Santa Monica, CA Building Setbacks & Zoning: Lot Coverage Limits (2026)
Key Facts
- One-story < 18 ft. (R1)
- 0.5 FAR (or 2,500 sq. ft. on small lots)
- One-story ≥ 18 ft. or two-story (R1)
- 0.45 FAR (or 2,250 sq. ft.)
- Addition to existing structure (R1)
- 0.55 FAR (or 2,750 sq. ft.)
- Second-story cap on small lots
- Max 1,125 sq. ft. on 2nd story for two-story; 1,375 sq. ft. for additions
- Small parcel threshold
- Under 5,000 sq. ft. uses absolute sq. ft. cap instead of FAR ratio
Summary
R1 zone floor area ratio (FAR) ranges from 0.45 to 0.55 depending on the number of stories and whether the project involves an addition to an existing structure rather than new construction.
TABLE 9.07.030: DEVELOPMENT STANDARDS--SINGLE-UNIT RESIDENTIAL DISTRICT Maximum FAR One-story structure less than 18 ft. in height: 0.5. For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,500 sq. ft. shall be permitted. One-story structure 18 ft. or more in height: 0.45. For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,250 sq. ft. shall be permitted. Two-story structure: 0.45. For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,250 sq. ft. shall be permitted with no more than 1,125 sq. ft. allowable on the second story. Existing structure with addition (Applies to projects that do not result in a demolition as defined in Chapter 9.25, Demolition and Relocation.): 0.55. For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,750 sq. ft. shall be permitted with no more than 1,375 sq. ft. allowable on the second story.
Full Breakdown
One-story structures under 18 ft. tall are allowed a 0.5 FAR; one-story structures 18 ft. or taller and two-story new structures are limited to 0.45 FAR. Additions to existing structures that do not trigger demolition requirements are allowed a more generous 0.55 FAR. On parcels under 5,000 sq. ft., absolute floor area caps apply instead: 2,500 sq. ft. for a one-story home, 2,250 sq. ft. for a two-story home (max 1,125 sq. ft. on second story), or 2,750 sq. ft. for additions. Multi-unit R2 housing allows 1.0 FAR, R3 allows 1.5 FAR, and R4 allows 2.0 FAR.
Violations & Fines
Exceeding FAR limits is a zoning violation; building permits are denied for non-compliant designs and code enforcement may require removal of excess floor area.
Frequently Asked Questions
What is the FAR for a standard two-story home in R1?
Does adding onto an existing home allow a higher FAR?
How does FAR work on a lot under 5,000 sq. ft.?
Sources & Official References
Other rules in Santa Monica
California rules heatmap·Compare Santa Monica to another location·View the California building setbacks & zoning overview
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