The Santa Monica Architectural Review Board will hold a public hearing on Monday, March 2, 2026, to consider the design for the proposed 2800 28th Street residential development, a project that would replace an existing commercial property with a contemporary multi-unit building in the Bergamot area. Because the proposal qualifies for ministerial approval and must be evaluated against the city’s objective architectural standards, this will be the project’s sole public hearing — with the Board’s role limited to determining whether the design complies with adopted guidelines rather than revisiting land use policy or density questions.
The streamlined review reflects a broader shift in Santa Monica’s development process following state housing laws and the city’s certified Housing Element, which require many code-compliant residential projects to move forward without discretionary approvals. As a result, debates that once played out over height, use, and density are increasingly replaced by narrower discussions about façade articulation, massing transitions, landscaping, and how new infill projects contribute to the pedestrian experience in evolving districts like Bergamot.
You can read the project’s design narrative or the full proposal at the links, and we’ve provided a summary below.
Site Planning and Design
The resubmittal materials show refinements to the building massing, setbacks, façade articulation, and open space layout. The project team revised the design to better address neighborhood scale, pedestrian experience, and transitions to adjacent properties. 2800 28th Street_AA Set_Resubmi…
Key site planning elements include:
- Ground-level activation: The design enhances the pedestrian frontage along 28th Street through improved landscaping, transparent glazing, and defined entries.
- Open space: The project provides required common and private open space areas, including landscaped courtyards and rooftop amenities.
- Parking and circulation: Structured parking is integrated within the building envelope, minimizing visual impact. Vehicular access points are designed to reduce conflicts with pedestrians and cyclists. 2800 28th Street_AA Set_Resubmi…
The architectural elevations demonstrate a contemporary aesthetic with varied materials, horizontal and vertical modulation, and recessed balconies to break up massing. The design team responded to prior ARB comments by further articulating façades and refining material transitions to create a more cohesive appearance. 2800 28th Street_AA Set_Resubmi…
Responses to Prior Comments
A substantial portion of the document addresses prior staff and ARB feedback. The resubmittal includes a comment matrix outlining each issue raised and the corresponding design revision. 2800 28th Street_AA Set_Resubmi…
Major themes in the responses include:
- Massing and scale adjustments: The building’s upper levels were modified to reduce perceived bulk and improve transitions to neighboring properties.
- Façade detailing: Enhanced articulation and material variation were incorporated to avoid monolithic surfaces.
- Landscape improvements: The planting plan was expanded to increase canopy coverage and soften building edges.
- Streetscape enhancements: Improvements were made to sidewalk treatment, entry prominence, and overall pedestrian experience. 2800 28th Street_AA Set_Resubmi…
The document emphasizes that these revisions are intended to meet City design standards while aligning with broader goals for the Bergamot area’s evolution into a mixed-use, transit-oriented district.
Technical Studies and Compliance
The resubmittal package includes updated technical documentation to demonstrate compliance with local and state regulations. These materials address zoning conformance, building code requirements, and environmental standards. 2800 28th Street_AA Set_Resubmi…
Relevant components include:
- Zoning analysis: Tables showing floor area ratio (FAR), height limits, setbacks, and open space calculations confirm compliance with applicable standards.
- Parking analysis: The project provides required vehicle and bicycle parking spaces consistent with municipal code and state housing law adjustments.
- Sustainability measures: The building is designed to meet energy efficiency standards and incorporate sustainable design features, including landscaping strategies that support stormwater management. 2800 28th Street_AA Set_Resubmi…
The document also outlines accessibility compliance, including ADA-compliant paths of travel and unit design considerations.
Affordable Housing and State Law Context
While primarily an architectural resubmittal, the project materials reference applicable state housing legislation that affects density and development standards. The inclusion of affordable units appears to support eligibility for certain incentives or development concessions under state law. 2800 28th Street_AA Set_Resubmi…
The resubmittal indicates that the project team has structured the development to align with Santa Monica’s Housing Element and state mandates encouraging infill housing near transit corridors. The Bergamot area’s proximity to transit and employment centers makes it a strategic location for higher-density residential development.
Circulation and Mobility
The project’s circulation plan addresses vehicular ingress and egress, internal driveway design, and pedestrian pathways. Efforts were made to minimize curb cuts and enhance safety for non-motorized users. 2800 28th Street_AA Set_Resubmi…
Bicycle parking and end-of-trip facilities are included in compliance with City requirements, reflecting Santa Monica’s emphasis on multimodal transportation. The plans show clearly marked pedestrian routes connecting public sidewalks to building entries.
Landscape and Open Space
The revised landscape plans focus on increasing greenery and visual buffering. Street trees, planters, and courtyard plantings are designed to improve the microclimate and create inviting communal areas. 2800 28th Street_AA Set_Resubmi…
The project includes both private balconies and shared amenity areas, contributing to resident livability. Landscaping also serves functional purposes, including stormwater infiltration and shading.
Overall Assessment
The “AA Set Resubmittal No. 1” reflects a project team responding substantively to prior design critiques. The revisions aim to reduce bulk, improve architectural quality, and strengthen the building’s relationship to the public realm. 2800 28th Street_AA Set_Resubmi…
The document positions the 2800 28th Street proposal as part of Santa Monica’s broader housing strategy—leveraging underutilized commercial parcels for residential infill while maintaining attention to design quality. Through updated drawings, technical analyses, and detailed responses, the resubmittal seeks to demonstrate that the project meets both objective standards and the City’s aesthetic expectations.
In summary, the 2800 28th Street resubmittal is a refined architectural and planning package for a multi-unit residential development in the Bergamot area. It incorporates design modifications addressing ARB and staff feedback, confirms regulatory compliance, and presents a cohesive vision for a contemporary infill project intended to contribute to Santa Monica’s housing supply while enhancing the streetscape and neighborhood character.
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