ 9.19.050(B–C)) .
- Parking: MHO Projects shall not have minimum off‑street parking requirements (§ 9.19.050(F)) — check the Parking chapter for bicycle parking and other site requirements (§ 9.19.050; see Chapter 9.28) .
- TDM and other conditions: MHO projects must include transportation demand management measures and other programmatic elements (§ 9.19.050(G)) .
Procedure: MHO projects are processed under the administrative approval procedures referenced in the chapter (see § 9.19.035 and cross‑references to Chapter 9.39) .
Practical guidance: MHO is a complex overlay that trades increased height/density and flexibility for affordability and program commitments; check the MHO chapter’s eligibility rules and exclusions before assuming by‑right status (§ 9.19.030–050) . Link: ADUs and Development Standards where relevant.

Checklist — what an applicant must satisfy for an overlay project

Confirm whether the parcel is mapped in an overlay on the Official Districting Map (Official Districting Map maintained by City Clerk; see § 9.02.020) .
Read the controlling overlay chapter for your parcel: Beach (Chapter 9.20), A (Chapter 9.16), NCOD (Chapter 9.47), MHO (Chapter 9.19), and Table 9.02.010.B for overlay short names (§ 9.02.010.B, § 9.16.010, § 9.20.010, § 9.47.010, § 9.19.010) .
Determine whether your proposed use is permitted, subject to a Minor Use Permit (MUP), or requires a Conditional Use Permit (CUP) under the overlay and underlying district (see overlay-specific permitted/conditional use sections such as § 9.16.020–040, § 9.20.030–050) .
Confirm applicable development standards (height, setbacks, FAR) in the overlay and underlying district; consult the Development Standards tables and any NCOD ordinance text if present (§ 9.08.030, § 9.21.x, and overlay chapters cited above) .
If work affects the exterior or requires a building permit, prepare for Architectural/Design Review (Chapter 9.55) and the materials required by that process (§ 9.16.090, § 9.55.170) . Link: Design Review.
For parking‑related proposals, follow overlay parking rules (Chapter 9.16) and general parking/loading rules in Chapter 9.28; prepare vehicle access and landscaping plans (§ 9.16.070–080, § 9.28.070–140) . Link: parking.
For MHO projects, confirm eligibility exclusions (rent‑controlled units, recent tenants, Ellis Act history) and required affordability covenants; read the deed‑restriction and eligibility sections (§ 9.19.030, § 9.64.130) .
Verify if other overlays or chapters apply (Historic District rules, NCOD specifics, or special area standards) and whether any variance/exception is necessary (see Chapters 9.56, 9.47, and 9.22 as applicable) . Link: Historic Preservation.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundary ambiguity	Whether your parcel is actually mapped in an overlay determines which rules control (overlay can override base zoning)	Confirm Official Districting Map at City Clerk and ask Planning staff; see § 9.02.020
Conflict between NCOD rules and underlying zoning	NCOD regulations take precedence for conflicts but cannot increase density/height beyond the underlying district (§ 9.47.020)	Read the specific NCOD ordinance text for your area (NCODs are adopted by separate ordinance) and confirm allowed exceptions (§ 9.47.020–050)
MHO applicability/exclusions	MHO offers height and density incentives but excludes some parcels and existing protected housing types (§ 9.19.030)	Verify parcel is not R‑1, is eligible under § 9.19.030, and that no rent‑controlled or recently tenant‑occupied protections block MHO application
Exact standards for AC (Activity Center)	Table lists AC but a dedicated AC chapter or numeric standards were not located in retrieved materials	Not found in retrieved materials — verify AC standards with Planning staff and the Official Map (Table 9.02.010.B)
Parking contiguity requirement in A overlay	The ordinance limits parking on “A” parcels unless contiguous nonresidential uses intervene (§ 9.16.050) — improper interpretation could invalidate a parking project	Confirm the adjacent commercial parcel status and historical use thresholds in § 9.16.020–050; prepare evidence of contiguity and prior use
Parcel‑specific view/shoreline standards near the beach	Beach overlay has site‑specific view envelope limits and unique height/width projection rules in nearby residential areas (§ 9.20 and related area standards)	Verify whether your parcel is within a specified seaside subarea with special development standards (see § 9.20 and the Development Standards tables)

Information Gaps

Full numeric/detailed standards for AC (Activity Center) overlay beyond the short name listing in Table 9.02.010.B were Not found in retrieved materials — verify with Planning Division and the Official Districting Map (§ 9.02.010.B) .
The Official Districting Map (Attachment 1) was referenced in the ordinance but the graphic map image and parcel‑level mapping were not provided in the retrieved text; boundaries must be confirmed at the City Clerk (§ 9.02.020) .
Some NCOD texts are adopted separately; their specific numeric standards (exact setback/FAR adjustments) are necessarily found in the adopting ordinance for each NCOD and were Not found in the general NCOD adoption chapter (§ 9.47.020–050) .

If you want, I can request (or you can provide) the City’s Official Districting Map and any specific NCOD ordinance text for the neighborhood of interest and I’ll extract parcel‑level rules.

Plain‑English summary

Overlays in Santa Monica are special zoning layers that modify base zoning: BCH protects the beachfront and forbids hotels/motels and big restaurants (§ 9.20.060), A controls parking lots on residential parcels supporting nearby commercial uses with tight design and contiguity rules (§ 9.16.010–090), NC conserves neighborhood character through separately adopted overlay ordinances (§ 9.47.010–050), and MHO provides a path for moderate‑income housing with height, density and parking tradeoffs (§ 9.19.030–050) — always verify whether your parcel is mapped in an overlay on the Official Districting Map (§ 9.02.020) .

Source References

Table of Overlay Districts: Table 9.02.010.B (Table listing AC, NC, A, BCH, MHO) — § 9.02.010.B
Official Districting Map and district boundary rules — § 9.02.020
Off‑Street Parking Overlay (A) — Chapter 9.16 (notable sections: § 9.16.010 Purpose; § 9.16.020 Permitted Uses; § 9.16.040 Conditionally Permitted Uses; § 9.16.050 Prohibited Uses; § 9.16.070–090)
Beach Overlay District (BCH) — Chapter 9.20 (notable sections: § 9.20.010–§ 9.20.070)
Neighborhood Conservation Overlay Districts (NCOD) — Chapter 9.47 (notable sections: § 9.47.010–§ 9.47.040)
Moderate Income Housing Overlay (MHO) — Chapter 9.19 (definitions, applicability § 9.19.030, standards § 9.19.050, procedures § 9.19.035)
Development standards and district tables referenced above (e.g., Table 9.08.030, Chapter 9.21) — see relevant development standards tables and chapters in Article 9 (multiple sections)
Architectural/Design Review requirements (Chapter 9.55, including § 9.55.170) — § 9.55.170

(These citations point to the Santa Monica Comprehensive Zoning Ordinance text provided in the retrieved file.) If you want me to retrieve a specific NCOD ordinance text or the Official Districting Map image and overlay parcel list, say which neighborhood/parcel APN or address and I’ll extract or ask you to upload the map.

Sources

Retrieved passages

Santa Monica Zoning Code (Chapter for) High relevance
Santa Monica Zoning Code (Section 9.53.130) High relevance
Santa Monica Zoning Code (§ 1) High relevance
Santa Monica Zoning Code (§ 1) High relevance
Santa Monica Zoning Code (§ 1) High relevance
Santa Monica Zoning Code (§ 1) High relevance
Santa Monica Zoning Code (§ 1) High relevance
Santa Monica Zoning Code High relevance
Santa Monica Zoning Code (§ 1) High relevance
Santa Monica Zoning Code (§ 1) Medium relevance
Santa Monica Zoning Code (§ 1) Medium relevance
Santa Monica Zoning Code (§ 2) Medium relevance
Santa Monica Zoning Code Medium relevance
Santa Monica Zoning Code (Section requires) Medium relevance
CRC § R304 (Article 9) Medium relevance
Santa Monica Zoning Code (§ 9.16.040.) Medium relevance
Santa Monica Zoning Code (§ 1) Medium relevance
Santa Monica Zoning Code (§ 1) Medium relevance
Santa Monica Zoning Code Medium relevance

Cited sections

Official Santa Monica code library

Frequently asked questions

What uses are specifically prohibited in the Beach Overlay District in Santa Monica?

In Santa Monica the Beach Overlay District expressly prohibits hotels and motels, and restaurants or food service facilities larger than 2,000 sq ft or exceeding one story; any use not specifically listed in the overlay’s permitted/MUP/CUP lists is also prohibited (§ 9.20.060) .

Can I convert a residential parcel mapped “A” to a new surface parking lot that serves a nearby commercial business?

No — the A Off‑Street Parking Overlay forbids new surface level parking lots on “A” parcels; existing parking is subject to historical/contiguity conditions and certain below‑grade parking facilities can be allowed subject to CUP standards (§ 9.16.020, § 9.16.040, § 9.16.050) .

If my property is inside an NC (Neighborhood Conservation) overlay, can I increase building height beyond the base zone?

No — an NCOD can modify or override the underlying zoning for many standards, but NCOD provisions shall not permit higher density, increased building height, or increased total floor area to an extent greater than permitted by the underlying Zoning District; NCODs are adopted by separate ordinance and contain the specific standards (§ 9.47.020) .

What special benefits and tradeoffs apply under the Moderate Income Housing Overlay (MHO)?

MHO Projects that meet the Chapter’s requirements may be permitted by‑right and are eligible for up to a 33 ft height increase, up to 50% density bonus, and no minimum off‑street parking requirement among other incentives, in exchange for restricting units to moderate‑income households and complying with MHO program rules (§ 9.19.050(A–F)) .

Does architectural review apply to parking structures in an overlay?

Yes — Chapter 9.16 makes clear that all exterior improvements that require a building permit in the A overlay are subject to architectural review under Chapter 9.55 (§ 9.16.090) and Chapter 9.55 sets the Architectural Review District boundaries and procedures (§ 9.55.170) . Link: Design Review.

Where do I confirm which overlay(s) apply to my parcel?

Confirm on the Official Districting Map maintained by the City Clerk. The ordinance incorporates that map by reference — the map location controls the overlay mapping (§ 9.02.020) .

Are accessory dwelling units (ADUs) treated differently if a parcel is in an overlay?

Overlay provisions still apply, but ADUs remain regulated by the ADU chapter and by state ADU law where applicable. For overlay interaction, consult the ADU regulations and the overlay chapter for any overlay‑specific parking or siting provisions (see § 9.31.025 for ADUs and consult the specific overlay chapter) — search the base and overlay rules for conflicts and verify whether substantive local limits are preempted by state law (§ 9.31.025 cross‑references) . Link: ADUs; California ADU law.

If my project conflicts with an NCOD, which rules control?

If there is a conflict between NCOD regulations and the underlying Zoning District, the NCOD regulations take precedence — except that NCODs cannot permit greater density/height than the base zoning (§ 9.47.020) .

Do MHO Projects still need to comply with environmental or hazardous‑site checks?

Yes — the MHO chapter requires some projects (e.g., multiple‑unit dwellings in certain contexts) to complete Phase 1 Environmental Site Assessments and comply with other environmental and unit‑replacement rules where applicable (§ 9.31.196 and cross‑references; and see MHO’s Air Quality Assessment Zone requirements in § 9.19.050(H)) .

Where are the overlay short names listed in the ordinance?

Overlay short names and map symbols (for example AC, NC, A, BCH, MHO) are listed in Table 9.02.010.B of the ordinance (§ 9.02.010.B) .

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