Renovating in Santa Monica’s Third Street Historic District

Thinking about opening up your floor plan or adding space in Santa Monica’s Third Street Neighborhood Historic District? You’re right to plan carefully. Renovating in a historic district can unlock value and livability, but the rules are different and the process takes time. In this guide, you’ll learn what approvals you need, how to design for a smooth review, the pitfalls to avoid, and the steps that move your project forward with confidence. Let’s dive in.

What makes this district different

Homes in the Third Street Neighborhood Historic District are reviewed under Santa Monica’s historic preservation program in addition to standard planning and building permits. That means your project is evaluated for its impact on the character of the property and the district as a whole.

Local reviewers use the Secretary of the Interior’s Standards for Rehabilitation to judge “compatibility.” These nationally recognized standards prioritize retaining and repairing historic materials, minimizing changes to character-defining features, and designing new work that is reversible where feasible.

California also offers tools that can help. The State Historical Building Code provides alternative paths to meet code for qualified historic structures, which can make seismic, accessibility, and safety upgrades more practical. The Mills Act is a state-enabled, locally administered property tax incentive that can reward long-term preservation work under a contract with maintenance obligations. Depending on scope, your project may also involve environmental review if it affects a historic resource under CEQA.

Approvals roadmap in Santa Monica

A clear sequence saves time and headaches. Here is a typical path for work in the district:

Pre-application preparation

• Confirm resource status. Verify whether your home is a contributing property within the Third Street Neighborhood Historic District by checking the City’s historic resources inventory or speaking with the preservation planner.
• Schedule a pre-application meeting. Meet with the City’s preservation planner and, if possible, Building & Safety staff to clarify jurisdiction, required materials, likely studies, and timelines.
• Gather documentation. Assemble historic photos, measured existing plans, and current condition photos. For larger changes, you may need a preservation assessment or historic resource report.

Formal review and permitting

1. Submit for historic/design review. Provide drawings and documentation to Planning/Historic staff. Smaller like-for-like repairs are usually reviewed administratively, while substantial alterations or additions typically require a public hearing before the Landmarks or Cultural Heritage Commission.
2. Staff determination. Staff can approve minor work administratively. Larger proposals move to Commission hearing for a decision.
3. Public notice and hearing. Neighbors can comment. The Commission may approve, approve with conditions, or deny the project.
4. Building permits. After design approval, complete plans for Building & Safety plan check. Structural, electrical, plumbing, and energy compliance are reviewed. The State Historical Building Code may offer alternatives that preserve historic fabric.
5. Construction and inspections. Build according to approved plans with regular inspections.

Typical timelines

• Pre-application and documentation: 2 to 6 weeks.
• Staff-level review: 4 to 8 weeks.
• Commission-level review: 8 to 16 weeks, depending on hearing schedules and resubmittals.
• Building permit plan check: 4 to 16 weeks, depending on complexity.
• Construction: months for small projects; 6 to 18 months or more for major additions.

Overall, many projects run 6 to 18 months from first design to completion. Complex or controversial proposals can take longer.

Design that gets approved

The best projects respect what makes the district special while improving function for modern living. Keep these principles front and center.

Preserve character-defining features

Identify the elements that define your home’s character, such as porches, roof forms, window proportions, siding patterns, eaves, chimneys, and the rhythm of front yard setbacks. Plan to retain and repair these features where feasible. When replacement is unavoidable, work with staff to select like-for-like or truly compatible alternatives.

Respect massing and scale

Additions should be subordinate to the historic house and in scale with neighbors. Set new volume toward the rear and away from the primary façade when possible. Lowered rooflines, secondary massing, and step-backs help reduce visibility from the street and protect the district’s public character.

Use compatible, not identical, materials

New work should be visually compatible in scale, profile, and texture, but it should not pretend to be original. Thoughtful use of contemporary materials is often acceptable if they do not damage historic fabric or create a false historic appearance. Subtle differentiation ensures the original remains legible.

Maintain rhythm and proportion

Window and door patterns, roof pitches, and porch dimensions contribute to the neighborhood’s look and feel. Keep street-facing elevations aligned with existing rhythms. Avoid altering historic window sizes or sash configurations unless there is a clear, well-documented need.

Favor reversibility and minimal intervention

Where possible, attach additions to secondary elevations and design changes so they could be removed later without harming historic materials. This supports both preservation goals and flexibility for the future.

Smart upgrades: energy, systems, and access

Integrate accessibility features, mechanical equipment, and solar in ways that minimize visibility from the street and avoid impacts to character-defining elements. For example, consider rear roof planes for solar, low-profile mounting systems, and screened locations for condensers. The State Historical Building Code can offer technical paths to meet accessibility and safety needs while preserving historic fabric. Bring these conversations to planning staff early.

Common pitfalls to avoid

Even well-intentioned projects can run into trouble. Steer clear of these missteps:

• Relying on “matching” siding alone. Swapping wood siding profiles or covering historic cladding with stucco changes character. Document existing materials and prioritize repair over replacement.
• Large, street-visible second stories. Oversized additions can overwhelm the house and district. Use rear-set or stepped-back massing with lowered rooflines. Provide massing studies and photo simulations to support review.
• Window changes that shift proportions. Full-frame replacements that alter sash depth, muntin patterns, or opening size can be incompatible. Retain historic windows where possible, or use custom units that replicate original proportions.
• Starting work without approvals. Unpermitted changes can trigger enforcement, removal requirements, or penalties, which surface during sale or inspections. Always secure approvals first.
• Skipping neighbor outreach. Surprise can create opposition. Notify adjacent neighbors early, share your design rationale, and be responsive to feedback.
• Poor equipment or solar placement. Units and panels on the primary elevation are often incompatible. Prioritize rear or screened locations and coordinate with staff.
• Thin documentation. Incomplete photos, drawings, or historic context stall reviews. Provide full elevations, sections, material samples, and a concise statement of significance.

Budget and timeline realities

Preservation-sensitive work often costs more than standard remodels due to custom repairs, specialized trades, and material matching. Plan for a premium on visible historic elements, commonly 10 to 30 percent, though actual costs vary by home and scope. Build a contingency for unforeseen conditions such as dry rot or hidden damage in historic materials.

Add time for additional review cycles and possible Commission hearings. Even with design approval, plan check can extend schedules for structural or code issues. Early coordination with Building & Safety and strategic use of the State Historical Building Code can prevent rework and keep your timeline on track.

Your first steps checklist

Set yourself up for success with this simple starting plan:

1. Confirm district and contributing status using the City’s historic resources inventory or by contacting the preservation planner.
2. Book a pre-application meeting with the City’s preservation planner to clarify scope, process, and submittal requirements.
3. Commission measured existing plans, comprehensive photos, and a concise historic assessment.
4. Sketch conceptual options that prioritize rear-set massing and retention of character-defining features, with minimal visibility from Third Street.
5. Engage a preservation-experienced architect and, if needed, a structural engineer familiar with State Historical Building Code alternatives.
6. Reach out to adjacent neighbors before submitting. Prepare photo simulations to communicate scale and visibility.
7. Budget time and contingency for hearings, revisions, and any structural or SHBC-related work.
8. Explore incentives such as Mills Act eligibility and ask City staff about any local grants or tax programs.

Who to contact and involve

For process and eligibility questions, start with the City of Santa Monica Planning Division’s Historic Preservation program. Building & Safety will guide plan check and code compliance, including possible State Historical Building Code paths. For public hearing schedules and procedures, connect with Landmarks or Cultural Heritage Commission staff. On the design side, hire an architect with Santa Monica historic district experience, and bring in a structural engineer early for seismic or foundation work.

Balancing lifestyle and preservation

You can modernize for comfort and functionality while preserving what makes the neighborhood special. The key is a design-first approach that respects the home’s original proportions, materials, and street presence. With the right team, early City coordination, and thoughtful documentation, you can achieve a beautiful, approvable result that adds long-term value.

Ready to plan your renovation with confidence? Schedule a private consultation with Unknown Company to discuss strategy, design options, and market impacts before you begin.

FAQs

What is a “contributing” property in the Third Street Historic District?

• A contributing property adds to the district’s historic significance. Confirm your home’s status with the City’s historic resources inventory or by speaking with the preservation planner.

Do like-for-like repairs need Commission approval in Santa Monica?

• Many minor, like-for-like repairs can be approved administratively by staff. Larger alterations, additions, or demolition typically require a public Commission hearing.

Can I add a second story on a Third Street home?

• Possibly, if the addition is subordinate in massing, set back from the primary façade, and designed to minimize street visibility. Large, street-dominant additions face higher scrutiny and risk denial.

How long does the historic review and permitting process take?

• Timelines vary, but a typical project may need 4 to 8 weeks for staff review or 8 to 16 weeks for Commission review, plus 4 to 16 weeks for building plan check. Complex projects can take longer.

What are the Secretary of the Interior’s Standards?

• These are national guidelines used by local governments to evaluate changes to historic properties. They emphasize retaining historic materials, minimal change to character-defining features, and reversibility.

What is the State Historical Building Code and how can it help?

• It is a California code that offers alternative compliance options for qualified historic structures, helping you meet seismic, accessibility, and safety requirements while protecting historic fabric.

Can I install solar panels on a home in the historic district?

• Yes, if sited sensitively. Place panels on rear roof planes or lower-profile mounts to reduce visibility from the street, and coordinate early with planning staff.

What documentation should I include with my application?

• Provide existing condition photos of all elevations, measured plans and elevations, a materials list, a brief history or statement of significance, a clear scope of work, and drawings with details showing preservation approaches.