Professional Documents
Culture Documents
SECTION 1.0
Introduction 8
SECTION 2.0
Multi-Family Design Guidelines 14
5 DRAFT
Table of Contents
SECTION 3.0
Mixed-Use Corridor Architectural
and Landscape Design Guidelines 36
SECTION 4.0
Additional Design Considerations 54
Glossary 56
Acknowledgements 58
Photography Credits 59
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1.0 INTRODUCTION
SECTION 1.0
Introduction to the Multi-Family and Mixed-Use
Land Use Designation Design Guidelines
Figure 1.2 An existing Mixed-Use Boulevard; Wilshire Blvd. between 22nd and 23rd.
The City of Santa Monica adopted Two key LUCE sections, Chapter 2.2, The LUCE also calls for the imple-
the Santa Monica Land Use & Cir- Neighborhood Conservation and mentation of design guidelines
culation Element (LUCE) on July 6, Chapter 2.4, Santa Monicas Boule- that complement revised zoning
2010. Among the LUCE policies are vards, respectively outline key quan- parameters and further encourage
goals, objectives, and development titative criteria or standards for the project designs that build upon
parameters for conservation of the maintenance of existing residential Santa Monicas existing built-form
character and scale of the Citys communities and the development of character and environmental design
multi-family residential neighbor- new mixed-use residential over com- legacy. This document provides
hoods. Additionally, the LUCE directs mercial structures along commercial these design guidelines for the Citys
new development towards the Citys corridors. multi-family and mixed-use land use
commercial boulevards in the form of designations.
context-appropriate mixed-use infill
development.
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1.0 INTRODUCTION
Design
basis for compliance
Objectives
3. Prepare a Context Report. 5. Prepare a Preliminary backs, and height limits, and
Design Submittal describe other key design
Every application for required features such as materials.
design review shall include a Package for Early
Context Report that documents Review of a Project. Given that a preliminary design
the site and its surrounds. At is utilized for early discussion of
A Preliminary Design Submittal
a minimum, a Context Report a project, a preliminary design
Package should be utilized
provides photographs keyed can range from a loose sketch
for early reaction and
to a map or diagram that concept in combination with
input regarding a project.
describes the project site in a Context Report and Design
A preliminary review may
the context of all adjoining and Intent Statement to a fully
consist of a meeting with City
adjacent properties, as well as conceived design presentation
staff or a presentation to the
the facing properties across However, a Preliminary Design
Architectural Review Board
streets and alleys. A Context will only be used for discussion
to receive preliminary non-
Report additionally includes a of opportunities, constraints,
binding input. A preliminary
dimensioned zoning or parcel and preferred directions by
design submittal should
map, survey, or assessors staff and other review entities
include the following items;
map showing the dimensions and may not be utilized for a
of both the parcel where the a. Context Report (see 3 above). design approval as required
proposed project is located by the Zoning Code.
b. Design Intent Statement
as well the dimensions of the
(see 4 above).
parcels on the same block
and the facing blocks. c. Preliminary Site Plan
depicting context and
4. Prepare a Design proposed project with all
Intent Statement. yards dimensioned.
Each design application shall d. Preliminary Floor Plans
include a concise written of each project level.
statement of no more than
one page describing the f. Sections across the width
project concept and design and depth of the site cut
intent of both the proposed through open spaces and
architecture and landscape. other architectural features
The objective of the Design with grade level, all floor
Intent Statement is to describe elevations, and highest
the big idea. The big idea point of structure noted.
states in words the organizing
g. Physical or Digital Model
design principal(s), or the
of project massing
theme of the project, as well
in its surrounds.
as the key character defining Figure 1.4 This mixed-use project
architecture and landscape h. Other Materials that incorporates pedestrian-friendly open space,
features that 1) shape the clarify and explain the bright colors patterned across the building
design and 2) relate the design face to create a sense of human scale
Design Intent Statement
and varied roof forms to establish skyline
to its context. The Design Intent (see also requirements for interest.
Statement will be utilized by Comprehensive Design
the appropriate review entity to Application below).
assist in the design evaluation
of the proposed project. All drawings should be to
scale, delineate required
and provided setbacks, step
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1.0 INTRODUCTION
Figure 2.1 Existing multi-family residential neighborhoods provide high quality living environments.
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2.0 MULTI-FAMILY DESIGN GUIDELINES
SECTION 2.0
Multi-Family Residential Architecture and
Landscape Design Objectives and Guidelines
Figure 2.2 A multi-family Residential land use district along 11th Street north of Wilshire Boulevard.
In Santa Monica, existing multi- Along most residential blocks street trees, the resulting mix and
family residential neighborhoods in Santa Monica architecture is scales are cohesive (see Figure 2.4).
typically include a mix of one, two, eclectic, with juxtaposition of
three, and four story triplex, fourplex, period, mid-20th Century, and As in most Southern California cities,
townhouse, low-scale courtyard, and contemporary building styles (see multi-family dwelling is shaped by
multi-family residences (see Figure Figure 2.2). Given the typically changing attitudes towards the place
2.1). There are a few instances where uniform landscape setbacks at front and role of the automobile. In older
taller structures emerge individually and side yards, the consistency of buildings cars are typically parked to
from lower settings, but these are planted parkways at curbsides, and the rear of structures and not visible
the exception and not the rule (see the regular rhythm of block-by-block from the sidewalks (see Figure 2.5).
Figure 2.3).
In contrast, many mid-20th Century
buildings incorporate residences
built over open parking with the
parking oriented towards the street
and vehicular entry cutting across
a broad swath of curb frontage (see
Figure 2.6). This more recent pattern
replaced landscaped front yards
and disrupted pedestrian continuity
along City sidewalks.
Figure 2.3 The Sovereign Hotel in Santa Figure 2.5 Irving Gills Horatio West Court
Monica is an example of an apartment is an early example of architecturally
building that creates skyline interest. distinguished multi-family housing in Santa
Monica.
Figure 2.7 Santa Monicas varied residential architecture creates human-scale streetscapes.
0 50 100 150 FT
Figure 2.9 Typical block parcelization shows land division with predominantly 50 x 150 lots.
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2.0 MULTI-FAMILY DESIGN GUIDELINES
In multi-family land use designations, every alteration, addition, landscape improvement, and new construc-
tion project should conform with the following objectives.
I. A project design should should be visible from public IV.A project design should
maintain and enhance sidewalks, connect alleys incorporate site planning and
existing neighborhood to sidewalks, and enhance massing that acknowledges
urban design patterns pedestrian orientation by the dimensions of the
that emphasize orientation providing visual connections underlying platting.
of residential buildings to between public rights-of- Santa Monicas multi-family
sidewalks and streets and way and building entries. neighborhood scale is directly
incorporate landscape at related to breaks in massing
front, side, and rear yards. Design Consideration: and built form derived
The overall design of Santa provide site plans that illustrate from the dimensions and
Monica neighborhoods places adjoining sidewalks, alleys, consequent constraint of the
structures in landscaped open spaces, and courts, and
front yards, provides visible demonstrate open-to-the-
connections between sidewalks air pedestrian connectivity
and building entries, and between these features
separates adjoining buildings and residential entries.
and alleys with landscaped III. A project design should
side and rear yards. This urban provide built-form transitions
design pattern that integrates between old and new
built form with surrounding structures through the use
landscape should be manifest of setbacks, landscape Figure 2.10 Larger and smaller dwellings
in each new project. both respect underlying platting dimensions.
buffers, and ground-level
Design Consideration: and upper-story setbacks.
delineate the context and Designs should utilize both
surrounds for each design horizontal and vertical
project and demonstrate transitions from adjacent
that new designs maintain a dwellings to sustain the
pattern of sidewalk orientation privacy and sense of light
and front, side, and rear and air at existing and
landscaped yards and setbacks. adjoining residences.
landscaped open space with adjacent residences and Figure 2.11 New projects should fit within the
pathways that cross the site demonstrate transition predominant pattern of built form.
to provide visual connections design components such
to passing pedestrians, as landscaping, setbacks,
invite visitors towards screening, and offsets of
residential entries, and foster openings at and between living
informal exchange between spaces at adjoining properties
residents and passersby. to maintain residential
Open to the air pathways privacy and a sense of light
through residential open and air for all dwellings.
spaces, plazas, and courts Figure 2.12 Projects should incorporate on-
site open space and pathways.
Figure 2.13 Uninhabited extensions Figure 2.14 Stoops and detailed entries Figure 2.15 Breaks in building plane and
punctuate the roof plane and add visual support front yard activity, and eyes on the a change in material establish modulation
interest to the structure in its surrounds. street. through presence of shade and shadow.
original lot divisions. This sidewalk life. In Santa Monicas sidewalk and street side
underlying scale should be residential neighborhoods activity, gathering of
acknowledged in new designs. design quality is enhanced residents, and eyes on the
when similar architectural street. Buildings should orient
Design Consideration: components, proportions, entries to public sidewalks,
determine the typical lot widths and details are present in provide entry elements such
along a block face and utilize both old and new buildings. as stairs, stoops and porches
an appreciation of these widths oriented to sidewalks, and
on double and combined Design Consideration:
provide openings windows
lots to incorporate overall document existing
overlook public pathways,
breaks in massing and bulk. neighborhood character-
streets, and alleys to establish
defining elements and
V. A project design should utilize a sense of human presence
show that new built-form
distinct skyline character. and oversight at rights-of way.
components, design
Roof forms, uninhabited proportions, building lines, Design Consideration:
extensions above the and details relate to existing demonstrate how entries,
roofline, and the upper levels neighborhood design patterns windows, and other
of multi-family residences and enhance pedestrian architectural components
should be architecturally orientation and sidewalk life. and features overlook public
distinct and contribute to the rights-of-way and open space
creation of a varied skyline VII. A project design should
(both on and off site) to realize
along each block face. integrate architectural
a sense of eyes on the street.
components that support
Design Consideration:
distinguish the design of
the roof and upper levels
and contribute to the PL PL
realization of a varied skyline Upper-story
within a neighborhood setbacks
and along block faces Landscape
VI. A project design should utilize screening
continuity and continuation
of building and massing lines,
as well as colors, proportions,
materials, and details.
Project architecture should
build upon and affirmatively
relate to patterns of setback,
massing, proportion, and
detail observed in the
surrounds while enhancing Figure 2.16 Upper-story setbacks create built form transitions between old and new
structures, while landscape screening at setbacks maintains privacy.
pedestrian orientation and
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2.0 MULTI-FAMILY DESIGN GUIDELINES
Figure 2.17 A building facade establishes a sense of human scale, incorporating bay windows, modulation of planes, color variation, recessed
window lines, major and minor architectural elements such as decorative railing and details such as cornices at the roof line.
VIII. A project design should IX. A project design should X. A project design should
provide building plane minimize the presence of maintain consistency of
modulation to create distinct parking and the impact of architectural character,
shade and shadow patterns. automobiles. New construction treatments, and details
Designs should incorporate should maximize the utilization at all building elevations.
breaks in building plane, of alleys and side streets Architectural intent and detail
vertical and horizontal offsets, for site and parking access should be extended to all
recessed openings, and other and minimize curb cuts and portions of building structures
shifts at building elevations driveway widths. Drop-offs visible from adjacent,
to create patterns of shade and parking should be fully adjoining, and near-by public
and shadow to realize visual screened from surrounds and sidewalks and rights-of-way,
interest at building faces. ideally placed below grade. as well all elevations at internal
areas such as courtyards, and
Design Consideration: Design Consideration: portions of structures visible
represent the building fully describe the location of and from adjacent properties.
components that establish access to all on-site drop-off
primary and secondary areas and parking and minimize Design Consideration:
shade and shadow patterning the visual impact of automobile document the views
along building elevations. access, drop-off, and parking. to and from sites and
validate that architectural
expression extends to all
portions of structures.
Figure 2.19 Consistent architectural character at all publically visible orientations enhances
project quality (courtesy of Michael Folonis Architects, image credit Tom Bonner).
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2.0 MULTI-FAMILY DESIGN GUIDELINES
The following Multi-Family Residential Design Guidelines provide a design toolbox that should be utilized by
applicants and their design teams to realize architecture and landscape designs that meet the Multi-Family
Design Objectives noted in Section 2.B.
a. Increase setbacks and c. Increase open space to e. Orient and shape higher
landscape buffers at portions establish distinct gathering elements to maintain solar and
of building adjacencies where places or landscape daylight access to residences.
new higher construction settings between existing
is adjacent to existing lower structures and f. Other design means
lower construction. new higher buildings. that provide transitions
in height between new
b. Utilize step backs or inward d. Decrease building footprint and old construction.
sloping inclined planes and floor areas at upper
at upper portions of new building levels to distinguish
buildings to define an area of between portions of buildings
transitional height between that meet base height criteria
new and old construction. versus those portions that
exceed base height criteria.
Courtyard Reduced
overlooked by floor area at
dwelling units upper level
Open
Min.
PL PL space at
20' x 20' rear yard
Sidewalk
and street
Alley
Variation at
Upper-story roof levels to
setbacks create varied
and reduced skyline
floor areas at
upper levels Increased
setbacks
and
landscape
buffers
Incorporation
Principle of courtyard
entrance
visible from
street
Increased
open
space at
sideyards
Massing that
relates to lower
Utilization
scale at adjacent
of corner
buildings
cutout
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2.0 MULTI-FAMILY DESIGN GUIDELINES
The best multi-family residential buildings in Santa Monica are oriented to public streets and sidewalks,
and reinforce the pedestrian orientation of neighborhoods. Orientation of multi-family residential buildings
towards public sidewalks, rights-of-way, and open spaces should be realized through incorporation of one or
more of the following design means.
Figure 2.23 The combination of gates, fencing, and visible entries orients this residential Figure 2.24 A front stoop marks entry to a
building to the public street. residence of a multi-family structure.
Optimizing the location, visibility, and design interest of residential entrances, lobbies, main stairs, and
elevators, particularly in relationship to public sidewalks and rights-of-way, establishes a sense of presence
and safety through design. Building entries should utilize one or more of the following design means.
a. Provide building entrances c. Utilize architecturally distinct e. Use high quality materials
visible from both the entry components such as at entry paths such as
public sidewalk and the porches, stoops, canopies, colored and stamped
street and relate entrances pergolas, recesses, see-through concrete or paving.
directly to gates, pathways, gates, and outdoor terraces.
stairs, courts, and other f. Other design means that
architectural elements on d. Increase the intensity create a sense of entry
the main entry passage. and quality of materials and connection to and
and landscape at entry from public sidewalks.
b. Provide a lobby that is components to introduce
visible from the sidewalk in additional pedestrian and
projects where elevators are human scale features and
used to access residences. details at building entries.
Figure 2.25 The courtyard of this early 20th Century apartment building is visible through the Figure 2.26 A visible pathway from the
gated entry. public sidewalk to the front door utilizes high
quality paving.
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2.0 MULTI-FAMILY DESIGN GUIDELINES
The character of multi-family residential structures is distinguished when roof shapes and lines as well as
design expressions at upper stories are both a logical continuation of the architecture of lower stories and a
visual punctuation that creates a transition between the building and the sky. Skyline expression and variety
may be achieved through use of one or more of the following design means.
a. Use shaped, sloped, pitched c. Increase the variety e. Provide height juxtapositions
and varied roof forms that of building massing at between the architectural
are visible to passersby upper levels to establish components and building
from public streets, open a contrast with the overall planes of older and newer
spaces, and rights-of-way. bulk and mass of the lower buildings to establish a
levels of a structure. distinct silhouette between
b. Utilize cornice expressions,
adjacent structures.
eyebrows, overhangs, and d. Incorporate uninhabited
horizontal projections extensions, such as chimneys, f. Other design means that
projections that draw the eye turrets, towers, skylights, achieve skyline expression
towards building tops and clerestories and mechanical and variation along block
create a distinct line at the penthouses that logically faces and between new and
upper building boundary. continue the architecture of existing construction.
the structure upward, break
the continuity of top level
massing, and extend the roof
expression into the sky.
Figure 2.27 A 1930s streetscape Figure 2.28 Eyebrows at windows add Figure 2.29 Mass is stepped at upper
incorporates a variety of roof shapes, character and distinct detail at the upper levels, distinguishing the upper levels from
building heights, masses and bulks. levels of this Art Deco apartment building. the mass of the building as a whole.
There is great consistency of front yard depths observed along individual multi-family residential streets
in Santa Monica. Front yard setback vitality may be furthered through use of one or more of the following
design means.
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2.0 MULTI-FAMILY DESIGN GUIDELINES
Side yard setbacks provide an essential buffer between adjoining properties and homes. Design of side yards
should incorporate one of more of the following design options.
Figure 2.32 A fully landscaped side yard with a combination of greenscape and hardscape,
transitions to a sidewalk facing landscaped courtyard.
Rear yard setbacks afford opportunities for private outdoor gathering, gardens, and separating landscape
buffers between adjacent residential uses and alleys or commercial uses. Design of rear yards should use one
of more of the following design means.
a. Provide fully landscaped rear c. Minimize the width and e. Ensure pedestrian and bicycle
yards with a combination of extent of driveways that access through rear yards to
greenscape and hardscape. accommodate movement of both alleys and front yards.
Greenscape and fencing vehicles from the curbside
at rear yards should ensure directly to parking. f. Other design means that
the privacy of ground-floor allow for alternatives to rear
residential units at both existing d. Do not accommodate open to yard setbacks, maintain
and new construction. the sky parking and storage consistency with the existing
of vehicles in rear yards and neighborhood context,
b. Provide useable passive place parking in garages, and ensure the integrity of
open space at rear yards carports, semi-subterranean, adjoining residential uses at
including, but not limited to, and subterranean structures. residentially designated land.
places for seating, outdoor
dining, and toddlers play.
Figure 2.33 A fully landscaped yard with a combination of green and hardscape.
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2.0 MULTI-FAMILY DESIGN GUIDELINES
Open space and landscape are prevalent character-defining features of Santa Monicas multi-family
residential settings. In particular, the Citys inventory of multi-family courtyard housing, where dwellings are
organized about figured on-site open space, contributes to the character of the residential communities.
Open space as well as courtyard housing types may be realized through use of one or more of the following
design means.
Figure 2.34 A Multi-family residence with landscaped open space and above grade open
terraces.
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2.0 MULTI-FAMILY DESIGN GUIDELINES
The human scale of Santa Monica neighborhoods is in part a reflection of repeating two, three, and four story
building masses placed on individual small lots that march the length of residential blocks. To reflect and
not exceed the existing increments of bulk and mass that resulted from the original lot and parcel sizes, new
construction should use one or more of the following design means.
a. Utilize mass and bulk that c. Use open to the sky e. Provide building projections
reflects the original and massing separations based such as bays, entry elements
underlying platting of the upon the dimensional such as porches or recesses,
residential blocks by limiting logics of the original block and minor projecting
building footprints to the parcelization to realize at- masses that build upon the
building dimension logics grade open space such as dimensional logics of the
established by the original courtyards and terraces original block parcelization.
block parcelization. between building masses.
f. Other design means that
b. Provide distinct breaks in mass d. Incorporate horizontal reduce the scale of building
and bulk that are based upon displacement of vertical bulk and mass based upon
the dimensional logics of the wall planes based upon the the dimensional logics of the
original block parcelization. dimensional logics of the original block parcelization.
original block parcelization.
Entry Element
Figure 2.39 Building bulk and mass should include distinct breaks and reference existing Figure 2.40 Repetition of skyline, bay
proportions and scales, observed in its surrounds. window, and massing components, breaks
50' 50' 100' 50' down overall scale.
PL PL PL PL PL
Modulation of building architecture utilizes building plane setbacks, offsets, projections, and other design
means to break down faade scale. Building modulation should be present in new construction and additions
through use of one or more of the following design means.
Figure 2.41 Color and recesses are used to create major and minor scales and increase visual
interest (courtesy of Lorcan OHerlihy Architects).
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2.0 MULTI-FAMILY DESIGN GUIDELINES
Architectural differentiation between the base or first levels of buildings (base), the midsection or middle
levels (middle), and the building tops or upper or skyline levels (top) is often implicit in traditional as well as
contemporary architecture. Regardless of whether a building is one, two, three, or more stories in height,
base, middle, and top expression at new construction, additions, and landscape may be achieved through
use of one or more of the following design means.
a. At lower building levels c. At top levels introduce distinct porches, stoops, unit terraces,
develop distinct expressions architectural components and gathering places. Middle
of proportions, design and roof line expression that levels may include useable
rhythms, detailing, material draw interest from afar yet terraces and balconies visible
use, and architectural are a logical evolution and from surrounding sidewalks.
components that establish punctuation of the proportions, Roof gardens, terraces,
an intricate, up-close, and design rhythms, detailing, and green roofs may call
pedestrian-oriented interest. material use, and architectural attention to the architecture
components utilized at of upper levels, reduce
b. At middle building levels the mass of top levels, and
lower and middle levels.
continue the lower level design contribute to the creation of
character with simplified but d. Provide habitable outdoor a distinct skyline character.
related proportions, design uses at lower, middle, and
rhythms, detailing, material use, top levels that are visible e. Incorporate three scales of
and architectural components. from public rights-of-way. landscape; 1) base plantings
Lower levels may incorporate to establish a transition
between the ground plane
and the building plane; 2) a
middle scale of larger shrubs,
hedges, and small trees to
provide privacy, mark key
building components such
as entries, and establish an
additional transition between
the base and middle of
buildings; and 3) a tall scale
of columnar and canopy trees
that complement and buffer,
from both the sidewalk and
adjacent buildings, the overall
architectural scale of new
construction and additions.
f. Other design means may
be considered that achieve
base, middle, and top
building expressions.
Figure 2.43 Architectural expression characterized by base, middle, and top expressions.
The City of Santa Monica Office of Sustainability and the Environment (OSE) has an extensive website that
outlines goals, objectives, standards, and guidelines for use of plant materials and water-wise landscape. This
information should be consulted before beginning a project design. Among the resources that can be found
on the Citys OSE internet site are links to code requirements and listings of drought resistant plants, shrubs,
groundcovers, and trees. The address of this website is http://www.smgov.net/departments/ose/categories/
landscape.aspx. In addition to these materials, landscape should be incorporated in project design through
the use of one or more of the following design means.
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2.0 MULTI-FAMILY DESIGN GUIDELINES
No one approach nor design style dominates multi-family residential architecture in Santa Monica. There
are exceptions to this, such as in Ocean Park where there is an historic district. Outside of special districts
design character should be realized utilizing one or more of the following design means.
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SECTION 3.0
Mixed-Use Corridor Architecture and Landscape Design Guidelines
Figure 3.2, Commercial corridors in Santa Monica are often framed by a mix of one to three story buildings, such as this segment of Wilshire
Boulevard.
Santa Monicas existing commercial boulevard settings in contrast to the vernaculars from the 1940s and
corridors, including Wilshire generally lower heights and are the 1950s, including International Style
Boulevard, Santa Monica Boulevard, exceptions and not rule (see Figure buildings and Coffee Shop or Googie
Lincoln Boulevard, and segments 3.3). style edifices, can also be seen along
of Pico Boulevard and Ocean Park the commercial corridors. From the
Boulevard, as well as commercially- In addition to plain-faced vernacular 1970s to the present, late Modern
oriented segments of east to west buildings fronted with storefronts glass and steel architecture from
streets such as Main Street, are seen along Santa Monicas the 1960s is joined by Post-modern
typically framed by one, two, and boulevards, numerous architectural and contemporary expressions.
three story flat-fronted buildings set styles are represented along the The combination of vernacular
directly to the back of sidewalks (see Citys streets. Many earlier buildings structures that are purely functional
Figure 3.2). A small number of four are characterized by period modes interspersed with architecturally
and five story buildings, as well as from the late 1920s and 1930s developed buildings establishes an
even taller structures are seen along including examples of the Neo- organic and eclectic built form mix.
commercial streets. These taller classical, Spanish Revival, Regency,
structures punctuate the typical and Art Deco styles. Modern
Side Street
100' 50' 50' 50' 50' 50' 50' 50' 50' 100'
50'
50'
50'
Boulevard
Boulevard
20'
Side Street
0 50 100 150 FT
Figure 3.4, Typical block parcelization along mixed-use corridors in Santa Monica shows land
division with 100 deep lots and typical 50-100 frontages along boulevards.
Figure 3.5, Cornice expressions, horizontal building bands, and a corner tower provide skyline interest along a one-story stretch of Montana Av-
enue.
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
In mixed-use corridor land use designations, every alteration, addition, landscape improvement, and new
construction project shall conform to the following Objectives.
I. The overall project design, III. The project design attracts as seen along existing
massing, and bulk is oriented pedestrian interest at ground block faces. To maintain
towards the setting and floors with shop fronts, this sense of scale, a similar
context of existing corridor program areas, entries, dimensional logic based
streets and sidewalks. Building lobbies, courtyards and upon the underlying and
facades and openings, open plazas, architectural detail original parcel sizes should
spaces at building edges, intensification, building edge be acknowledged in the bulk
and upper level masses and corner set backs, as well and mass of new designs.
and uses should push up as at-grade landscape and
buffering to support increased Design Consideration:
to, adjoin, and open onto
user activity and interest at determine the typical lot and
sidewalks, existing open
public sidewalk frontages. building dimensions present
spaces, and public streets.
along a block face and
Design Consideration: delineate Design Consideration: show demonstrate the relationship
the context for each project and ground-level architectural of these dimensions to overall
demonstrate that new designs features that increase interest breaks in the massing and
are oriented to public streets. and activity for users and bulk of new construction.
passersby at public sidewalks
II. The project design provides
built-form and landscape IV. The project design
transitions to adjacent incorporates massing and
residential land uses. Provision bulk that acknowledges
of built-form transitions and parcel sizes. The scale of
landscape buffers between commercial corridors in Santa
new corridor structures and Monica is largely the result of
existing residential land uses buildings and masses that were
including step downs in bulk, constrained by the dimensions
reduced upper level mass, of the original lot divisions
and landscape screening
should be incorporated
into project designs.
Figure 3.7 , New mixed-use architecture
Design Consideration: should transition from the existing scale of
the surrounding structures and contribute to
demonstrate the approach
vital sidewalk life.
to design and landscape
transitions between new
construction and existing
residential land uses,
neighborhoods, and
associated dwellings.
Side Street
Side Street
Floor Area
at Upper
Floors
Corner
Cutout
Corner
Plaza
Mixed-Use Corridor
Residential
Entry
Plaza
Shopfronts
Figure 3.8, Illustrative use of Mixed-Use Corridor Design Objectives.
Figure 3.9, Colorado Ave between 19th and 20th Streets. To help fit into this context, new mixed-use infill construction needs to be oriented to the
sidewalks, attract pedestrian interest at ground floors, have a sense of distinction at the skyline, and provide tranistions to adjoining residential land
uses.
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
XII. The City of Santa Monica d. That the proposed design All of the above Design Objectives
will consider design flexibility integrates features and promote the realization of mixed-use
regarding these Design amenities such as, but not corridor architecture in Santa Monica
Objectives in mixed-use limited to, wider sidewalks, that is pedestrian-oriented, human-
corridor districts when a landscaping and trees, and/ scaled, and respectful of adjacent
project contributes to the or arts and cultural uses; neighborhood residential uses.
realization of vital pedestrian- Most important, these Objectives
e. That the proposed design
oriented sidewalk life. are intended to guide the evolution
maintains solar access
the Citys mixed-use corridors
In unique circumstances a at existing and adjoining
with each new infill project into
proposed mixed-use corridor residential land uses as
more inviting avenues. The Design
project may support the life existing at the date the
Objectives are intended to support
and activities of the sidewalk project application is
improved sidewalks, landscaping,
and community even though accepted by the City.
neighborhood-friendly services and
it cannot meet the Objectives stores, and distinctive architecture
noted above. Projects that where local residents live, shop,
cannot meet the Objectives work, and play.
of this section should still be
considered if the authorized
review entity determines that
a flexible approach to design
promotes design creativity,
architectural innovation, and
the vital sidewalk life and
activity of the both the site
of the project and the overall
street corridor setting.
When design flexibility
is sought, the following
considerations should
be established by the
appropriate review entity.
a. That meeting the Design
Objectives of these Guidelines
will prevent a program desired
by the community and/
or form-based innovation
in mixed-use development
and/or building design;
b. That the proposed design
reinforces and enhances the Figure 3.14, The juxtaposition of varied architectural styles contribute to a rich and diverse
establishment of a mixed- skyline.
use pedestrian-oriented
environment and sidewalk life
along a mixed-use corridor;
c. That the proposed design
supports local uses including,
but not limited to the provision
of housing, daily community
needs and/or services,
and/or public open space
and green connections to
adjoining neighborhoods;
The following Mixed-Use Corridor Design Guidelines provides a design toolbox that should be utilized by
project applicants and their design teams to realize architecture and landscape designs that meet the intent
of the Mixed-Use Corridor Design Objectives noted in Section 3.B.
1. Building Height Design Guidelines: Between Mixed-Use Corridor Structures and Residential
Land Use Districts
Mixed-use corridor sites in Santa Monica typically back onto residential neighborhoods. New construction
along mixed-use corridors needs to ensure the continued integrity of Santa Monicas adjoining residential
land uses. Transitions between mixed-use corridor projects and adjacent residential land uses may be
achieved through use of one or more of the following design means.
a. Contain the mass and bulk of c. Provide additional open space e. Orient upper level balconies,
new construction abutting and increased yard areas terraces, and rooftop open
residential land uses within next to existing residentially spaces towards mixed-
an inwardly sloping building designated yards, open use corridor streets and
envelope plane. The transition areas, and dwellings. side streets and away
should commence at two from residential land
stories above the mixed-use d. Incorporate landscape, uses and structures.
property line adjoining the landscape screening, and
residential land use, and from trees in planting areas f. Other design means that
that point extending at a unobstructed by subterranean achieve increased access to
45-degree angle from vertical structures along the length light, air, and privacy between
away from the residential of the property boundary mixed-use corridor projects
land use and towards the between a mixed-use project and adjacent residentially
mixed-use corridor site. and residential land use. designated land uses.
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
Reduced Floor
Area at Upper
Roof Garden Floors
Rooftop
Solar Array
Corner
Cutout
Active Ground
Floor Uses
Figure 3.15, Illustrative use of Mixed-Use Corridor Design Options at typical corridor site.
Height transitions between new mixed-use projects and existing one and two story corridor buildings
reinforces neighborhood street wall scale at the sidewalk and increases the sense of architectural continuity.
Where mixed-use projects are proposed, new architecture can incorporate height transitions through use of
one or more of the following design means.
a. Decrease the area of e. Provide building plane offsets f. Shape upper levels to increase
upper level floors and and corner cutouts at the solar access, light, and air to
orient these smaller floors ground plane and along the adjacent lower structures, on
away from residential land back of sidewalk where new and off site open spaces, and
uses and towards mixed- taller buildings adjoin existing adjoining residential land uses.
use corridor streets. lower buildings. Indentations
g. Other design means that
at building planes establish
b. Utilize setbacks at upper establish transitions in
back of sidewalk open areas
levels of mixed-use corridor- height between old and new
and spaces that can be used
facing building planes to relate construction and maintain
for activities such as outdoor
new construction to existing the storefront scale of mixed-
dining, urban gardens, or
lower height buildings. use corridor sidewalks.
residential entry plazas, but
c. Increase the amount of at- should not be so extensive
grade and on-site open space in length along the sidewalk
when height is proposed edge so as to interrupt
and reduce the building the integrity of the mixed-
footprint to establish distinct use corridor street wall.
community-oriented open
spaces and landscape areas.
d. Incorporate areas of lower
building massing and
building lines that reference
lower adjoining buildings.
Figure 3.16, A building with both low and high roof lines, building plane offsets, and setbacks at
the top level.
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
The scale of buildings seen along Santa Monicas corridors is in part the consequence of the limiting
dimensions of the original and underlying lots and parcels. Depending upon the specific mixed-use corridor
observed, a range of parcel lengths along sidewalks is observed; from small 25 feet long lots along portions
of Pico Boulevard, to 150 foot and longer sites where parcels are consolidated for institutional uses such as
hospitals. To maintain the Citys unique sense of sidewalk scale and relate new mixed-use corridor projects
to the existing built-form scene, new construction should acknowledge the dimensions of the original
platting observed along block faces through use of one or more of the following design means.
Figure 3.17, Contrasts in material, projecting bays, and a modulated facade reduce the overall
mass of this mixed-use project (courtesy of Koning Eizenberg Architects).
Building frontages, street walls, and ground floors along mixed-use corridors should reinforce and build
upon the existing prevailing context of one, two, and three story street wall facing buildings that open
onto sidewalks. New construction should contribute to an active and interesting interface of architecture,
landscape and the public sidewalk through use of one or more of the following design means.
a. Provide for the continuity entries back from the sidewalks f. Increase the quality of
of street walls along mixed- and provide stoops, patios, materials, detailing and
use corridors. Building faces and garden walls oriented intensity of color adjacent to
along mixed-use streets to the sidewalk to allow public sidewalks. Particular
should generally be located at pedestrian transition from the attention should be paid
the back of the sidewalk and public to the private realms. to enhancing materials
reinforce the prevailing height and detailing abutting
c. Establish active and flexible
of the street wall observed building entries and
open space at building
along the block face and ground level openings.
sidewalk edges. Building edge
within the surrounds. New
open spaces may include g. Orient building signage to
street walls higher than the
corner plazas, courtyards, and the pedestrians level and
prevailing street wall should
linear setbacks and should design building and storefront
be designed to minimize the
informally encourage gathering signage as an integral element
visual bulk of upper portions
for people watching, dining, of the building architecture.
of the overall building through
and other sidewalk activities.
utilization of changes in h. Other design means at building
material, building lines, and d. Limit the length of at-grade street walls and frontages that
massing that reference lower building facades and walls reinforce activity and establish
adjoining structures, vertical without openings that are a sense of design intricacy
and horizontal offsets within oriented to and placed along and human scale along mixed-
the building plane, setbacks at public sidewalks. Building use corridor sidewalks.
upper levels, reduced upper planes without openings
level floor areas, and other should be limited to no more
means that reduce the sense than a third of the overall
of mass above the prevailing wall length and designed as
built form condition. an extension of the primary
architectural concept.
b. Orient windows, shop fronts,
show windows, residential e. Relate ground floor levels
lobbies, and dwelling entries and uses to the elevation of
at building frontages and street sidewalks and on-site open
walls to overlook and support space. First floor levels should
public sidewalks. Mixed-use align with sidewalk elevations
corridor buildings should and be at most a step or two
incorporate storefronts and above, and never below, Figure 3.18, This supermarket spills out onto
commercial space along the the public sidewalk level. the sidewalk, continuing the existing street
majority of corridor and side Residential uses may sit several wall and activating the building frontage with
street frontages. Stores and steps above the adjacent sidewalk-facing activities.
building lobbies, as well as public sidewalk to maintain
open spaces and courtyards, residential privacy, but should
should open directly to public never be placed below the
sidewalks and provide flexible level of the public sidewalk.
ingress opportunities along
the length of parcel frontages.
Consider setting residential
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
The creation of small open spaces, including terraces and courtyards visible to the street, provide
opportunities to enhance the public and private realms of mixed-use corridors. New construction and
additions, and to the extent feasible, major alteration of existing structures, should incorporate one or more
of the following landscape design means.
Figure 3.20, This commercial center is oriented to the public sidewalk and the entry is marked
by roof line architectural feautures.
Modulation of building architecture, including but not limited to vertical and horizontal offsets, projections
such as window and building bays, use of contrasting colors and materials, and provision of recesses at
windows and doors creates patterns of shade, shadow, and color interest that contribute to the realization
of human-scale building expression. Architectural modulation should be present in new construction and
additions through use of one or more of the following design means.
Figure 3.21, The use of color and material contrasts punctuate the facades of this affordable
housing project (courtesy of Kanner Architects).
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
The character of Santa Monicas mixed-use corridors is enhanced when new construction introduces roof
shapes, varied parapet lines, and distinct design expressions at upper stories that combine to create a
sense of skyline interest. Each new building, and additions to the upper levels of existing structures, should
incorporate architectural expressions at upper levels and rooflines that contribute to a varied and vital
skyline. Skyline interest may be achieved through use of one or more of the following design means.
In some cases automobile-oriented uses adjacent to public sidewalks such as stand-alone parking
structures, automobile showrooms, vehicular-oriented entries, and surface parking may be permitted. In
these cases the automobile use should be designed to enhance the pedestrian-oriented character and
quality of corridor sidewalks. Compatibility of vehicular oriented uses adjacent to corridor sidewalks may be
achieved through use of one or more of the following design means.
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3.0 MIXED-USE CORRIDOR ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES
Each building project needs to adopt a clear and strong architectural idea or design conception that shapes
the buildings overall organization, look, sensibility, and attitude towards architectural and landscape
detailing. Most important, the design conception should be extended to all portions of a building.
Architectural character can be realized through use of the following design means.
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SECTION 4.0
Additional Design Considerations
The following Additional Design Considerations compliment the Design Objectives of these Guidelines and
are covered by other City policies and requirements. Applicants should carefully review all City requirements
and codes during project design and the associated entitlement process to ensure that the following
objectives are addressed in the design of a project.
1. Maximize accessibility for people 2. Optimize use of sustainable 3. Utilize climatically appropriate
with disabilities. To improve the design principals, technologies, and water conserving landscape
quality of life for people of all and materials. Santa Monica is a and hardscape. Incorporate water
abilities, projects need to meet leader in adopting and implementing conserving landscape plantings,
accessibility code requirements. sustainable building and landscape trees, and hardscape materials
Design for accessibility should policies. The City also actively including paving, garden walls,
be an integral aspect of each promotes minimization of energy and appropriate fencing and
project and support and enhance and water use, natural cooling and gating at building edges, yards,
the underlying architectural and heating of buildings, utilization of courtyards, and upper level and
landscape design intent (for more green building materials, recycling rooftop balconies, terraces, and
information on the Citys accessibility and reuse of materials, and open spaces (for more information
policies see http://www.smgov. aggressive diversion from land fills on the Citys landscape policies and
net/Portals/AccessibleSM/content. of construction debris and waste. All requirements, see http://www.smgov.
aspx?id=16032). projects should seamlessly integrate net/Departments/OSE/categories/
sustainable design methodologies, landscape.aspx.).
Design Consideration: call out following and exceeding City
accessibility features and describe ordinance requirements (for more Design Consideration: depict
how they support the design intent. information on the Citys sustainable landscape design and planting
design policies and requirements see materials and demonstrate their
http://www.smgov.net/departments/ relationship to both the architecture
ose/). and climatic setting.
Figure 4.3 Use of solar cells to make a Figure 4.4, Drought tolerant landscaping
decorative and sustainable design statement should be used in Santa Monicas temperate
at a multi-family residential building climate.
(courtesy of Brooks + Scarpa, image credit
Marvin Rand).
Additional Design Consideration compliment the Design Floor Plate the flat surface of a building level
Objectives and Design Guidelines.The Additional Design contained within the extent of the exterior walls
Considerations should be implemented in every project. and including habited outdoor areas.
Arcade A pedestrian walkway delineated by vertical Human-Scale Design - design of the mass, bulk,
structural members supporting a roof, which provides disposition of active and passive uses, building planes,
shade, accessible through large openings at either landscape, and details that provide reference to the
end and along the length of the walkway. Openings scale, activities, ergonomics, and dimensions of the
extend to the ground and are separated only by human body and everyday settings. Typically, the
structural members allowing for access and views human- scale components of a building design establish
from the interior to the exterior and vice versa. rhythms, dimensions, or expression of details, minor
massing, and public functions that allow for design
Bay, Storefront A division of storefront at the exterior of character and use that is the sum of smaller-scale
buildings marked off by vertically oriented architectural parts as well as the overall whole of the design.
elements other than window mullions including but not
limited to columns, pilasters, wall planes, or other separate Juxtaposition the placement of two things (usually
from the storefront vertically oriented building components. abstract concepts, though it can refer to physical objects)
near each other so as to permit comparison or contrast.
Building Frontage The line or space between a right-of-
way and/or sidewalk and the front of an adjoining building. Lot Coverage The percentage of the lot area covered by
structures and buildings including accessory buildings.
Build-to Line A line parallel to a property line
adjoining a right-of-way or sidewalk to which a building Plat, platting - a plat is a defined and dimensioned
faade and/or vertical plane of a structure aligns. piece of land or a plot. Platting is the act of
determining the dimensions of lots or a description
Building Scale Building scale describes the perceived of a collection of plots and their dimensions.
effect of the combined elements of a structure in
relationship to the scale of the individual person and/ Modulation, Architectural - Adjustment and
or group or the relationship to the other components variation of proportion, scale, detail, and/or change in
of the surrounds such as adjoining buildings, urban expression of architectural components, elements, and
design to realize architectural variety and enhanced
and/or natural features and/or open spaces.
complexity of design expression; to modulate.
Design Objectives overarching urban design and
Modulation, Faade Plane - Adjustment and
built-form principles. When a project is required to be
breaking of faade plane to realize variation in
in compliance with the Multi-Family and Mixed-Use
massing and proportion, reduction of facade
Land Use Designations Design Guidelines, the project
scale, and creation of building plane rhythm.
needs to meet the intent of the Design Objectives
as determined by the appropriate review authority. Sense of Place the positive and constructive
characteristics, perceptions, or feelings of a unique locale
Design Guidelines - a toolbox of a broad range of design
as defined by the people who dwell there. Aspects of
approaches that assists project proponents and their design
climate, light, use of materials, lifeways, building patterns,
teams in reaching compliance with the Zoning Code. and local culture and expressions all contribute to the
Eyes on the Street a concept popularized by Jane definition of the qualities of a geographic setting.
Jacobs in the book The Death and Life of Great
Setback a set back exists along a horizontal plane,
American Cities. She argues in this book that urban
it is the distance between the parcel line and a
streets, especially informal mixed-use streets where
the windows, entrances, uses and occupants directly building, not including permitted projections.
overlook and are connected to the public sidewalk, Scale, Pedestrian The direct relationship of
contribute to a citys sense of security and community. environmental design, architectural, and landscape
Elevation The elevation of a building is its elements, components, and details to the dimensions
height above a fixed reference point. of the human body and its components.
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Acknowledgements
Consultants
John Kaliski Architects
John Kaliski, AIA
Rebecca Radojicic, Designer
Rebecca Wood, Intern
Ivan Laguna, Junior Designer
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