Pursuant to AB 361 signed by Governor Gavin Newsom,

the public can only attend this meeting via live stream at:

CITY TV: Cable Channel 16



DIAL-IN NUMBER: 1 (415) 466-7000 (US), PIN 6917626 #

*Chrome Browser recommended



PLEASE TAKE NOTICE: In an effort to reduce the risk of spreading Coronavirus (COVID-19), the members of the Planning Commission and City staff will meet via teleconference. The meeting will be broadcast on CityTV Channel 16 and be streamed on the City’s website, but participants may also join the teleconference via the methods listed above.





Those wishing to give written public comment shall email comments to Comments received prior to 12 PM on the day of the meeting will be distributed to the Planning Commission prior to the meeting and posted online. Please note the agenda item in your comments. Comments received after 12 PM on the day of the meeting will be considered part of the record of the proceedings but will not be posted online with the Planning Commission’s agenda, might not be reviewed by the Planning Commission, and will not be read aloud during public comment during the meeting.


If you decide you want to speak on a particular agenda item during the meeting, please dial 1-408-740-7256 (meeting ID: 768527912 and passcode: 8537 followed by #) once the caller queue for the agenda item opens.  Please note that the caller queue for each agenda item will not open until the item is called and will close after the first five public comments are heard. Remarks from the public made by telephone will be limited to up to 3 minutes per item. 


Translation service available upon request. Please contact at least 72 hours prior to the scheduled meeting.

Servicio de traducción disponible a pedido. Comuníquese al al menos 72 horas antes de la reunión programada.


Please note that the normal procedures for “representative speakers will not be in place while meetings are conducted via teleconference. At this time, we are unable to accept visual aids as part of your oral testimony. However please note that you may e-mail written comments and attachments to by 12pm on the day of the hearing to be posted with the agenda as described above.


Special Assistance for Those Who Cannot Wait to Speak. Members of the public, including those with special needs or without technological resources, who cannot wait to speak on an agenda item may request assistance from the Director by calling (310) 458-8341 or e-mailing, and a member of the City Planning Division will provide assistance in preparing a written statement of testimony for distribution to the Planning Commission.


Call to Order

Pledge of Allegiance (Suspended)

Roll Call


Please note that Agenda Items may be reordered during the meeting at the discretion of the body.


1.      Special Agenda Items


A.    Planning Director’s Report

Information concerning future Planning Commission and City Council Agendas. Update on recent City Council action on appeals, ordinances, development projects, and planning policy studies. Information on recent Architectural Review Board and Landmarks Commission actions. Update on project status and related planning matters. Presented by Community Development Department Director, David Martin.


B.    Planning Commissioner Announcements


2.     Consent Calendar

All items will be considered and approved in one motion unless removed by a member for discussion.


A.    500 Broadway (21ENT-0148 Conditional Use Permit)

Conditional Use Permit to allow a bank tenant space with more than 20 linear feet of ground floor street frontage. The project will involve a corner tenant space with approximately 147 feet of total linear street frontage (87 feet along Broadway and 60 feet along 5th Street). Pursuant to Table 9.10.040, Land Use Regulations – Downtown Districts, banks occupying a tenant space in excess of 20 linear feet of ground floor street frontage are subject to a Conditional Use Permit. [Planner: Grace Page] Applicant: Laura McCaffrey for J.P. Morgan Chase Bank. Property Owner: DK Broadway, LLC.


Staff Report

a.          General Plan and Municipal Code Compliance Worksheet

b.          Draft Statement of Official Action

c.           Public Notification & Comment Material

d.          Photographs

e.          Project Plans

Public Correspondence


B.    1315 3rd Street Promenade (21ENT-0161 Vesting Tentative Parcel Map No. 83284)

The applicant requests an approval of a Vesting Tentative Parcel Map to subdivide one land parcel into four airspace parcels for the purpose of creating one food court condominium unit and three upper-floor commercial/office condominium units in an existing 29,111 SF, five-story commercial building located in the BC (Bayside Conservation) District of the Downtown Community Plan (DCP). This is a proposed subdivision of an existing commercial building and new construction is not proposed with this application. Pursuant to Santa Monica Municipal Code (SMMC) Section 9.54.070(B), the Planning Commission is the responsible authority to approve, conditionally approve, or deny tentative subdivision map applications. [Planner: Ivan Lai] Applicant: Harvey Goodman Civil Engineering Inc.  Property Owner: Next Century Power LLC, Ed Flores LLC, and EJT 3rd Street Promenade II LLC.


Staff Report

a.          Process Review Times & Deadlines

b.          Draft Statement of Official Action

c.           Public Notification & Comment Material

d.          Subdivision Map


C.   Resolution 21-012 (PCS) adopting changes to the Planning Commission Rules of Order for consistency with AB361.


Staff Report

A.          Resolution 21-012 (PCS) Amending Planning Commission Rules of Order


3.     Study Session


A.   Discussion and Possible Direction on Concepts for Streamlining the Design Review Process or Residential and Nonresidential Projects [Planner: Stephanie Reich].


       Staff Report


4.     Continued Items

·       None.


5.     Staff Administrative Items

·       None.


6.     Public Hearing


A.  925 Wilshire Boulevard (21ENT-0132 Conditional Use Permit)

The applicant requests approval of a Conditional Use Permit (21ENT-0132) to establish a medicinal cannabis retailer use occupying an approximately 1,844 square foot tenant space in the Mixed-Use Boulevard (MUB) zoning district. Pursuant to Santa Monica Municipal Code Section 9.31.185, as amended by Interim Zoning Ordinance No. 2631, a Conditional Use Permit is required to establish a medicinal cannabis retailer use. [Planner: Tony Kim]  Applicant: Erin Carachilo, CPC Compassion, Inc. Property Owner: Robert Braun, 925 Wilshire Associates, LLC.


Staff Report

a.          General Plan and Municipal Code Compliance Worksheet

b.          Draft Statement of Official Action

c.           Public Notification

d.          Project Plans

Public Correspondence


B.  Proposed Amendments to the Text of the Santa Monica Municipal Code to Remove the Minor Use Permit Requirement for Tattoo and Body Modification Parlors in the City’s Downtown and Mixed-Use and Commercial Districts.

Consideration of a Resolution recommending to the City Council that the City Council adopt an Ordinance amending the text of the Zoning Ordinance, Divisions 1 through 5 of Article 9 of the Santa Monica Municipal Code, to: 1) remove the Minor Use Permit requirement for Tattoo and Body Modification Parlors in the City’s Downtown (LT, NV, BC, TA, OT and WT) and Mixed-Use and Commercial (MUBL, MUB, GC, and NC) districts; and 2) revise the specific requirements for such uses as set forth in Santa Monica Municipal Code Section 9.31.230(C). [Planner: Tony Kim]


Staff Report

a.          Planning Commission Resolution Recommending Amendments to the Zoning Ordinance


7.     Resolutions

·       None.


8.     Written Communication

Written public comment is permitted only on items not on the agenda that are within the subject matter jurisdiction of the City. Please note that State law prohibits the Commission from taking any action on items not listed on the agenda, including issues raised under this agenda item.


·       Will Allowing Duplexes and Lot Splits on Parcels Zoned for Single-Family Create New Homes? Report shared by Commissioner Lambert

·       Letter(s) from the Public


9.     Planning Commission Member Discussion Items  

·       None.


10.   Public Input

Public input is permitted only on items not on the agenda that are within the subject matter jurisdiction of the body. State law prohibits the body from taking any action on items not listed on the agenda, including issues raised under this agenda item.





·  Treat everyone courteously

·  Listen to others respectfully

·  Give open-minded consideration to all viewpoints

·  Focus on the issues and avoid personalizing debate

·  Embrace respectful disagreement and dissent as democratic rights, inherent components of an inclusive public process, and tools for forging sound decisions


This agenda is available in alternate formats upon request.  If you require any special disability related accommodations (i.e. sign language interpreting, access to an amplified sound system, etc.), please contact the City Planning Division at at least three days prior to the scheduled meeting.



Meeting participants using the BlueJeans Desktop App can turn on automated Closed Captions (subtitles) from the Settings tab.


This agenda is subject to change up to 72 hours prior to a regular meeting and 24 hours prior to a special meeting.  Please check the agenda prior to the meeting for changes.





Mario Fonda-Bonardi, Commissioner

Nina Fresco, Commissioner

Leslie Lambert, Commissioner

Shawn Landres, Commissioner

Elisa Paster, Chairperson

Ellis Raskin, Commissioner

Jim Ries, Vice-Chairperson



David Martin, Director, Community Development Department

Jing Yeo, AICP, City Planning Division Manager

Heidi von Tongeln, Deputy City Attorney





The Planning Commission considers a range of requests for development permits, appeals, and planning policy matters, and conducts public hearings on many of its agenda items. Due to the number, complexity and public interest associated with many agenda items, meetings of the Commission are generally lengthy. The Commission makes every effort to proceed as expeditiously as possible; your patience and understanding is appreciated.


PUBLIC HEARING PROCEDURES: Each public hearing item includes: ex parte communication disclosure by the Commissioners; presentation of a staff report; Commission questions of staff; a fifteen (15) minute presentation by the project applicant or applicant’s representative or team, if any; Commission questions of the applicant; three (3) minutes for each member of the public wishing to speak to the item (see REQUESTS TO SPEAK below for new information on public comment at teleconference meetings); three (3) minutes for project applicant to respond to the public or clarify issues raised by the public; Commission deliberations and decision. For an appeal, the appellant, if not also the applicant, has fifteen (15) minutes to address the Commission prior to the applicant speaking and three (3) minutes to respond to public comment.


SPECIAL TIME LIMITATIONS. The Commission may limit the time of individual speakers or the total time on a particular issue. If there are more than seven (7) speakers requesting to speak on an agenda item, or if twenty (20) or more persons have requested to speak on any combination of items, the project applicant or appellant on any agenda item shall be limited to ten (10) minutes initially and three (3) minutes in rebuttal. Members of the public are permitted three (3) minutes to address the Commission except as follows: if a member of the public requests to speak on more than one agenda item, the time will be three (3) minutes for the first item and two (2) minutes for any other item unless the Commission grants by a majority vote additional time.


ASSIGNING OF TIME for members of the public wishing to speak on an item is permissible within specified limits. A member of the public who wishes to request additional time to speak may represent to the Commission that additional time is being donated by one other speaker present and listening to the meeting via teleconference; staff shall attempt to confirm the representation and advise the Commission of the results, after which, unless staff confirms that the other speaker is not present, the representative speaker will be granted double the speaker time for that particular item. The project applicant, applicant’s representative, or team of representatives (which may include the project architect, attorney, facilitator, and all other representatives of the applicant), shall be allowed a total of fifteen (15) minutes initially and three (3) minutes in rebuttal.


EXTENDED TIME LIMITS FOR SPEAKERS WHO REQUIRE AN INTEPRETER.  A member of the public who utilizes an interpreter to provide English language translation shall receive twice the time otherwise allotted under these Rules. The interpreter should be in the queue for public comment and available to provide English language translation over the phone when called on.


PROFESSIONALS APPEARING BEFORE THE COMMISSION should clearly identify their status, such as "attorney", "paralegal", "architect", "designer", or "landscape architect".  Instances of misrepresentation of professional status may be referred to the City Attorney for possible prosecution.


DEVELOPMENT PROJECT FILES AND PLANS: The project file and project plans regarding any development application on this agenda are available at the Planning Commission webpage:


EX PARTE COMMUNICATION DISCLOSURES. During the pendency of any quasi-judicial proceeding, no member of the Planning Commission may engage in ex parte communications with applicants, appellants, or members of the public with respect to the matter which is the subject of the proceeding unless that member of the Commission discloses such communication. Prior to each quasi-judicial agenda item each Commissioner must place on the record the subject and substance of any written or oral ex parte communication including the identity of the person, group, or entity with whom the communication took place.


TIME LIMITATION ON CONSIDERATION OF NEW ITEMS. The Commission shall not commence consideration of a new item on its agenda after 11:00 p.m. unless otherwise required by State or local law or unless otherwise determined by a majority vote of those Commissioners present.







The City of Santa Monica provides copies of architectural plans that are submitted to the City in the course of the design review or land use approval process in order to comply with state public disclosure laws. The City provides copies of these architectural plans for the purpose of facilitating project review, public comment, and news reporting consistent with the doctrine of fair use. Any further use or publication of architectural plans without the permission of the copyright owner may constitute an infringement of applicable copyright projections.


By clicking on the links to access draft plans, you are (1) acknowledging the existence of copyright protection for architectural plans; (2) recognizing that the use of such plans is limited by the copyright protection; and (3) represent that you do not intend to use the copies in any manner that would infringe upon the copyright.