New Design for 1655 26th St Mixed-Use in Santa Monica

This article examines a revised architectural concept for an eight-story multifamily project proposed at 1655 26th Street in Santa Monica. It details changes by AC Martin for developer KSM Associates and the implications for housing, design, and the local review process.

A Revised Vision for 1655 26th Street

The plan consolidates 401 residential units—studio, one-, and two-bedroom configurations—with 1,820 square feet of ground-floor commercial space. Semi-subterranean parking for 444 vehicles is also included.

The development includes a commitment to affordable housing, setting aside 41 units at various income levels in exchange for density bonus incentives. The objective is to create a high-density, transit-accessible project that remains sensitive to the surrounding urban fabric.

Design Evolution and Massing

AC Martin has shifted from a streamlined-modern façade to a more contemporary aesthetic employing multiple volumes and varied façade planes. The intent is to introduce visual interest through diverse materials and color palettes.

A distinctive feature is a three-level concrete-and-glass base designed to create a “floating” appearance along the street-facing facades. The solid upper levels are configured to meet the ground on interior elevations, balancing a dynamic silhouette with site-specific constraints.

• Massing strategy emphasizes stacked volumes to differentiate public, semi-public, and private realms.
• Material variety aims to articulate depth and texture across the façade while responding to Santa Monica’s architectural context.
• Street presence prioritizes a legible base that anchors the building at the sidewalk, transitioning to sculpted upper terraces.

Affordability and Density Incentives

The project advances an affordability program, allocating 41 apartments at moderate-, low-, and very low-income levels. This arrangement leverages density bonus incentives to support a higher overall build count.

Affordability Strategy and Implications

• Income mix spans multiple tiers of affordability to address diverse housing needs within Santa Monica.
• Density rationale uses the city’s density bonus framework to unlock a larger project footprint.
• Community value centers on creating stable housing options near transit, employment centers, and amenities.

Context, Site, and Collaboration

The 1655 26th Street site sits directly across from 1633 26th Street, where AC Martin and Mill Creek Residential are pursuing a similar multifamily development. The recent design review reflects a broader strategy to harmonize adjacent projects into a cohesive streetscape.

The concept was presented to the Santa Monica Architectural Review Board for evaluation. The outcome of this review will influence the final design details and alignment with neighboring structures.

Process, Public Realm, and Next Steps

As the project advances through the design and regulatory process, there are several key considerations for engineers, architects, and city stakeholders. Ensuring structural robustness for a mixed-use, high-density building with a semi-subterranean garage is essential.

Detailing the concrete-and-glass base is important to maintain durability and curb appeal in Santa Monica’s coastal climate.

What to Watch For

• Facade articulation and color strategy help maintain visual interest without overwhelming the streetscape.
• Parking and circulation design should optimize safety and accessibility for residents and ground-floor commercial users.
• Affordability integration logistics include unit mix, income verification, and ongoing management to meet program commitments.

 
Here is the source article for this story: New look for mixed-use project at 1655 26th St. in Santa Monica