Hillsides/Slopes
Development on hillside areas where steep slopes are present can increase rates of erosion and exacerbate landslide hazards, which may threaten structures. Portions of the City include slopes that exceed 20 percent, and typically located in areas zoned for single unit development. Development on slopes with this degree of inclination is difficult and should be avoided if possible to prevent property damage resulting from slope failure. Title 30 of the Municipal Code includes a sliding scale of minimum lot size for newly created lots when slopes are ten percent to over 30 percent and the Safety Element of the General Plan contains specific policies that address hazards related to the development of hillside areas. Sites with slopes of 30 percent or more were eliminated from the suitable sites inventory.
Other Conditions
Other conditions that could impact housing development on suitable sites include accessibility, parcel shape, easements, or known contamination. All the sites suitable for housing in the Downtown are accessible by sidewalks, bike infrastructure, and transit but the demand for upgraded active transportation facilities is anticipated to increase with over time as more projects are constructed.
Outside of the Downtown grid, some of the larger housing developments may trigger the need for new and upgraded active transportation facilities as determined with site-by-site project review. Most of the sites are nonvacant and there are no known easements or unusual parcel shapes that would constrain their redevelopment into housing.
Per a search of the GEOTRACKER and ENVIROSTOR Hazardous Waste Sites databases, no available sites in the suitable sites inventory are located directly on potentially contaminated parcels. If a project site or adjacent parcel does appear on the GEOTRACKER or ENVIROSTOR database, staff requires more information such as a Phase 1 Environmental Site Assessment and possible soil and groundwater testing. The City coordinates with Santa Barbara County Environmental Health Services on when technical studies are needed and appropriate course of action. If contamination is identified, the applicant must remediate the site prior to construction. Remediation includes excavating contaminated soils or avoiding ground disturbance. In most cases, contamination issues can be remediated, and the project can be built, but the construction costs are increased. 2023-2031 Housing Element
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4. HOUSING RESOURCES
Regional Housing Needs Allocation
State law requires that jurisdictions provide an adequate number of sites to allow for and facilitate the production of their share of regional housing for the Housing Element planning period. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify “adequate sites.” Under state law (California Government Code, § 65583[c][1]), adequate sites are those with appropriate zoning and development standards— with services and facilities—needed to facilitate and encourage the development of a variety of housing for all income levels. Table 42 shows the 6th Cycle Regional Housing Needs Assessment (RHNA) allocation for the City of Santa Barbara, as determined by the Santa Barbara County Association of Governments, for the eight-year period (2023-2031).
Table 42: 6th Cycle RHNA allocation
VERY LOW
(0‐50% AMI)
LOW
(50‐80% AMI)
MODERATE
(80‐120% AMI)
ABOVE
MODERATE
(120%+ AMI)
TOTAL
2,147 1,381 1,441 3,032 8,00116
Housing Element law does not require the City to ensure that the numbers of housing units identified in the RHNA are built within the planning period. However, the law requires that the City provide an inventory of land suitably zoned and with available infrastructure and utilities to meet that need.
As a suburban jurisdiction, California Government Code, § 65583.2(c)(3)(B), specifies that a minimum default density of 20 units per acre is necessary to meet the City’s low- and very-low-income housing needs. All the available sites in the Suitable Sites Inventory allow at least 20 units per acre per the ranges allowed under the AUD program.
The City satisfied its 5th Cycle RHNA requirement by planning for the number of units assigned to it in that cycle. Progress in the City’s residential development permitting during the 5th Cycle is documented in the City’s Annual Progress Reports. The following section, Sites Inventory and Analysis, along with Appendix G, detail the City’s plan to satisfy its 6th Cycle RHNA requirement.
16 The City has a RHNA allocation of 2,147 very-low-income units (inclusive of extremely low-income units). Pursuant to state law (AB 2634), the City must project the number of extremely low-income housing needs based on Census income distribution or assume 50 percent of the very-low-income units as extremely low. Assuming an even split, the City’s RHNA allocation of 1,735 very-low-income units may be divided into 867 very low and 868 extremely low-income units. However, for purposes of identifying adequate sites for the RHNA, state law does not mandate the separate accounting for the extremely low-income category.
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Sites Inventory and Analysis
Government Code § 65583 (a)(3) requires that Housing Elements contain a parcel-specific inventory of appropriately zoned, available, and suitable sites that provide housing opportunities for all income categories. The purpose of the inventory is to identify land suitable for housing development and determine whether the City’s residential development potential is adequate to meet the City’s share of projected regional housing needs.
The Housing Element is required to identify sites to accommodate the RHNA by income level or identify any rezoning to accommodate any shortfall. Sites identified to accommodate lower-income units must meet certain criteria for lower-income housing, including minimum densities. Lower-income includes both the Very Low- and Low-Income categories in RHNA. The City must maintain adequate sites at all times throughout the RHNA period to meet the City’s unmet housing needs for each income category.
During the eight-year period, if sites are developed with nonresidential use or developed with a lower number of units at each income level, the City must demonstrate that there are adequate remaining sites in the inventory to accommodate the remaining RHNA by income level. If the City finds there is insufficient remaining capacity at any income level, additional sites would need to be added to the inventory or rezoning would be necessary. This is addressed in Housing Element Program HE-15:
Track Housing Production.
New in the 6th Cycle is a requirement to determine if sites identified to accommodate the low- and very low-income RHNA were used in the previous planning periods, as follows:
For a nonvacant site, included in the 5th Cycle Housing Element. For a vacant site included in the 5th and 4th Cycle Housing Element.
If such sites are identified, the City is required to rezone them within three years of the beginning of the planning period to allow residential use by right at a minimum of 20 units per acre for housing developments in which at least 20 percent of the units are affordable to very low- and low-income households. This program can be an overlay on these specific sites. The intent of this requirement is to further incentivize the development of housing on sites that have been available over one or more planning periods. This is addressed in Housing Element Program HE-4: Use-By-Right Permitting.
In addition, AB 686 (2018) requires the City’s Sites Inventory be evaluated relative to the assessment of fair housing, ensuring site locations and zoning for new housing are provided for all income levels, and considering existing patterns of segregation and/or exclusion of residents in protected classes.
Demographic patterns, disproportionate housing needs and access to opportunity, and the City’s regulatory review are identified fair housing issues for the City. As a result, sites were analyzed for all income levels and will contribute toward replacing segregated living patterns with truly integrated and balanced living patterns. Suitable sites are prioritized along transit corridors and proximity to employment opportunities and services. The Affirmatively Furthering Fair Housing (AFFH) appendix includes this assessment of fair housing within the City.
The evaluation of suitable sites includes a listing of individual parcels by Assessor’s Parcel Number (APN), size of parcel, zone classification, and General Plan land use designation. Existing use, allowable residential density, and the realistic unit capacity are included to demonstrate the realistic development potential for each parcel. Economic consideration of assessed land value and 2023-2031 Housing Element
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improvement value was used to identify sites more likely to be redeveloped into housing during the planning period. Existing constraints, including adjacency to creeks and protected historic resources, were also included in the analysis.
The City’s land inventory was completed using a GIS land use database, County Assessor’s land use codes, aerial photography, and review of the General Plan and Zoning designations. The inventory identifies suitable sites and estimates the potential development capacity by affordability level. The majority of residential development potential is in the multi-unit and commercial zones where the highest densities are allowed. This section of the Housing Element demonstrates that the City has sufficient land inventory and zoning capacity to accommodate the City’s assigned share of regional housing need within existing General Plan and zoning capacities.
The following discussion of land inventory, zoning capacity, and suitable sites demonstrates that the City has the capacity to meet the overall RHNA of 8,001 units with additional buffer. A 14 percent buffer is provided to ensure that sufficient capacity will be “available” to accommodate RHNA throughout the planning period consistent with State guidance. Sites are considered to be “available” if zoning and land use regulations provide appropriate densities and sufficient public facilities and infrastructure are present to make housing development feasible.
DEVELOPMENT CAPACITY
To accommodate RHNA and all required income levels of affordable housing, the suitable sites inventory focused on commercial and multi-unit zones. These areas allow for the highest density residential development and have regulatory incentives for infill housing and redevelopment that are not provided to nonresidential development. The highest residential densities are at the center of the City within and adjacent to commercial uses and transit. Higher density residential and commercial zones that allow mixed-use development with densities up to 63 units per acre also have the potential for lower construction costs because of existing infrastructure and economies of scale and are therefore recognized as most suitable for development of housing affordable to very low- and low-income households.
Providing a Variety of Housing Types
As noted above, the inventory supports the development of multi-unit residential and mixed-use housing in commercial and multi-unit zones, which is the housing type that best meets the City’s housing needs. Other housing types are an allowed use in the single-unit zones, such as accessory dwelling units, mobilehomes and manufactured housing on an approved permanent foundation, transitional and supportive housing, and housing for agricultural employees. These housing types are not identified in the inventory by location.
Residential Development on Nonresidential Sites
About 76 percent of the City is designated for residential use. The City allows both residential and nonresidential development in the following zones:
Residential
R-MH (Residential Multi-Unit and Hotel)
Commercial and Office
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OR (Office Restricted)
O-M (Office Medical)
C-R (Commercial Restricted)
(C-G) Commercial General
Manufacturing
M-C (Manufacturing Commercial)
Coastal-Oriented
HRC-2 (Hotel and Related Commerce 2)
OC (Ocean-Oriented Commercial)
The majority of new multi-unit and mixed-use residential development in the City occurs on sites that also allow nonresidential development. Generally, most recent development in these zones includes a residential component. Entirely nonresidential development is much less likely in these zones due to the City’s limitations on nonresidential growth, described below. About 50 percent of multi-unit residential and mixed-use Average Unit Size Density Incentive projects were permitted in the Residential zones, 33 percent in the Commercial and Office zones, and 17 percent in the Manufacturing Commercial zone.
Since 1989, the City has consciously managed the amount of nonresidential growth starting with the passage of Measure E (incorporated as Charter Section 1508), which limited nonresidential growth within the City to not more than three million square feet until 2010. Following the General Plan Update of 2011, updated Land Use Element policy (LG2) and implementation actions led to implementation of the 2013 Nonresidential Growth Management Program (GMP) to continue to limit most new nonresidential floor area to 1.35 million square feet until 2033. New nonresidential projects must be allocated floor area from one or more of three categories: Community Benefit Projects (600,000 sq. ft.), Small Additions (400,000 sq. ft.), and Vacant Property (350,000 sq. ft.) and must also be consistent with the City’s Traffic Management Strategy as implemented by Santa Barbara Municipal Code. The “Small Additions” category is limited to 20,000 sq. ft. annually and any unused or expired allocation has been rolled over to the Community Benefit category (106,668 sq. ft. to date). To date (approximately halfway through the 20-year allocation period), about 84 percent of floor area remains available for Community Benefit Projects. From 2013-2022, there was 37,350 net new nonresidential space constructed in areas of the City where residential and nonresidential is allowed (the largest of which was the 35,559 square foot Ridley-Tree Cancer Center) versus about 576 new residential units.
Other General Plan Land Use policies prioritize the use of available resources capacities for additional affordable housing for extremely low, very low, low, moderate, and middle income households over all other new development (LG1).
Coupled with the nonresidential floor area limitations, residential and mixed-use projects are incentivized over nonresidential uses in the zones that allow both as follows:
Objective design standards are available for residential and mixed-use projects using Senate Bill 35 and are proposed for all projects of two or more residential units per Housing 2023-2031 Housing Element
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Element Program HE-7: Objective Design Standards (adoption anticipated in 2024).
Nonresidential projects do not have objective design standards or streamlined review processes and undergo standard design review.
Additional three feet over maximum height is allowed for residential and mixed-use projects in the Central Business District;
Reduced interior setbacks in some cases; and
Reduced or no parking requirements.
Other regulatory incentives that favor residential development over nonresidential include state and local density bonus provisions, streamlined residential permit processing timelines, and reduced number of hearings. Given a recent trend towards short-term visitor serving accommodation over housing in areas that allow both residential units and hotels, Housing Element Programs HE-19: ShortTerm Rental Framework and Ordinance and HE-20: Evaluate Hotel Zones will evaluate and amend zoning and other standards to incentivize housing over hotel use. Therefore, it is appropriate that the City’s site inventory assumes housing capacity in commercial and multi-unit zones.
Nonvacant Sites Development
As noted above, the City has a long history of residential and commercial development and as such, is largely built out. Geographically, the City is surrounded by steep hillsides dedicated as National Forest open space, and the ocean, and almost all new development, including housing, occurs on nonvacant sites. Recent housing projects have included a variety of configurations on nonvacant sites including demolishing all existing structures, retaining, and adding on to existing structures, adding new units within or adjacent to designated historic resources, converting existing structures to residential uses, and moving historic resources to other locations.
Examples of completed projects include the following:
Small Project: Four new units constructed behind an existing 838 sq. ft. single-unit dwelling for a total of five units. Two existing sheds were demolished and eight fruit trees removed. Converted Project: Change of use from an existing 1950s mixed-use building to all residential with 22 net new units, one existing unit retained. Relocated Project: Seven new units with a lot merger and relocation of a potentially historic duplex.
Project with Historic Resource: 26 new units including City Landmark and duplex preserved and renovated on site. An existing four-unit apartment complex, three sheds, and a surface parking lot were demolished.
Large Project: 89 new units constructed on the site of a former 12 unit motel and office building. All existing structures were demolished.
Of the total available and pending sites in the inventory (460), 95 percent (437) are nonvacant. To determine suitability of development on nonvacant sites, the City researched the improvement to land value (I/L) ratios of multi-unit housing sites developed throughout the 5th cycle Housing Element to determine the appropriate threshold for including sites in the 2023-2031 Housing Element suitable sites inventory. See the Suitable Sites Inventory Summary below for more information. 2023-2031 Housing Element
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Zoning to Accommodate Lower‐Income Units
Pursuant to Government Code § 65583.2(c)(3)(B), the City of Santa Barbara can use “default” density to demonstrate that sites in the inventory are zoned at sufficient density to accommodate the economies of scale necessary to produce affordable housing. The City’s default density is determined by HCD based on 2020 Census data. The City of Santa Barbara is designated a suburban jurisdiction with a default density of at least 20 units per acre because it is a Metropolitan Statistical Area with a population of less than 2 million.
With the density ranges provided in the AUD program, all available sites in the inventory are zoned to allow at least 20 units per acre. Housing Element Program HE-10: Multi-Unit Housing Program recommends that at a minimum, the AUD density ranges be retained.
Small and Consolidated Sites Development
SITES LESS THAN O.5 ACRES
The City of Santa Barbara is a fully developed City, with approximately 336 vacant parcels out of a total of 20,890 residentially zoned parcels (excluding parcels in zones that don’t allow housing, mobilehome parks, and condo parcels). Additionally, the historic development pattern includes many small parcels, defined as those less than 0.5 acres in size. Of the residentially zoned parcels, the average parcel size is 0.4 acres and the median parcel size is 0.2 acres. Approximately 87 percent of all parcels zoned to allow housing in the City are less than 0.5 acres in size. HCD presumes that sites less than half-acre in size are inadequate to accommodate housing affordable to lower-income residents unless the City can demonstrate that development of affordable housing on smaller lots is realistic or feasible.
Past residential development trends demonstrate that smaller opportunity sites (i.e., less than half-acre in size) can be developed with multi-unit rental and ownership housing, including for lower-income households. Table 43 shows a sample of nonvacant sites less than half-acre that were developed, approved, or pending approval with 10 or more units since 2000. Some of these projects consolidated even smaller parcels prior to development. Project height and density are shown to indicate that maximum density can be achieved within the City’s height limits. Of the total 406 units, nearly 50 percent are or will be affordable for lower-income households and 1.5 percent affordable for moderateincome households. These sites demonstrate market trends to redevelop small sites and construct multi-unit housing, sometimes using density bonus concessions. 2023-2031 Housing Element
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Table 43: Example Projects on Sites Less Than 0.5 Acres
ADDRESS STATUS PARCEL
SIZE (AFTER
MERGER)
MAX
DENSITY
(UNITS/ACRE)
PROJECT
DENSITY*
(UNITS/ACRE)
PROJECT
HEIGHT
NUMBER
OF UNITS
AFFORDABLE
UNITS
The inventory of available sites does not include any sites with a capacity of less than ten units17. Sites that can accommodate at least 16 units are statutorily (Government Code § 65583.2, subdivision (h)) deemed appropriate to facilitate the development of housing affordable to lower-income households.
While the inventory identifies 175 available sites with 2,646 potential units smaller than half acre, many of these sites can accommodate at least 16 units. Of these small sites, 52 sites with 1,052 potential units can accommodate at least 16 units utilizing realistic capacity assumptions without consolidation. A further 15 sites with 314 units could be consolidated under common ownership or with adjacent parcels to accommodate at least 16 units. To be conservative, of these remaining small sites that have less than 16 units at realistic capacity assumptions, the inventory assumes only 43 percent will be 17 Sites assumed to be consolidated may individually accommodate less than 10 units but will accommodate at ten or more units collectively.
21 E.
Anapamu Complete 0.1 18** 120 3 story 12 12
315 W.
Carrillo Complete 0.49 18** 124 2-3 stories
62 61
335 W.
Carrillo Complete 0.34 18** 123 2 story 42 9 very low
33 low
813 E.
Carrillo Complete 0.34 27 50 34’ 6” 17 16 very low
(Veterans)
414
Chapala Complete 0.34 63 62 45’ 21 None
214 E. De
la Guerra Complete 0.43 63 60 45’ 23 None
634
Anacapa Complete 0.48 63 63 40’ 30 None
604 E.
Cota Complete 0.47 63 62 43’ 2” 29 None
116 E.
Cota Complete 0.25 63 117 45’ 29 28 very low
and low
115 W.
Anapamu Approved
0.34 63 122 60’ 34 34 very low
(Supportive
Housing)
825 De la
Vina Approved 0.33 63 63 48’ 21 2 moderate
113-117
W. De la
Guerra
Approved
0.37 63 62 45’ 23
None
428
Chapala Pending 0.36 63 75 48’ 27 2 very low 2 moderate 425
Garden Approved 0.38 63 96 52’ 36 5 low
2 moderate
*Project density is higher than maximum for projects using density bonus **These projects were completed prior to the AUD Program 2023-2031 Housing Element
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consolidated to facilitate housing for lower-income households and the remainder will be utilized toward the moderate and above-moderate income RHNA.
Development standard incentives such as modifications for minimum lot area and parking reductions are typically granted to facilitate the construction of affordable housing units. The Zoning Ordinance allows modifications to zoning standards to construct a housing development containing affordable residential units rented or owned and occupied in the manner provided for in the City’s Affordable Housing Policies and Procedures. Furthermore, Program HE-12: Prioritize Affordable Housing includes strategies to specifically facilitate units affordable to lower-income households on sites less than half acre and to encourage lot consolidation where appropriate.
CONSOLIDATED SITES
Merging adjoining smaller parcels to acquire sufficient land area is also not uncommon in Santa Barbara to provide for a financially viable project. In some cases the lots were already commonly owned prior to merger and in others they were assembled over time once adjoining lots became available. For example, 1516 Castillo/316 W. Micheltorena were separately owned before they were later merged under common ownership.
Figure 5: Lot Consolidation Example
Table 44 shows examples of complete, approved, and pending redevelopment projects (since 2013) that merged adjoining parcels to create larger lot sizes and develop residential units. Table 44 shows that lot consolidations vary with regard to the number of parcels included but mergers of two or three lots is most prevalent. The inventory includes the assumption of approximately 74 viable sites formed by lot mergers.
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Table 44: Example Projects on Lot Merger Sites
ADDRESS TYPE STATUS
(JULY 2023)
PARCEL
SIZE
(AFTER
MERGER)
ACRES
MAX
DENSITY
(UNITS
/ACRE)
PROJECT
DENSITY
(UNITS
/ACRE)
PROJECT
HEIGHT
NUMBER
OF UNITS
AFFORDABLE
UNITS
3885 State Former office/motel.
Mixed-use/merged 2 parcels
Complete 1.4 63 63 45’ 89 None
835 E. Canon Perdido
Former commercial businesses. Mixeduse/merged 3 parcels Complete 0.8 63 52 45’ 41 None
1220 & 1222 San Andres
Former single unit residential. Residential/merged 2 parcels Complete 0.67 27 18 37’ 12 None
1516 Castillo, 316 W. Micheltorena
Retained existing residential historic buildings. Residential/ merged 2 parcels Complete 0.81 27 26 31’ 7” 21 None
410 State, 27 E. Gutierrez, and 409 Anacapa
Former parking lot and commercial businesses. Mixed use/merged 3 parcels Approved 1.3 63 58 51’ 9” 78 8 Moderate
809 and 815 De la Vina, 208 W. De la Guerra
Commercial business and residential use. Residential/ merged 3 parcels and relocation of existing historic home Approved 0.7 63 56 44’ 2” 37 None
630 Chapala Former car dealership.
Mixed-use/merged 2 parcels
Approved 0.6 63 62 50’ 11” 39 4 Moderate
711 N. Milpas
Former commercial businesses. Mixeduse/merged 9 parcels Approved 1.5 63 54 52’ 82 16 Moderate
401 and 409 E. Haley
Commercial and residential buildings. Mixed-use/merged 2 parcels Pending 0.5 63 55 44’ 2” 28 3 Moderate
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Developer Interest
Since the initiation of the 6th Cycle Housing Element, the City has been contacted by several developers expressing interest in the Suitable Sites Inventory and potential housing projects including:
Juno Realty Partners: Interested in multi-unit apartment development and potential opportunities on sites listed in the inventory. Staff provided information on pending projects and development potential on several nonvacant sites.
Sunrise Senior Living: Interested in suitable sites for senior housing development opportunities in Santa Barbara, with a focus on seniors with memory impairment. Staff researched potential sites and met with representatives to discuss opportunities. People’s Self Help Housing: Interested in developing affordable housing on a specific nonvacant site in the inventory and is actively working with the property owner on plans.
Staff met with representatives to discuss opportunities and provide information and support. Urban Rock Properties: Interested in multi-unit apartment development and potential opportunities on sites listed in the inventory. Staff provided information and the City’s Density Bonus handout for consideration of development potential with increased density. Canfield Development Inc: Interested in multi-unit apartment development and potential opportunities on sites listed in the inventory. This developer typically requires sites of three or more acres, which is rare in the City but can occur with lot consolidation. Staff provided information and links to maps and other resources.
SUITABLE SITES INVENTORY SUMMARY
The Suitable Sites Inventory (Appendix G) identifies potential housing sites on vacant and underdeveloped parcels within the City that meet certain criteria to demonstrate a potential for new housing construction. Because the City’s inventory is so large (446 sites), Appendix G includes a series of General Plan neighborhood descriptions and discussion of representative sites to analyze the potential redevelopment of these sites to housing.
The analysis used the City’s GIS land use database and the County Assessor land use codes. Aerial photography and site inspections were also used to verify the status of certain parcels. Future development considered is in three general categories: projects in process (pending), new multiunit/mixed-use, and accessory dwelling units.
New Multi‐Unit/Mixed‐Use
The following criteria were used to identify suitable sites and development potential:
LAND USE AND ZONING
Only those parcels with a development potential of at least ten net new units, either as single parcels or once consolidated, were included.
All parcels that allow for multi-unit residential use were considered. Single-unit zones were not included because they do not meet the criteria of a development potential of at least 10 units.
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Parcels with the potential to consolidate adjacent sites were considered. A total of 212 individual sites (pending and available) were identified with a potential to consolidate, with a total capacity of over 2,500 units.
Public land, including parks and public parking lots not planned for redevelopment were removed.
Existing condominiums, planned unit developments, mobilehome parks, and private right-ofway were removed.
CONSTRAINTS
Parcels were evaluated for known environmental constraints and other conditions that would impact housing development on the identified sites. The majority of parcels suitable for new multi-unit and mixed-use development are in the urban grid or along major travel corridors where parcels are easily accessible. The following were removed from the inventory based on known constraints:
Parcels with designated historic buildings (City Landmarks or Structures of Merit) or owned by the State of California and part of El Presidio.
Parcels with significant environmental constraints associated with biological resources and creeks.
Parcels that require significant cleanup or are limited for residential development associated with hazardous waste conditions per the GeoTracker and EnviroStor databases.
REALISTIC CAPACITY
Realistic buildout densities were determined based on average densities of projects approved during the 5th RHNA Cycle. Table 45 shows examples of density achieved for completed and approved projects in the Priority Housing Overlay and Medium-High Density areas of the City. The majority of these projects were completed on nonvacant parcels. The examples support the following assumptions:
For Medium-High density (max 27 units/acre), 22 units/acre was used. The zones that include this density are C-G (Commercial General), C-R (Commercial Restricted), M-C (Manufacturing Commercial), O-R (Office Restricted), R-M (Residential Multi-Unit), and RMH (Residential Multi-Unit and Hotel). For Priority Housing Overlay (max 63 units/acre), 59 units/acre was used. The zones that include this density are C-G (Commercial General), C-R (Commercial Restricted), M-C (Manufacturing Commercial), O-R (Office Restricted), R-M (Residential Multi-Unit), and RMH (Residential Multi-Unit and Hotel). For multi-unit residential in the Coastal Zone (max 27 units/acre), 20 units/acre was used.
The zones that include this density are C-1 and C-2 (Commercial), HRC-2 (Hotel and Related Commerce II), OC (Ocean Related Commerce) and R-4 (Residential Multi-Unit and Hotel)
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Table 45: Density Achieved on Projects of 10 or More Units
ADDRESS DENSITY
ACHIEVED
UNITS/ACRE
SITE CONSTRAINTS
FINANCIAL VIABILITY
To review sites for financial viability, assessor parcel Improvement Value, Land Value, and parcel area were considered. A low improvement to land value ratio indicates improvements on the site are worth less than the land, suggesting that the land is underutilized and there has been a lack of significant improvements in recent years. Properties identified as financially viable were all within the improvement Value, Land Value, and parcel area parameters of projects that were issued permits and constructed during the 5th RHNA cycle. The Improvement to Land Value (I/L) and Improvement to Square Foot ratios (I/ft2) were based on the median value of projects developed under the Average Unit Size Density Incentive (AUD) program since 2015 (77 total projects). The methodology used the following maximum values depending on if the project was developed under the Medium High or Priority Housing Tier:
o Medium High: 2.01 I/L and 112.09 l/ft2
o Priority: 3.49 I/L and 74.25 I/ft2.
The maximum value screening tool supports the assumption that the majority of new housing units will be constructed on nonvacant parcels with relatively low improvement to land value and improvement to square foot ratios.
Medium High Density 15-27 units/acre
1120 & 1122 Hutash 11 Adjacent to creek.
915 E. Anapamu 27 Slopes, existing trees
1317 Punta Gorda 26
1220 & 1222 San Andres 18 Adjacent to creek and City park 316 W. Micheltorena 26 Included rehabilitation of two existing potentially historic buildings on site
Average Density 22
Priority Housing Overlay 37-63 units/acre
809 De la Vina Street 56 Existing City Structure of Merit 410 State 58
825 De la Vina 63
835 E. Canon Perdido 52
214 E. De la Guerra 60 Existing City Landmark
414 Chapala 62
219 E. Haley 62
113 W. De la Guerra 62 Existing Potential City Structure of Merit 634 Anacapa 63
800 Santa Barbara 54 Existing trees
15 S. Hope 57 Adjacent to creek
604 E. Cota 62
3885 State 63
Average Density 59
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ACCESSORY DWELLING UNITS
Accessory dwelling units (ADUs) were considered based on the ADU survey results and average construction rate. A total of 629 accessory dwelling units are included in the inventory, assuming that 65 percent of ADUs permitted each year would be counted as a housing unit for RHNA purposes. Specific locations were not identified.
PENDING PROJECTS
All projects with pending City development applications (except accessory dwelling units) that are consistent with allowable densities by zoning or through state density bonus law were included in the inventory. Nearly all pending projects are generally expected to apply for and receive a building permit and/or be constructed within the planning period (before February 2031). In a review of 78 AUD projects that received entitlement up to September 2022, four (five percent) did not yet apply for a building permit. If that rate continues, out of 70 pending projects, possibly four will not proceed to construction.
Table 46 shows the type, existing uses, and number of units, and review/permit status as of August 2023, with details provided for projects of 10 or more units. Note that projects permitted after June 30, 2022 will be credited for meeting the 6th cycle RHNA allocation in the annual reporting to HCD in 2023.
While some of these projects require special studies and site clearances, there are no known barriers to construction.
Pending projects with units listed in the lower (very low and low) or moderate-income categories based their affordability assumptions on the project description and if the project is applying for density bonus concessions, if the project is subject to the City’s Inclusionary Housing Ordinance, or if the project is proposed by the City’s Housing Authority or other nonprofit as an affordable housing project. Pending single unit projects: All of the pending single residential unit projects (20 units) are considered Above Moderate.
Pending two-nine unit projects: 122 total units, 110 Above Moderate, 10 are Lower-income. Pending ten units and above projects: 1,410 total units, 151 Lower-income, 97 Moderate, 1,162 Above Moderate.
Review/Permit Status
Pre-Application (Optional): This means the applicant is participating in an optional, informal pre-application review with the Preapplication Review Team (PRT). The next step for projects seeking optional pre-application review is to submit a Planning Application. Pre-Application (Mandatory): Mandatory pre-application is required for rental housing projects under the AUD program if the project does not require another discretionary approval by the Planning Commission, the project site has a high density land use designation in the Priority Housing Overlay, and the project site has a combined net lot area of 15,000 square feet or greater. First the project undergoes pre-application review with the Pre-application Review Team (PRT), then initial concept review by the Design Review Body, followed by Planning Commission comment and recommendation regarding the proposed design and the project’s consistency with the General Plan. The next step for these projects is to submit a Planning Application.
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SB-330 Application: If the applicant submitted a SB-330 Application, the next step is a complete Planning Application within 180 days. Once the application is deemed complete, it would proceed to Project Design Approval if no land use decision is required or to Planning Commission if a land use decision is required.
Project/Final Design Approval: This means the project received approval from the design review boards and the next step is to receive Final Design Approval for review of details, which sometimes occurs at the same hearing. The next step is to apply for a building permit. Development Agreement: Some projects were granted or are seeking Development Agreements that grant assurance that the applicant may proceed in accordance with policies, rules, and regulations in effect at the time of approval.
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Table 46: Suitable Sites Inventory Pending Projects
ADDRESS EXISTING USES PROJECT
DESCRIPTION
STATUS (AS OF AUGUST 2023)
Combined Single Unit Projects
Various Vacant, single-unit,
multi-unit, commercial,
medical
Single residential units 13: In Review
6: Approved
1: Building Permit Issued
Combined Multi-Unit Projects of 2-9 Units
Various Vacant, Single-unit,
multi-unit, commercial,
retail, nursing home,
common space
2-9 residential units 12: In Review
13: Approved
5: Building Permit Issued
Multi-Unit Projects of 10 or More Units
1529 State Commercial market Mixed-use with 27 units:
2 Moderate
25 Above Moderate
Pre-application review complete.
SB-330 application under review
6/23/23.
222 E. Canon
Perdido
Commercial building 27 units:
3 Moderate
24 Above Moderate
Pre-application review complete.
201 E. Haley Vacant lot 48 Units:
5 Lower
4 Moderate
39 Above Moderate
Pre-application review complete.
Project requires Phase 1 or 2
Environmental Site Assessment
and clearance from the Regional
Water Quality Control Board. As of
2023, site is being monitored and
remediated.
3805 State Shopping Center Mixed-use with 685 units:
39 Lower
17 Moderate
629 Above Moderate
Pre-application comments provided
2/17/23.
113-117 W. De la
Guerra
Three commercial
buildings. A portion of
the historic façade and
tile roof will be
preserved for historic
purposes
Mixed-use with 23 units:
23 Above Moderate
Project Design Approval granted.
Lot merger application under
review.
401 and 409 E.
Haley
Two commercial
buildings and two
residential buildings
Lot merger of 2 lots and
mixed-use with 28 units:
3 Moderate
25 Above Moderate
Project Design Approval granted.
219 E. Haley Eight residential units Mixed-use with 34 units:
34 Above Moderate
Project Design and Final Design
Approval granted.
425 Santa
Barbara
Single-Unit Residence Mixed-use with 19 units:
2 Lower
1 Moderate
16 Above Moderate
Project Design Approval granted.
410 State Street,
27 E. Gutierrez
Street, & 409
Anacapa
Multi-tenant retail and
appliance store
Lot merger of three
parcels and mixed-use
with 78 units:
8 Moderate
70 Above Moderate
Project Design and Final Design
Approval granted.
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ADDRESS EXISTING USES PROJECT
DESCRIPTION
STATUS (AS OF AUGUST 2023)
115 W. Anapamu Medical clinic and an
eight-unit affordable
apartment building (to
remain)
Lot merger of two parcels
and mixed-use with 34
units:
34 Lower
Lot merger complete. Project and
Final Design Approval granted.
Building permit pending approval.
630 Chapala
Street & 25 W.
Ortega
Service building, auto
showroom building,
and storage building
Lot merger of two parcels
and mixed-use with 39
units:
4 Moderate
35 Above Moderate
Project Design Approval granted.
Phase I demolition permit under
review.
809/815 De La
Vina & 208 W. De
La Guerra
Four
commercial/residential
buildings and one
Structure of Merit (to
be relocated)
Lot merger of three
parcels and 31 units:
31 Above Moderate
Project Design Approval granted.
One-year time extension request
submitted 1/4/23.
701/711 N. Milpas Commercial and
warehouse buildings
and two apartments
Mixed-use with 82 units:
16 Moderate
66 Above Moderate
Development Agreement recorded.
Project Design Approval granted.
Revised plan submitted 5/23/23.
428 Chapala Restaurant Mixed-use hotel and 27
units:
2 Lower
2 Moderate
23 Above Moderate
Application incomplete and
resubmitted 6/29/23.
425 Garden Three commercial
buildings
36 units:
5 Lower
2 Moderate
29 Above Moderate
Project Design Approval granted.
220 N. La Cumbre Office and
parking/storage
48 units:
48 Lower
Project Design Approval granted. In
progress plans submitted 6/19/23.
400 W. Carrillo City-owned parking lot 63 units: This project is proposed by the City’s
Housing Authority and will
be 100% rent controlled
with 10% lower-income
and 90% moderate and
middle-income. Exact unit
mix to be determined.
Application submitted 6/5/23.
Development Agreement approved
in September 2023.
418 N. Milpas/915
E. Gutierrez
Retail and parking lot Lot merger of 2 lots and
mixed-use with 82 units:
13 Lower
6 Moderate
63 Above Moderate
Pre-application consultation
conducted.
821 State Commercial building
to be retrofitted
Mixed-use with 14 units:
3 Lower
1 Moderate
10 Above Moderate
Building permit issued and under
construction.
932 De la Vina Commercial building 22 units:
2 Moderate
20 Above Moderate
SB-330 Application under review
8/18/23.
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Total Capacity
The Suitable Sites Inventory identified capacity for 6,898 units in multi-unit/mixed-use zones. With ADUs and pending projects, the total capacity identified was 9,114 units. Table 47 shows the total capacity by income level.
Table 47: Total Capacity by Income Level
RHNA VERY LOW LOW MODERATE ABOVE
MODERATE
TOTAL
2,147 1,381 1,441 3,031 8,001
Pending
Projects*
79 80 101 1,327 1,587
ADUs 148 148 74 259 629
Suitable Sites 2,140 1,296 1,587 1,875 6,898
TOTAL 2,367 1,524 1,762 3,461 9,114
Buffer
(percent)
11% 11% 12% 14% 14%
*As of 8/17/23
City‐Owned Sites
The inventory includes one pending City-owned site to accommodate RHNA with a capacity of 63 units.
The approximately one-acre site at 400 W. Carrillo Street is currently a commuter parking lot. The General Plan designation is Commercial / Medium High Density Residential and the maximum density is 27 dwelling units/acre. The site is adjacent to Mission Creek and a setback of at least 25 feet from top of bank is required.
A pre-application for development of 63 moderate- and middle-income affordable rental units was submitted in February 2022 by the City of Santa Barbara Housing Authority. In September 2023, City Council approved a Development Agreement for the project.
The City intends to evaluate City-owned sites for future housing development opportunities with Program HE-14: City Land Registry.
Infrastructure Capacity
Existing City services, including water, sewer, storm drain facilities, and dry utilities (electrical and internal service) are available to serve all the sites in the inventory. Adequate transportation facilities may be required given location of development.
The City of Santa Barbara operates a water supply system that serves most of the properties within the City limits (except for the City’s airport, which is served by the Goleta Water District and has no residential use, and the Coast Village Road and Westmont Road areas, served by Montecito Water District). The City also serves selected areas located outside the City limits, most notably the unincorporated areas known as Mission Canyon and Barker Pass. The extent of the services currently provided and those that are planned into the future are detailed in the City’s 2020 Enhanced Urban 2023-2031 Housing Element
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Water Management Plan (EUWMP). Included in the water demand assumptions is 1,430 Acre Feet per Year (AFY) provided from the City to the Montecito Water District starting in 2023.
The City’s wastewater treatment plant, El Estero Water Resource Center (WRC) has a design capacity of 11 million gallons per day (MGD) and an average flow of 6.0 MGD. El Estero WRC includes tertiary filtration and disinfection capacity to produce recycled water for use at the plant and for the recycled water distribution system. This system serves nearly the entire City, with the exception of approximately 100 parcels near the western City limits zoned for single unit housing and served by private sewage disposal systems.
The following analysis of water and sewer capacity demonstrates the City has sufficient existing and planned total water and sewer capacity to accommodate the RHNA plus buffer for the 6th cycle.
WATER
Water demand projections were developed as part of the City’s 2020 Water Conservation Strategic Plan, and further developed and analyzed in the EUWMP. As stated in the EUWMP, the residential component of the water demand projection is based on population projections from the Regional Growth Forecast 2050 Santa Barbara County (RGF). The RGF projected an average of 175 new residential units a year. Population growth is anticipated to have a minimal impact on water demand through 2050 because most new residents are assumed to be housed in multi-unit housing or accessory dwelling units, which have a relatively low per capita water use. Because the EUWMP was prepared before the City’s RHNA allocation was received from the state, the EUWMP assumed a growth rate 30 percent higher than the baseline, which is equivalent to 227 units per year. The EUWMP also evaluates existing and future water demand for lower-income households from 2020 to 2050 based on historical information from the City’s affordable housing inventory and projections for the future availability and use of housing-related subsidies and incentives.
Using the City’s multi-unit water demand factor of 0.15 Acre Feet per Year (AFY), the total water demand anticipated by the RHNA units plus buffer (9,114 units) is 1,540 AFY. Table 48 shows that water demand can be met both under normal year and extended drought scenarios.
WASTEWATER
The City estimates that wastewater generation equals about 87 percent of total increased water demand. As described above, the total water demand of RHNA plus buffer units is 1,540 AFY.
Approximately 87 percent of 1,540 is equivalent to an annual wastewater generation rate of 1.2 million gallons per day (MGD). The El Estero WRC has a design capacity of 11 MGD and a long-term average flow of 6.0 MGD. The estimated increase of 1.2 MGD would increase the long-term average flow by approximately 18 percent and would not exceed the design capacity of El Estero WRC.
Table 48: Water Demand Calculations
NORMAL YEAR 2035 EXTENDED DROUGHT 2035
EUWMP Supply Total 22,530 13,900
EUWMP Demand 14,580 11,660
Demand from 9,114 units 1,540 1,540
Total Demand 16,120 13,200
Surplus 6,410 700
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PRIORITY SERVICE FOR LOWER‐INCOME HOUSEHOLDS
Government Code § 65589.7 requires cities to deliver adopted housing elements to water and sewer providers and HCD recommends consultation with water and sewer providers during the update of the housing element. During the preparation of this Housing Element, Water Resources staff assisted with the water and sewer capacity calculations. Government Code § 65589.7 also requires City to establish specific procedures to grant priority water and service to housing projects that include units affordable to lower-income households. Housing Element Program HE-12: Prioritize Affordable Housing ensures compliance with this provision.
QUANTIFIED OBJECTIVES
State law acknowledges that total housing needs identified through the RHNA process may exceed available resources and the community’s ability to satisfy this need. Under these circumstances, the quantified objectives need not be identical to the total housing needs. The quantified objectives should estimate the number of housing units by income category that are likely to be built, rehabilitated, or conserved/preserved over the 2023-2031 Housing Element planning period.
The quantified objectives do not represent a ceiling on development, but rather a likely outcome based on needs, resources, and constraints. While the City has identified sufficient sites to meet RHNA, the City does not anticipate having financial resources to ensure the entire need for extremely low-, very low-, low-, and moderate-income units will be met by 2031. The City’s best estimate of what could actually be constructed during the 2023-2031 Housing Element planning period is based on recent residential development trends from 2013-2022 and expected redevelopment of a portion of La Cumbre Plaza during the planning period. Market conditions and property owner interest in developing or redeveloping property are major factors in providing new housing. For the extremely-low, very low-, low- and moderate-income housing, the estimate is based on past performance, current regulations, and budget assumptions from affordable housing subsidy sources. The Housing Element includes the development of new programs which are expected to increase production of these affordable units during the planning period as programs are implemented, including HE-31: Secure Affordable Housing Funding and HE-12: Prioritize Affordable Housing.
The City’s quantified objectives from 2023-2031 are shown in Table 49. New construction using public and/or private sources over the planning period is estimated to total 3,083 units, including a mix of extremely low, very low, low, moderate, and above moderate units. Based on actual rehabilitation and conservation/preservation of units between 2015 and 2022, City staff project approximately 162 existing units to be rehabilitated, and 43 existing affordable units to be preserved. To account for the objectives of Program HE-23: Monitor and Preserve Existing Affordability Covenants, an additional 58 low-income units were added to the preservation total. The total number of housing units estimated to be constructed, rehabilitated, or preserved during the 2023-2031 Housing Element planning period is 3,346 units. This is a significant increase in anticipated production compared to the 1,832 units constructed between 2015 and 2022. The additional units are expected to result in new programs favorable to infill housing development and increased production of affordable units. 2023-2031 Housing Element
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Table 49: Quantified Objectives (2023–2031)
INCOME
CATEGORY
NEW
CONSTRUCTION REHABILITATION CONSERVATION/PRESERVATION
Extremely Low 148 0 0
Very Low 90 4 0
Low 328 158 101
Moderate 293 0 0
Above Moderate 2,224 0 0
Totals 3,083 162 101
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Financial ResourcesThe extent to which the City can achieve its Housing Element goals and objectives is in large part dependent on the availability of financial resources for implementation. A variety of local, state, and federal funds are available to support affordable housing activities, described below. Table 50 identifies a variety of funding or free programs currently available on a competitive basis to leverage local funding for affordable housing activities including new construction, acquisition/rehabilitation, preservation of at-risk housing, homebuyer assistance, among others.
Table 50: Funding Programs
PROGRAM NAME DESCRIPTION ELIGIBLE ACTIVITIES
Affordable Housing and Sustainable Communities Program (AHSC) Provides grants and/or loans to projects that achieve Greenhouse Gas reductions and benefit Disadvantaged Communities through increasing accessibility of affordable housing, employment centers, and key destinations. The program is funded by the Greenhouse Gas Reduction Fund (GGRF), an account established to receive Cap-and-Trade auction proceeds. As of 2023, 50 percent is set aside for Affordable Housing Projects, 50 percent for Disadvantaged Communities. Santa Barbara is not currently identified as a Disadvantaged Community.
New construction Acquisition & Rehabilitation Preservation of affordable housing at-risk Conversion of nonresidential to rental CalHome
Grants to cities and nonprofit developers to assist individual homeowners with homebuyer assistance and rehabilitation and ADU/JADU assistance (construction, repair, reconstruction or rehabilitation). Program also includes loans to developers for homeownership projects.
Homebuyer Assistance Down payment assistance Rehabilitation Acquisition & Rehabilitation ADU/JADU Developer Assistance Site acquisition, development, predevelopment and construction period expenses California Housing Finance Agency (CalHFA) Residential Development Loan Program Loans to cities for affordable infill, owner-occupied housing developments. Links with CalHFA’s Down Payment Assistance Program to provide subordinate loans to first-time buyers.
Site acquisition Pre-development costs
CommUnify of Santa Barbara County
Income eligible low or no cost home energy upgrades Free senior “safe at home” repairs for health and safety Rehabilitation Emergency Solutions HCD distributes these federal grants to subrecipients in Street outreach 2023-2031 Housing Element
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PROGRAM NAME DESCRIPTION ELIGIBLE ACTIVITIES
Grants (ESG) Program Continuum of Care service areas to address homelessness by providing funding for supportive services, emergency shelter/transitional housing, homelessness prevention, and permanent housing.
Rapid re-housing assistance Emergency shelter Homelessness prevention Excess Sites Local Government Matching Grants Program (LGMG) Provides grant-based funding to match certain local government funding for selected developers and local governments for predevelopment and development of affordable housing on excess state sites. No parcels are under consideration in the City of Santa Barbara at the current time.
Projects that accelerate housing production and align with state planning priorities Foreclosure Intervention Housing Preservation Program
Preserves affordable housing and promotes resident or nonprofit organization ownership of residential real property at risk of foreclosure or in the foreclosure process.
Acquisition Rehabilitation
Golden State Acquisition Fund (GSAF)
Short term loans (up to 5 years) to developers for acquisition or preservation of affordable housing. Nonprofits and for-profit developers and cities are eligible for GSAF funding.
Preservation Site acquisition
Habitat for Humanity Southern Santa Barbara County Neighborhood Revitalization Home Repair Program: Free interior and exterior repairs for lowincome homeowners to address health, safety, and security issues. A Brush with Kindness: Free exterior painting, landscaping, and repairs for homeowners performed by volunteers.
Rehabilitation
Housing Trust Fund of Santa Barbara County
Workforce Homebuyer Program: Low-to-Middle income home buyer down payment loans. Revolving Loan Fund for Affordable Housing: below market-rate interest loan funds where at least 25 percent of units are for lowto-moderate income households.
Acquisition New construction Home buyer assistance
Infill Infrastructure Grant Program (IIG)
Grant gap funding to nonprofits or for-profit developers of qualifying infill projects for public infrastructure (water, sewer, transportation facilities, parks, site clean-up, etc.) that supports higher-density affordable and mixed-income housing in infill locations.
Parks and open space Utility service improvements Streets, parking structures, transit linkages Traffic mitigation features Sidewalks and streetscape improvements Factory-Built Housing Adaptive Reuse Site preparation and demolition 2023-2031 Housing Element
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PROGRAM NAME DESCRIPTION ELIGIBLE ACTIVITIES
Local Housing Trust Fund (LHTF) Program
Matching grants (dollar for dollar) to local housing trust funds that are funded on an ongoing basis from private and public contributions or public sources. As of 2023, the City is in the process of setting up a local trust fund.
Rental & ownership housing Transitional housing Emergency shelters Mobile Home Park Rehabilitation and Resident Ownership Program (MPRROP) Short-term and long-term loans at up to three percent for mobile home park resident organizations, nonprofit entities, and localpublic agencies. Low-income residents of converted parks can apply for individual loans to the entity that has purchased thepark.
Purchase of mobile home park Rehabilitation or relocation of a purchased park Purchase of a share of space in a converted park by a low-income resident National Housing Trust Fund Program
Deferred payment and forgivable loans for nonprofit and for-profit developers and local public entities to support development of housing for extremely low-income households New construction
Permanent Local Housing Allocation (PLHA)
Grants (competitive for non-entitlement jurisdictions) available to cities that assist increasing the supply of affordable rental and ownership housing, persons experiencing homelessness, facilitate housing affordability, and ensure geographic equity in the distribution of funds.
Competitive Allocations: Development of affordable rental housing Assistance for homeless Predevelopment Loan Program (PDLP)
Provides pre-development short term loans to cities and nonprofit developers to finance the start of lower-income housing projects.
There is no current Notice of Funding Availability for this program.
Predevelopment costs to construct, rehabilitate, convert or preserve assisted housing California Statewide Communities Development Authority Workforce Housing Program Government bonds issued to cities to acquire market-rate apartments and conversion to affordable for moderate/middle income households, generally households earning 80 percent to 120 percent of AMI.
Acquisition of market rate apartments and conversion to affordable units 2023-2031 Housing Element
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Administrative Resources
The City’s 2020-2024 Consolidated Plan describes funding sources and institutional structure used to address needs in Santa Barbara in detail. Key resources and partnerships in delivering housing and community development services are summarized below.
The City receives about $1.4 million per year in Community Development Block Grant (CDBG) and HOME Investment partnership funding directly from HUD. Additional resources the City makes available to, or are received by the City’s partners vital to addressing housing and community development needs, include:
Housing Choice Vouchers: The Housing Authority of the City of Santa Barbara administers the Housing Choice Voucher program in the City and receives funds annually to provide rent subsidies to nearly 3,000 residents.
Continuum of Care Funds: The City is a member of the board in the county-wide Continuum of Care which receives HUD funding, one of the few on-going funding sources to address homelessness. Some of those funds are allocated to programs supported with City CDBG funds.
Low-Income Housing Tax Credits (LIHTC): The federal four and nine percent LIHTC is the principal source of funding for the construction of affordable rental housing. They provide a credit against federal tax liability.
Human Services Grants: The City budget commits approximately $700,000 annually from the General Fund for human services. Human Services funds are intended to support programs that provide basic human needs, such as food and shelter, and programs that are preventative in nature or promote high degree of functioning. Many of the programs supported through this source aid in the prevention of homelessness, provide emergency and transitional shelter, permanent supportive housing, and other supportive services to persons who are homeless or at risk of becoming homeless. Santa Barbara General Fund: The City commits General Funds to support homeless programs such as the Restorative Policing program, which helps chronically homeless individuals achieve self- sufficiency, and for general operations-support of PATH Santa Barbara, an interim housing program for homeless individuals. Private Banks: Women’s Economic Ventures receives private bank funds to support the Community Development Loan Fund, which is augmented with repayment funds from previously provided CDBG seed money.
RENTAL HOUSING MEDIATION PROGRAM
In 1975, a grassroots effort to provide a forum for landlords and tenants to resolve rental housing disputes out of court led the City to establish the Rental Housing Mediation Task Force (now known as the Rental Housing Mediation Board) in 1976. In 1978-1979, the City began using CDBG administrative funds to pay for Rental Housing Mediation Program (RHMP) staff. Currently, the staff of three are funded by grants and a limited amount of the City’s General Fund. The program, which is free of charge and aims to mediate disputes between landlords and tenants, investigate Fair Housing issues, and 2023-2031 Housing Element
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prevent homelessness, serves the City of Santa Barbara as well as the cities of Goleta and Carpinteria by contract. RHMP’s services are neutral, and staff does not give out legal advice, but they do offer information on rights and responsibilities to landlords and tenants. Low-income and other vulnerable residents can be referred to nonprofit law firms such as the Legal Aid Foundation of Santa Barbara County.
NONPROFITS AND PUBLIC AGENCIES
Santa Barbara is characterized by a capable and extensive housing and community development delivery system. Strong City and County agencies anchor the federal programs and housing and community development programs the City is able to support. In the community, there is a large network of experienced nonprofit organizations that deliver a full range of services to residents. The Housing Authority of the City of Santa Barbara, and various other community affordable housing development organizations, are integral to implementing the City’s affordable housing program, including activities for acquisition/rehabilitation, preservation of assisted housing, and development of affordable housing. Additional affordable housing development organizations include the following nonprofits and public agencies:
Table 51: Nonprofits and Public Agencies
NONPROFITS
Family Service Agency
City Net
New Beginnings Counseling Center
PathPoint
Good Samaritan Shelters
United Way
Center for Successful Aging
Santa Barbara Neighborhood Clinics
Foodbank
CommUnify
Casa Pacifica
Council on Alcoholism and Drug Abuse
Unity Shoppe
Isla Vista Youth Project
Transition House
People Assisting the Homeless (PATH)
Independent Living Resource Center
Coalition for Housing Accessibility, Needs,
Choices & Equity etc. (CHANCE)
Garden Court Inc.
2nd Story and Associates
People’s Self-Help Housing
Habitat for Humanity
Community Housing Corp.
Organic Soup Kitchen
Sanctuary Centers
Santa Barbara Neighborhood Clinics
Mental Wellness Center
CALM
My Home/YMCA
Women’s Fund
PUBLIC AGENCIES
Santa Barbara County: Behavioral Wellness, Community Services, and Public Health Departments State of California Department of Social Services (Adult Protective Services, In-Home Supportive Services, Medi-Cal, CalWorks and others)
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Opportunities for Energy Conservation
ENERGY CONSERVATION AND SUSTAINABLE HOUSING DEVELOPMENT As residential energy costs rise, increasing utility bills can adversely affect housing affordability. State of California Energy Efficiency Standards for Residential and Nonresidential Buildings were established in 1978 in response to a legislative mandate to reduce California’s energy consumption. The standards are codified in Title 24 of the California Code of Regulations and are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods.
California’s building efficiency standards (along with those for energy- efficient appliances) have saved more than $100 billion in electricity and natural gas costs since 1978.
Title 24 sets forth mandatory energy standards for all new residential buildings and additions to residential buildings. Separate requirements are adopted for low-rise residential construction (i.e., buildings no more than three stories) and nonresidential buildings, which include hotels, motels, and multi-unit residential buildings with four or more habitable stories. The standards specify energy-saving design for lighting, walls, ceilings, and floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards, and the use of non-depleting energy sources such as solar energy or wind power. The City enforces Title 24 regulations through the plan check and building inspection processes.
The California Energy Efficiency Strategic Plan sets a policy goal for the state to make all new residential buildings to be “net zero energy” by 2020. In 2021, the California Energy Commission adopted new energy efficiency standards for both residential and commercial buildings.
Some of the recent changes to residential standards include:
Expanding solar photovoltaic systems and battery storage standards to reduce the grid’s reliance on fossil fuel power plants;
Encouraging electric heat pump technology and use, which uses less energy and produces fewer emissions;
Establishing electric-ready requirements when natural gas is installed; and Strengthening ventilation standards to improve indoor air quality and improve occupant health.
Other recent legislation regarding energy efficiency and conservation includes SB 350 (2015), which includes an energy efficiency target of doubling energy efficiency in buildings by 2030. In addition, AB 2722 (2016) designates polluter fees to fund transportation, affordable housing, urban forestry, energy savings, and other sustainable projects to benefit disadvantaged communities.
In 2012 the City approved its first Climate Action Plan. There have been many advancements in climate policy, science, technology, and greenhouse gas (GHG) emissions targets since 2012. Notably, the City achieved the GHG emissions target of 1990-level total carbon emissions by 2020 set by the Global Warming Solutions Act (AB 32 [2006]) and the 2012 Climate Action Plan. In 2019 the City approved a Strategic Energy Plan that provides energy projects, innovative programs, and strategic policies for the City to achieve its goal of using 100 percent renewable electricity by 2030. Since 2019, the City has 2023-2031 Housing Element
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been progressively implementing the plan, including launching Santa Barbara Clean Energy, a community choice energy program that provides carbon-free energy to the City.
In 2020, the City approved a new green building policy for all municipal buildings. In 2021, the City passed an ordinance prohibiting the installation of natural gas infrastructure in newly constructed buildings. The City annually conducts energy efficiency, solar micro grids, and other renewable projects every year. The City has also adopted streamlined permitting processes for solar energy systems and electric vehicle charging stations pursuant to State mandates. The City is also installing over 200 electric vehicle charging stations at city owned facilities for use by the community and strategically placed near areas with a high number of rental and multifamily use properties.
The City is currently in the process of updating the 2012 Climate Action Plan to meet City Council’s adopted goal of carbon neutrality by 2035. The updated Climate Action Plan will include a new community-wide GHG emissions inventory and new climate action strategies. Strategies will address issues such as electrifying transportation, switching from vehicular to active transportation, improving infrastructure to support telecommuting, decarbonizing the energy and building sectors, and supporting sequestration of carbon.
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5. HOUSING PLAN
Introduction
This section describes the City’s housing strategy for the 6th Cycle planning period (2023-2031). The housing plan is organized by goals. Goals are aspirational purpose statements that indicate the City’s direction on housing-related needs. Each goal encompasses several policies, which are specific statements that will guide decision-making. Policies serve as directives for decision makers to achieve a desired goal. Policies may refer to existing programs or call for the establishment of new ones.
Programs are the core of the City's housing strategy, translating goals and policies into actions. These include on-going programs, procedural changes, zoning ordinance changes, and other actions that implement the housing policies and help achieve housing goals. Each program identifies the funding source, responsible party, and time frame for implementation, (i.e., start through completion date by year divided into quarters (Q1: Jan-March; Q2: April-June; Q3: July-Sept; Q4: Oct-Dec) including programs that are ongoing (throughout the planning period). Time frames were informed by state law requirements and priority ranking of draft programs by HCD, decision makers, community input, and available staff resources.
Programs are subject to the review and direction of the City Council as well as relevant City Departments. Program implementation includes ordinance amendments, resolutions, and incentives, as well as outreach and education activities. Successful program development is often contingent on the availability of funding and staff resources, which is likely to change over time due to economic conditions, the priorities of City Council, federal and state governments, funding agencies, and other conditions. The programs are reviewed annually through an Annual Progress Report (APR) to City Council and Housing and Community Development and prioritized by City Council to reflect funding limitations and the City’s objectives.
The following goals, policies, and programs were developed to meet the needs of all economic segments of the City. They are informed by the demographics and technical assessments conducted throughout the Housing Element update, such as the housing needs assessment and governmental and non-governmental constraints assessment. Programs in this plan were also informed by notable best practices in other jurisdictions, as well as input from community members, local stakeholders, and advocacy groups.
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Goals, Policies, and Programs
Goal 1 Create New Housing: Create new healthy, safe, and energy‐efficient housing that meets community needs, within our resources.
POLICIES
Policy 1.1: Sustainable and Livable Neighborhoods. Ensure that new housing programs, housing developments, and related infrastructure improvements include community-led strategies that encourage community revitalization in areas of lower opportunity to meet the needs of lower-income residents and are consistent with the City’s sustainability initiatives for energy efficiency and active transportation goals.
Policy 1.2: Infill Housing. Encourage development of housing on infill sites near transit and jobs, particularly redevelopment of sites suitable for housing, while continuing to limit residential density in High Fire Hazard Areas.
Policy 1.3: Adaptive Reuse. Provide incentives and promote flexibility for adaptive reuse projects that convert existing structures to multi-unit housing in order to reduce construction waste and extend the life of existing buildings.
Policy 1.4: Reduce Constraints. Reduce and, where feasible and practical, remove unnecessary Cityimposed constraints that impede housing development.
Policy 1.5: Objective Design Standards. Establish citywide objective design and development standards for multi-unit housing, coupled with alternatives to conventional zoning regulations, to accommodate infill development in existing neighborhoods.
Policy 1.6: Housing Sites Inventory. Maintain an up-to-date inventory of vacant and underutilized sites that allow housing, including City-owned sites.
Policy 1.7: Prioritize Housing and Community Benefit. Prioritize residential development and nonresidential priority projects with broad community benefit on sites zoned for both residential and other uses.
Policy 1.8: Flexible Standards. Increase flexibility in multi-unit housing densities and other standards to allow a variety of unit sizes and affordability levels.
Policy 1.9: Senior Housing. Facilitate housing development for Santa Barbara’s growing senior population, including designs that support “aging in place,” senior housing with supportive services, veterans housing, assisted living facilities, and accessory dwelling units.
Policy 1.10: Housing for Persons with Disabilities. Encourage housing that addresses the needs of persons with disabilities through reasonable accommodation procedures, zoning provisions for supportive and group housing, owner and renter grants for accessibility features, and integration of universal design features.
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PROGRAMS
HE‐1: FACILITATE CONVERSION OF NONRESIDENTIAL BUILDINGS TO HOUSING The City has older commercial, office, and industrial buildings and larger single-unit residential buildings that are appropriate for conversion (i.e., adaptive reuse) to multi-unit or mixed-use residential.
There are also historic buildings that could be converted to residential use or expanded to accommodate multiple residential units consistent with the Secretary of Interior’s Standards for Rehabilitation. The City will draft an Adaptive Reuse Ordinance for adoption, proposed to initially apply to existing buildings within the Central Business District (CBD), where there is sufficient transit and services, and existing buildings designated as a historic resource, where residential use is allowed.
The City shall prepare outreach materials, and online forms and applications to encourage adaptive reuse to property owners and interested developers.
Funding Source: General Fund (staff)
Responsibility: Planning Division
Time Frame: Start Date Q2 2024. End Date Q4 2025.
Corresponding Goal/Policy: Goal 1; Policies 1.1, 1.2, 1.3, 1.4, 1.7, and 1.8 HE‐2: LA CUMBRE PLAZA PLANNING AREA
La Cumbre Plaza is a 31-acre site comprised of eight parcels, six of which are suitable for substantial redevelopment as a residential/mixed-use site during the Housing Element planning period. It is within the AUD Program Priority Housing Overlay (37-63 units/acre) and is included in the Suitable Sites Inventory. Rezoning is not needed to meet the number of units (housing capacity) assumed in the Suitable Sites Inventory.
The City has a special and unique opportunity to guide and facilitate redevelopment of this large site, identified as a High Resource Area on the California Tax Credit Allocation Committee opportunity maps. The site is served by transit and has unique challenges with respect to topography and habitat resources.
A planning document will be prepared for La Cumbre Plaza Planning Area that facilitates the full residential development potential of the site. This effort will consider effects on Arroyo Burro Creek; provision of new public open space; multi-modal circulation improvements; impacts to nearby schools; new affordable housing, and increased height limits, among other things.
Funding Source: General Fund (staff)/Grants/Permit Fees/Developer Contribution Responsibility: Planning Division
Time Frame: Start Date Q1 2027. End Date Q3 2028.
Corresponding Goal/Policy: Goal 1; Policies 1.1, 1.2, 1.4, 1.7, and 1.8 HE‐3: AMEND THE ZONING ORDINANCE FOR SPECIAL NEEDS HOUSING The 2023 Housing Element identified potential governmental constraints to housing, including Zoning Ordinance amendments necessary to comply with changes in state law. Persons and households with 2023-2031 Housing Element
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special needs, particularly extremely low-income households and persons experiencing homelessness or at risk of becoming homeless, have limited housing options. Housing types appropriate for these groups include emergency shelters, low barrier navigation centers, transitional housing, supportive housing, and single-room occupancy units. Special needs persons may also find housing opportunities in residential care facilities and group homes.
As part of the Governmental Constraints analysis, amendments were identified to the City’s Zoning Ordinances to better facilitate a variety of special needs housing types, as required by state law.
The City will draft and adopt the following Zoning Ordinance amendments in compliance with state law :
Residential Facilities/Group Homes: Amend the permit requirements for Community Care Facilities, Residential Facilities for the Elderly, and Hospices and clarify that only projects that include a housing type not allowed by right in the base zone (e.g., multiple units in a single-unit zone) or includes nonresidential accessory uses, will trigger the Use Permit requirements. The required findings for facilities serving seven or more individuals in a residential zone will be revised to ensure they are objective with approval certainty similar to other residential uses.
Low Barrier Navigation Centers: Amend to allow Low-Barrier Navigation Centers (as defined in Government Code § 65660 (a)) in mixed-use and nonresidential zones permitting multi-unit uses.
Employee and Farmworker Housing: Amend to categorize agriculture as an accessory use where allowed by zoning; thus clarifying that California Health and Safety Code § 17021.8 does not apply and to allow agricultural employee housing as “employee housing” (as defined in Health and Safety Code § 17008) for six or fewer persons to be permitted without a Conditional Use Permit in all zones where single-unit residences are allowed. Emergency Shelters: Amend parking standards to comply with new state law parking provisions for emergency shelters.
Funding Source: General Fund (staff)
Responsibility: Planning Division
Time Frame: Start Date Q4 2025. End Date Q4 2026.
Corresponding Goal/Policy: Goals 1, 2, and 3; Policy 1.4 HE‐4: USE‐BY‐RIGHT PERMITTING
Use-by-right approval of housing projects with at least 20 percent of units affordable to lower-income households is required on 1) nonvacant sites previously identified in the 5th cycle housing element, and 2) vacant sites previously identified for both the 5th and 4th cycle housing elements pursuant to AB 1397 (2017). The City’s sites subject to this provision are already zoned at the specific density set forth in the statute (i.e., default density of at least 20 units per acre) and rezoning of these sites is not required.
Upon adoption of the Housing Element and in compliance with state law, the City shall ensure sites identified for housing in the Suitable Sites Inventory in the 4th and 5th cycles but not yet developed for housing allow use-by-right approval for housing developments pursuant to Government Code § 2023-2031 Housing Element
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65583.2(i) when 20 percent or more of the units are affordable to very low- and low-income households.
“Use-by-right” means that the City review is ministerial and therefore the project must not require a conditional use permit, planned unit development permit, or other discretionary review or approval that would constitute a “project” as defined in CEQA. A local ordinance can provide that “use-by-right” does not exempt the use from design review, consistent with the City Charter mandate for design review, but the design review must be objective in accordance with Government Code § 65589.5 (f).
Funding Source: General Fund (staff)
Responsibility: Planning Division
Time Frame: In effect immediately upon adoption of Housing Element.
Corresponding Goal/Policy: Goals 1, 2, and 3; Policy 1.4 HE‐5: PROCESS IMPROVEMENTS
Since 2020, the City has been implementing discretionary and ministerial permit process improvements recommended by the Novak Consulting Group, Inc., (Novak Report, August 2020) guided by the City Council Land Development Team (LDT) Oversight Committee. In addition to the Novak Report, the Governmental Constraints analysis also identified City processes that potentially constrain housing projects, including multiple concept reviews and appealable actions. Through the City’s LDT Oversight Subcommittee, the City will further study and if appropriate implement some of the process improvements recommended by the Novak Report as well as those identified in Governmental Constraints analysis including drafting Zoning Ordinance and other Municipal Code amendments for adoption to streamline the design review process, such as reducing the number of design review triggers and appealable actions for projects that require design review approval. Process improvements may be implemented in two phases starting with single unit residential, followed by multi-unit residential developments.
Funding Source: General Fund (staff)
Responsibility: Planning Division
Time Frame: Start Date Q1 2023. End Date Q4 2027.
Corresponding Goal/Policy: Goals 1, 2, and 3; Policy 1.4 HE‐6: FACILITATE PRODUCTION OF ACCESSORY DWELLING UNITS (ADUS) In 2017, the State legislature identified production of ADUs as an important strategy to increase housing statewide and made significant changes to the manner by which local governments can regulate ADUs. In 2018, the City adopted an ADU Ordinance, which is periodically amended in compliance with state law, most recently in 2023. As of May 2022, 365 ADUs have been constructed and many more have received building permits or are pending approval.
Despite the City’s success in number of ADUs permitted, the permit process for ADUs can be confusing and complicated for property owners and staff spends significant time explaining the ordinance, fees, procedures, and vetting various permutations of proposed ADUs. Property owners have expressed 2023-2031 Housing Element
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interest in pre-approved designs and increasing the allowed number of ADUs on properties with existing multi-unit development.
To facilitate further production of ADUs and meet the objective of 629 ADUs permitted during the 6th cycle, the City will implement the following programs:
Procedural and Ordinance Evaluation: The City will conduct outreach to evaluate and implement procedural changes and consider further ordinance amendments to assist ADU applicants and increase ADU applications. The changes could include:
o Reduce the triggers for design review for ADUs that currently require discretionary design review because they don’t meet the City’s architectural design criteria;
o Use of pre-approved plans, especially for manufactured homes, consistent with design criteria. Pre-approved plans that include innovative fire-safe designs would be specifically helpful for projects allowed in the City’s High Fire Hazard Areas; and
o Allow ADUs in proposed multi-unit or mixed-use buildings, rather than only as conversion of existing space.
Guidance: The City will conduct outreach and develop additional guidance to provide greater support to applicants who are seeking City approval for ADUs. The guidance will include manuals, webinars, checklists, financing options, and Spanish language materials. Affordability: The City will research and collaborate with community organizations and nonprofits who are interested in offering ADUs as deed-restricted affordable housing and look for ways to implement a pilot program with incentives for property owners to provide ADUs as deed-restricted housing or housing choice vouchers for special needs households including low-income seniors, farmworkers, people with disabilities, and other community members in need of affordable housing.
Amendments to ADU procedures or the Ordinance shall be drafted for adoption per the results of the outreach and evaluation. Note: Unless otherwise required by state law or recommended by City Council, ADU Ordinance amendments that would increase the number of units on a parcel or the size of allowed ADUs will not be implemented in the City’s designated High Fire Hazard Areas due to public health and safety concerns and Safety Element policies to limit additional development in High Fire Hazard Areas.
Funding Source: General Fund (staff), Grants if available Responsibility: Planning Division
Time Frame: Start Date Q4 2023. End Date Q3 2026.
Corresponding Goal/Policy: Goals 1, 2; Policies 1.1, 1.2, 1.3, 1.4, and 1.9 HE‐7: OBJECTIVE DESIGN STANDARDS
In 2021, the City adopted Objective Design Standards for Streamlined Housing Projects specifically for projects that qualify for streamlined review under SB 35 (2017). Unless further extended by the state 2023-2031 Housing Element
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legislature, SB 35 (2017) will expire on January 1, 2036. As a follow up to the SB 35 (2017) Design Standards, the City is currently developing citywide objective design and development standards for multi-unit housing development projects. These standards include a new section of the Municipal Code that provides alternatives to conventional zoning regulations to accommodate infill development in existing neighborhoods and are intended to apply to all areas of the City that are zoned for two or more units. This program is envisioned as an opt-in alternative for developers who are seeking a streamlined alternative to the City’s design review process. This program also includes drafting related Zoning Ordinance amendments for adoption to outline the objective design review process and new objective findings for projects using objective standards.
Funding Source: Local Early Action Planning (LEAP) Grant (consultant), General Fund (staff) Responsibility: Planning Division
Time Frame: Start Date Q3 2021. End Date Q4 2024.
Corresponding Goal/Policy: Goal 1; Policy 1.5
HE‐8: INNOVATIVE HOUSING TYPES
The Housing Needs Assessment and demographic changes indicate a need for a variety of housing types to suit special needs households and different household compositions, changes in circumstances or incomes, and existing and future household needs. The City will conduct outreach to the American Institute of Architects, developers, and contractors for input on housing trends and review the Zoning Ordinance to determine if amendments are necessary to incentivize and facilitate innovative housing types, such as small units (single room occupancy/efficiency/micro units), multi-generational housing, universal designed housing (i.e., safe and accessible for everyone), live-work units, small and large family day care homes, shared housing, cooperative housing, and temporary housing (for use when the primary unit is destroyed or damaged). Based on the results of the outreach and review, the City will draft Zoning Ordinance amendments for adoption to increase the production of innovative housing types.
Funding Source: General Fund (staff)
Responsibility: Building and Safety and Planning Divisions Time Frame: Start Date Q4 2025. End Date Q4 2026.
Corresponding Goal/Policy: Goals 1 and 2; Policies 1.1, 1.2, 1.3, 1.4, and 1.9 HE‐9: RESOURCE PROTECTION AND DEVELOPMENT CERTAINTY
The City needs to plan for housing that protects unique ecological and cultural resources, responds to the climate crisis, and provides certainty for developers of parcels with constraints. With a recent comprehensive update to the Coastal Land Use Plan (LUP), the City established clear coastal resource protection policies and regulations for development in the Coastal Zone. Conversely, development on constrained parcels in the inland areas of the City often require technical studies and case-by case evaluation of impacts to resources, adding costs and time to project entitlement. While some of these studies are essential for project safety and environmental quality, resource protection could be more efficiently addressed through cumulative area-wide analyses that cover multiple potential projects at one time, such as establishing measurable inland creek setback standards to protect public health and 2023-2031 Housing Element
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safety and riparian habitat. This would reduce the need for site-specific technical studies and streamline the environmental review process for projects, while ensuring the protection of environmental resources.
To facilitate residential development Citywide and provide better development certainty, the City will draft Zoning Ordinance amendments for adoption and update the Master Environmental Assessment procedures, as applicable, to implement General Plan resource protection policies and establish clear, measurable standards for cultural, biological, and other resource protection needs , in tandem with housing goals.
Funding Source: General Fund (staff), Grants if available.
Responsibility: Planning Division, Creeks Division.
Time Frame: Start Date Q3 2023. End Date Q4 2025.
Corresponding Goal/Policy: Goal 1, Policies 1.1, 1.2, 1.4.
HE‐10: MULTI‐UNIT HOUSING PROGRAM
In 2023, the City analyzed the results of 10 years of implementation of the Average Unit-Size Density (AUD) Incentive Program including targeted public outreach to program participants and a progress report. The analysis will inform proposed adjustments to the program to continue to facilitate housing production. Following this effort and direction from City Council, the City will draft Zoning Ordinance amendments for adoption to ensure continuance of this important Multi-Unit Housing Program.
Any adjustments to the AUD Program will continue to support the City’s vision of allowing as much housing as possible within resource limits; provide for a wide variety of housing options for people of all income levels; focus growth within the city center and other commercial areas; provide incentives to develop affordable housing; and, at a minimum, retain the allowable density of the suitable sites inventory.
Funding Source: General Fund (staff)
Responsibility: Planning Division
Time Frame: Start Date Q2 2023. End Date Q3 2026.
Corresponding Goal/Policy: Goals 1 and 2, Policies 1.2, 1.7, 1.8, 2.1, 2.2 HE‐11: LIVABLE NEIGHBORHOODS
As established in the City’s 2024-2028 Capital Improvement Program (CIP), the underlying strategy of the CIP is to plan for construction, and major preservation of public facilities and infrastructure necessary for the safe and efficient provision of services and funds, to preserve or enhance existing infrastructure, and to provide new assets that respond to community needs. To prioritize strategies in the City’s selected Project Study Areas (PSAs) comprised of neighborhoods containing higher concentrations of lower-income and racial/ethnic minority residents (i.e., Oak Park, Westside, West Downtown, Lower West, West Beach, Laguna, Lower East, Milpas and the Eastside), the City pledges to:
Promote and preserve the Rental Housing Mediation Program, expand housing resources for the public, and bolster community support for housing programs and new housing 2023-2031 Housing Element
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construction, including affordable housing. (See HE-17: Support Rental Housing Mediation Program, HE-27: Housing Resources for the Public, and HE-28: Housing Supply and Affordability Education Campaign.)
Complete the Create State – State Street Master Plan, identifying a long-term design for State Street and Downtown that transforms the right-of-way into a lively urban place, reflecting the community’s visions and values. This plan specifically includes community amenities, services, and facilities.
Prioritize infrastructure maintenance and rehabilitation in historically underserved neighborhoods located in the City’s PSAs, including targeted pedestrian safety and bikeway projects, such as, the Castillo Street Undercrossing Bicycle & Pedestrian Facility Improvements, Milpas Street Crosswalk Safety & Sidewalk Widening Project, and the Lower Eastside Connectivity Active Transportation Plan.
Support public facilities, parks and neighborhood improvement eligible to receive Community Development Block Grant funding for projects that are located in low- and moderate- income areas such as the Eastside and Westside neighborhoods. Develop incentives, code amendments, financing solutions and direct install programs to facilitate the efficient electrification of housing stock with the goals of lowering energy costs, improving indoor air quality, and equitably improving building stock. Priority neighborhoods for incentive enhancements would be Cal EnviroScreen 4.0 tracts with scores > 60 as well as low-income customers who qualify for CARE18 electricity rates. The City will continue to work with and promote regional and state-wide incentives for building electrifications retrofits in partnership with organizations including 3C-Ren, TECH19 and Santa Barbara Clean Energy.
Equity Priority Area Improvements: In an effort to maintain the City’s infrastructure in safe, good condition that protects the environment and invests in its existing assets, the City will continue to commit to place-based actions beyond housing improvements. Improvements such as infrastructure, streetscapes, active transportation, and other community enhancements are found in the following documents that provide guidance in prioritizing the City’s capital improvements in a way that affirmatively furthers fair housing:
Pedestrian Master Plan (Adopted in 1997, Updated in 2016). Pedestrian infrastructure upgrades are completed and underway throughout Santa Barbara, especially around schools, libraries, community centers, and business districts. Improvements include intersection improvements, sidewalk completion, accessibility compliance, landscaping, and connectivity in low- and moderate-income areas. In addition, the Safe Routes to School program and other innovative programs covered in the Pedestrian Master Plan seek to address the needs of people of all ages and abilities.
18 CARE/FERA, often referred to just as CARE, is a state mandated discounted energy rate for income qualified customers. 19 TECH is a statewide effort to educate and incentivize installation of all-electric heat pump water heaters and heating & cooling systems.
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Bicycle Master Plan (Adopted in 2016, Updated in 2022). This community-driven plan outlines the goals, policies, and implementation strategies that improve bicycle safety, convenience, facilities, and infrastructure in the City. It is being implemented in three phases with milestone implementation years of 2020, 2025, and 2030. The plan enhances Santa Barbara’s circulation system for all road users by increasing the number of trips taken by bicycle and reducing future traffic congestion levels and parking demand. Vision Zero (Adopted in 2018). City Council adopted this plan to eliminate all traffic fatalities and severe injuries, while increasing safe, healthy, and equitable mobility for all. Vision Zero is based on an underlying principle that it can never be acceptable that people are killed or seriously injured when moving on public roadways. Citywide Vision Zero projects will enhance transportation opportunities for residents of PSA neighborhoods to areas of employment and education – including Santa Barbara City College and three elementary schools.
MTD Moves Ahead (Adopted 2022). This community-driven Short-Range Transit Plan will guide bus service development, infrastructure investment, and capital needs for MTD’s bus system over the next five years. After considerable community feedback, riders want faster trips and service to more destinations. MTD is planning to connect historically underserved neighborhoods, by offering new transit lines, while offering greater access for riders to areas of opportunity.
Funding Source: General Fund (staff), Grants and Other Sources (projects) Responsibility: Community Development, Public Works, Parks and Recreation, Sustainability and Resilience
Time Frame: Ongoing with at least annual implementation and a target of 1-2 improvements per year Corresponding Goal/Policy: Goal 1; Policy 1.1
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Goal 2 ‐ Prioritize Affordable Housing: Prioritize housing that is affordable to the workforce and vulnerable communities, by the use of deed restrictions and other measures, over other types of development, with special emphasis on housing that meets the needs of extremely low, very low, low, moderate, and middle income, and special needs households.
POLICIES
Policy 2.1: Prioritize Affordable Housing and Community Priority Projects. Prioritize production of deedrestricted affordable housing and nonresidential community priority projects with broad community benefits over all other land uses and housing types.
Policy 2.2 Increase Production of Affordable Housing. Encourage and provide development opportunities and incentives to increase production of affordable housing.
Policy 2.3: Ownership Housing. Encourage development of smaller ownership units that provide paths to homeownership for first-time homebuyers, including opportunities for employer-provided housing.
Policy 2.4: Nonprofit Partnerships. Pursue partnership opportunities with nonprofit developers to develop deed-restricted affordable housing on City-owned sites.
Policy 2.5: Rental Housing. Continue to encourage smaller rental units close to transit, and easy walking and biking distance to commercial services and recreational opportunities.
Policy 2.6: Incentives for Middle- and Upper-Middle Income Housing. Develop incentives to facilitate the production of deed-restricted housing affordable for a broader range of household incomes.
Policy 2.7: Local Preference for Housing. To the extent feasible and consistent with other state and federal laws, prioritize affordable housing for lower-income households facing or at risk of displacement to remain in the community.
PROGRAMS
HE‐12: PRIORITIZE DEED‐RESTRICTED AFFORDABLE HOUSING
Much of the new multi-unit housing is not affordable for a majority of the City’s renter and ownership households, including special needs households. New strategies are needed to incentivize and increase production of deed-restricted affordable units, including housing affordable to a broader range of income levels and for local households at risk of displacement. To prioritize deed restricted affordable housing, the City will implement the following programs:
Study and Implement Strategies. The City will conduct a feasibility study to support strategies to encourage and incentivize development of deed-restricted affordable housing for very low- to upper-middle income households and special needs households including employer-sponsored housing. The strategies may consider additional incentives for projects that provide units that accommodate special needs households (e.g., seniors, persons with disabilities) or exceed the percentage of affordable units that would otherwise be required under inclusionary housing, local and state density bonus programs, or other state laws that streamline housing production with inclusion of affordable units (e.g., Senate Bill 35). The strategies will also include incentives to provide more moderate-, middle-, and upper-middle- 2023-2031 Housing Element
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income housing ownership and rental opportunities. The required percentage of deedrestricted affordable units to be eligible for incentives will be determined when this program is implemented. Incentives to be studied include amending the Condominium Conversion Ordinance to exempt 100 percent affordable projects; amending the City density bonus program to allow higher densities, flexibility in income level, increased allowable height in targeted areas; and other amendments to allow lower or no parking requirements, reduced setbacks and open yard, use-by-right approval, streamlined permitting, deferral or reduction in permit fees, etc. The feasibility study also includes evaluating the financial impact City regulations impose on housing (e.g., Tier 4 storm water regulations and others), the Inclusionary Housing Ordinance evaluation described in HE-13, and the commercial linkage fee described in HE-31.
Small Sites. To encourage housing affordable to lower-income households on smaller sites (less than half an acre), including promoting consolidation of smaller lots, the City will implement strategies to consider additional incentives for projects on small sites that exceed the percentage of affordable units that would otherwise be required under inclusionary housing, local and state density bonus programs, or other state laws that streamline housing production with inclusion of affordable units (e.g., Senate Bill 35). Incentives to be studied include bonus density, graduated and higher densities (including increased densities for projects that include deed-restricted units for very-low and extremely-low income households), concessions and modifications to development standards (e.g., increased allowable height in targeted areas, lower or no parking requirements, reduced setbacks and open yard), use-by-right approval, objective design standards, streamlined review, reduction in permit fees, etc. Strategies may also include providing outreach and information about City programs that facilitate shared driveways, parking, and other shared offsite facilities (e.g., trash enclosures or open yard) through the use of ministerial Lot Tie Agreements or other methods not requiring a formal lot merger or lot line adjustment. Consider Local Preference Policy. Senate Bill 649 (2022) allows local jurisdictions to adopt a local tenant preference policy. Qualified rental properties using the low-income housing tax credit program and tax-exempt bonds may be allowed to prioritize units for local households facing or at risk of displacement.
Implement Water and Sewer Priority Policy. Government Code § 65589.7 requires the City to adopt written policies and procedures to grant water and sewer priority service to proposed housing projects that include units affordable to lower-income households. To implement Government Code § 65589.7, the City will draft written policies and procedures for adoption to grant priority for housing projects that include units for lower-income households.
Amendments to the Zoning Ordinance or other applicable policies and procedures will be drafted for adoption in phases as noted below to implement this program. In addition, the City will contact nonprofit affordable housing developers annually to identify and discuss affordable housing development opportunities.
Funding Source: General Fund (staff)
Responsibility: Planning Division, Water Resources Division 2023-2031 Housing Element
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Time Frame: Water and Sewer Priority and Small Sites Outreach Start Date Q1 2024. End Date Q4 2024. Strategy Study Start Date Q2 2024. End Date Q3 2025. Amendments Start Date Q4 2025. End Date Q4 2026. Outreach ongoing.
Corresponding Goal/Policy: Goal 2; Policies 2.1, 2.2, 2.3, 2.4, 2.5, 2.6, 2.7 HE‐13: EVALUATE INCLUSIONARY HOUSING ORDINANCES
The City’s Inclusionary Housing Ordinances have been used to increase the number of affordable units in ownership projects since 2004 and rental housing projects since 2019. In some cases, the developer can pay in-lieu fees rather than the required on-site inclusionary unit(s). In-lieu fees are allocated to a reserve fund intended to increase and improve the supply of deed-restricted affordable housing and ensure compliance with the City’s Affordable Housing Policies and Procedures. There are relatively few projects that pay the in-lieu fees.
Since 2019, 11 deed-restricted moderate-income inclusionary units have been approved and 25 are pending.
Economic studies conducted in 2017 and 2019 evaluated a range of potential inclusionary requirements and in-lieu fees to determine the appropriate balance for the 2019 amendment. Since then, development costs and rents have increased to the extent that a new study should be conducted. Evaluation: The City will conduct a feasibility study to determine if the inclusionary requirement or in-lieu fee should be adjusted to produce a greater percentage of deedrestricted affordable housing units or in-lieu funds for affordable housing. The evaluation will also review consistency with “No Net Loss” law to ensure any existing deed-restricted affordable units or other “Protected Units20” proposed to be demolished as part of a new housing project are replaced in addition to the required inclusionary units or in-lieu fee. Zoning Ordinance Amendments. The City shall draft Inclusionary Housing Ordinance amendments for adoption if warranted by the results of the evaluation.
Funding Source: General Fund (staff)
Responsibility: Planning and Housing and Human Services Divisions Time Frame: Feasibility Study Start Date Q2 2024. End Date Q3 2025. Amendments Start Date Q4 2025. End Date Q4 2026.
Corresponding Goal/Policy: Goals 1, 2; Policies 2.1, 2.2, and 2.3 HE‐14: CITY LAND REGISTRY
State law (AB 1486, adopted 2019) requires the City to annually list City-owned sites that are included in the Housing Element sites inventory that were sold, leased, or otherwise disposed of during the reporting year. The listing of sites must include the entity to whom the site was transferred, and the intended use of the site. Further, AB 1255 (2019) requires cities and counties to create an inventory of 20 Also includes units subject to rent or price controls and units rented by low or very low-income households over the past five years.
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surplus lands (land owned by the City which is declared by City Council to be surplus and not necessary for the City’s use), and all lands in excess of its foreseeable needs, if any.
In addition to state law requirements, the City will evaluate City-owned land (not including lands dedicated to parks and recreation purposes) including parking lots, to determine future needs and if the publicly-owned site could be donated, leased, or sold at a reduced price to develop affordable housing.
Following the evaluation, the City will conduct ongoing outreach with affordable housing developers to gauge interest in the City-owned sites, develop partnerships with for-profit and non-profit developers to more efficiently produce the subsidies for affordable units, and prioritize sites for future development.
Sites identified in this evaluation will be considered for inclusion in future suitable site inventories.
Funding Source: General Fund (staff)
Responsibility: Public Works Department/City Administrator’s Office Time Frame: Start Date Q2 2026. End Date Q4 2027. Outreach Ongoing.
Corresponding Goal/Policy: Goals 1 and 2; Policy 2.4
HE‐15: TRACK HOUSING PRODUCTION
Modifications to Housing Element law adopted through SB 166 (2017), known as the “No Net Loss” provisions, require that the City maintain adequate capacity to accommodate the remaining unmet portion of its Regional Housing Needs Allocation (RHNA) target throughout the eight-year Housing Element planning period. Senate Bill 1333 (2018), effective on January 1, 2019, confirmed that the No Net Loss Law applies to all cities, including charter cities.
New for the 6th and subsequent cycle Housing Elements, the City is required to identify housing capacity by income level. Therefore, the City must monitor housing production as the planning period progresses, and ensure that the Housing Element sites inventory continues to have housing capacity at all times to meet the RHNA target by income level. Furthermore, the City cannot adopt reductions in allowable residential densities for sites identified in the Suitable Sites Inventory through General Plan update/amendment or rezone, or approve development or building permits for sites identified in the inventory with fewer units or affordable to a different income category than identified as possible in the inventory, unless findings are made that the Housing Element’s remaining sites have sufficient capacity to accommodate remaining unmet RHNA for each income level.
Upon adoption of the Housing Element, the City shall expand upon and improve the ongoing “no-netloss” efforts to develop a procedure to track and report on:
Pending projects (Table 46) and progress towards completion; Projects proposed on sites identified for housing in the sites inventory; Unit count and income/affordability assumed on parcels in the sites inventory; Actual number of units permitted and constructed by income/affordability; Net change in capacity and summary of remaining capacity by income level in meeting remaining RHNA; and
Accessory dwelling units are not assigned to specific sites but they are assumed to provide a portion of the City’s RHNA allocation, including for affordable units. A related effort will be initiated to track 2023-2031 Housing Element
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production, intended use, and rents of new ADUs by use of surveys or other methods to determine if they are meeting production and affordability assumptions. This effort will be initiated within one year of adoption and conducted every other year. If production and affordability is not occurring as assumed, the City will evaluate whether ADUs are necessary to maintain adequate sites to accommodate the RHNA and if so, pursue alternative actions within one year. Alternative actions will consider the severity of the gap between assumptions and production and affordability and may include additional outreach, technical assistance, incentives, funding or rezoning.
In accordance with No Net Loss law, if project approval results in the remaining sites capacity becoming inadequate to accommodate RHNA by income category, the City will identify or rezone sufficient sites to accommodate the shortfall within 180 days of approval. Further, the City will track progress of pending projects (Table 46) toward completion and if projects do not appear to be completed in the planning period, the City will evaluate whether sufficient sites are available to accommodate the RHNA and if not, take necessary actions (e.g., rezoning or identify additional sites) to maintain adequate sites within one year.
The results of the tracking will be reported in the Housing Element Annual Progress Report reported annually to City Council and posted online for public review.
Funding Source: General Plan (staff)
Responsibility: Planning Division
Time Frame: No Net Loss Tracking Ongoing, ADU Surveys Ongoing with Summary Evaluations in Q2 2025, Q2 2027, and Q3 2029, additional actions as needed thereafter.
Corresponding Goal/Policy: Goals 1 and 2; Policies 2.1, 2.2, and 2.3 2023-2031 Housing Element
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Goal 3 ‐ Provide Housing Assistance: Provide financial resources and supportive services for members of the community who need housing assistance.
POLICIES
Policy 3.1: Shelter for People Experiencing Homelessness. Partner with and support other agencies and nonprofit organizations in their efforts to provide shelter and services for people experiencing homelessness or those on the verge of homelessness.
Policy 3.2: Transitional and Supportive Housing. Promote innovative strategies and increase transitional and supportive housing opportunities for people experiencing homelessness.
Policy 3.3: Financial Assistance. Develop programs to provide financial assistance for income-qualified first-time home buyers and home repairs of affordable units.
Policy 3.4: Rental Assistance. Support rental assistance and emergency rent relief to lower-income households, including those with extremely low-incomes, and encourage landlords and property managers to participate in the Section 8 Housing Choice Voucher Program.
PROGRAMS
HE‐16: CREATE AFFORDABLE HOUSING FUNDS
To address the City’s housing crisis and loss of RDA financing, in 2022 City Council directed staff to create an affordable housing trust fund. In 2023, the Ordinance Committee considered establishing a new Local Housing Trust Fund (LHTF) to support production, acquisition, or rehabilitation of affordable housing. The LHTF can be leveraged with federal and state funding, tax-exempt bonds, and other sources of public and private financing to complement other funding sources such as Community Development Block Grant (CDBG) and HOME funds. The Housing and Community Development Department (HCD) also offers a program annually that matches funding dollar-for-dollar for low-income affordable housing projects, which significantly increases the likelihood of project completion and the addition of new affordable housing units by providing the required funding.
In 2023, City Council reviewed a draft ordinance to create another funding source called the Housing Opportunities, Preservation, and Equity (HOPE) fund. A workshop was held to discuss fund options and upon Council direction, the City is now developing the LHTF for Capital expenses such as affordable housing development, acquisition, and rehabilitation and the HOPE fund for Programmatic expenses such as right to counsel for renters.
Following further public outreach and direction from City Council, the City will develop programs to manage and prioritize use of the LHTF and HOPE funds. The programs will include at least annual public outreach efforts to qualified nonprofits and developers of affordable housing and regular reports to the public and decision-makers on revenue sources and quantifiable outcomes. To the extent feasible, the City will prioritize funds for housing developments affordable to special needs households.
Funding Source: General Fund (staff), Affordable Housing Funds: In-lieu fees, grants, general fund, taxes, bonds, private donations
Responsibility: Community Development Department, Finance Department, City Attorney 2023-2031 Housing Element
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Time Frame: Start Date Q4 2022 (City Council direction to staff). End Date Q4 2024 (LHTF established). Outreach and reporting ongoing.
Corresponding Goal/Policy: Goal 3; Policies 3.1, 3.2, 3.3, 3.4 and 4.4 2023-2031 Housing Element
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Goal 4 ‐ Promote Housing Stability: Implement tenant protection measures, promote full‐ time occupancy of existing housing, and discourage conversion of housing to other uses.
POLICIES
Policy 4.1: Anti-Discrimination Assistance. Continue to provide and strengthen anti-discrimination legal assistance and support for tenants facing harassment or eviction in efforts to prevent displacement of existing tenants.
Policy 4.2: Rental Housing Mediation Program. Conduct education and outreach to tenants regarding applicable state and local laws that ensure their right to decent, safe, and sanitary housing, and the Rental Housing Mediation Program.
Policy 4.3: Housing for Residents. Promote occupancy of existing housing for residents through ordinances, zoning changes, and vacancy tax programs that limit practices such as short-term rentals, conversions to hotels, and prolonged vacancies.
Policy 4.4: Extend Affordability Covenants. Encourage and promote the use of public and private funding to extend affordability covenants on units at risk of conversion to market-rate, and to provide rent security for residents.
Policy 4.5: Affirmatively Further Fair Housing. Promote equal housing opportunities for all persons, increase access to opportunity and mobility to moderate and high resource areas, and facilitate housing that meets disproportionate housing needs.
PROGRAMS
HE‐17: SUPPORT RENTAL HOUSING MEDIATION PROGRAM
On an ongoing basis, the City will ensure the City’s Rental Housing Mediation Program continues to meet the needs of tenants requiring assistance, including providing online and printed bilingual resources explaining landlord/tenants’ rights and responsibilities, mediation procedures, and conducting outreach and education to clients.
Funding Source: General Fund (staff)
Responsibility: Housing and Human Services Division
Time Frame: Ongoing
Corresponding Goal/Policy: Goal 4; Policies 4.1 and 4.2 HE‐18: RIGHT OF FIRST REFUSAL PURCHASE PROGRAM
State laws require owners of specified, government-assisted developments to provide "notices of intent" to terminate affordability provisions to all affected households and public agencies (unless exempted by state law), and provide an exclusive "notice of opportunity to submit an offer to purchase" to each identified qualified entity, defined by state law as:
The tenant association of the development.
Local nonprofit organizations and public agencies.
Regional or national nonprofit organizations and regional or national public agencies. 2023-2031 Housing Element
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Profit-motivated housing organizations or individuals.
To further limit tenant displacement and promote preservation of affordable rental housing, some jurisdictions have adopted first right/opportunity to purchase programs that gives tenants or qualified nonprofit organizations the right of first offer, and/or the right of first refusal to purchase multi-unit residential buildings not included in the government-assisted programs described above. The City will conduct a study to evaluate a similar program including what kinds of affordable properties are covered; what event triggers application; the nature of the purchase opportunity provided; and which entities can take advantage of the purchase opportunity. The program will be implemented per the results of the study.
Funding Source: General Fund (staff)
Responsibility: City Attorney’s Office
Time Frame: Start Date Q2 2028. End Date Q2 2030.
Corresponding Goal/Policy: Goal 4; Policy 4.4
HE‐19: SHORT‐TERM RENTAL FRAMEWORK AND ORDINANCE
Recent trends of increasing numbers of illegal short-term rentals (30 days or less) in the City has led to concerns that these uses are displacing existing long-term housing. In a September 2022 report to City Council on a potential future short-term rental permitting program, it was estimated that there are 1,560 listings of vacation rentals on web based rental platforms, a 27 percent increase from the previous year.
Of those, only 19 have been permitted.
Legal short-term rentals are currently allowed only in zones where hotel uses are allowed, in compliance with certain requirements and procedures. Short-term rentals are considered a nonresidential use and applicants go through a Change of Use permit process. Projects of two or more units require a conversion permit to a hotel.
The City operates an enforcement program on a complaint-driven basis and launched a one-year pilot program in August 2023 with the objective of gathering accurate data and increasing enforcement of unpermitted, illegal short-term rentals. Enforcement is a staff-intensive and time-consuming process which takes on average four to nine months to resolve by code compliance staff. Enforcement in the Coastal Zone is complicated by a recent court case that only allows the City to enforce on nuisancebased complaints, until a new short-term rental program is certified by the California Coastal Commission.
Based on direction from City Council, the City will continue to develop a framework for a future shortterm rental permit program. The program will determine which residential units would be eligible for short-term rental, including evaluating how to preserve existing long-term rental housing by considering a requirement that the unit is occupied by the owner as their primary residence (all rental units would be ineligible), the unit is not deed-restricted affordable housing, and the unit is not a type of housing that prohibits short-term rental (e.g., accessory dwelling units). Once adopted, enforcement of illegal shortterm rentals would be improved by contracting with a web monitoring firm that would identify illegal listings, requiring that hosting platforms delist illegal rentals, and establishing higher fines and penalties to discourage noncompliance. Once the framework is approved, the City shall prepare Zoning Ordinance amendments for adoption to implement the program. 2023-2031 Housing Element
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Funding Source: General Fund (staff)
Responsibility: Community Development Department
Time Frame: Start Date Q3 2023. End Date Q4 2025.
Corresponding Goal/Policy: Goal 4; Policy 4.3
HE‐20: EVALUATE HOTEL ZONES
The City’s Zoning Ordinance allows both hotel and multi-unit residential and mixed uses in approximately 9.3 percent of the City. These areas are also permitted for legal short-term rentals as discussed above. In recent years several projects that were initially proposed for multi-unit housing changed into applications for a hotel. Furthermore, a number of adaptive reuse projects have been converting commercial space to hotel use rather than residential. This had led to concern that the City’s available parcels for new infill development are not being prioritized for multi-unit housing over hotel use.
Similar to this trend, there is a concern that fractional ownership properties could proliferate and replace long term housing in residential areas. This type of ownership model is facilitated by professional companies that manage the sale, temporary use, and other aspects for non-primary owners. To date, one such property has been advertised in the City of Santa Barbara. Some cities and counties in California and elsewhere are adopting ordinances to prohibit fractional ownership or issuing Cease and Desist Orders against the companies purchasing homes for this use.
To respond to these trends, the City will complete the following:
Monitor Trends: Continue to track the proliferation of hotels and fractional ownership projects.
Review Hotel Zones: Review zone districts that allow both hotel and residential use. Based on the review, the City shall prepare Zoning Ordinance amendments for adoption to consider a conditional use permit for some hotels, rezoning some areas of the City that allow both uses to reduce the conversion of residential uses to hotel uses, or other means to affirm a priority of residential development over hotel development in appropriate areas. Study Fractional Ownership: Study how other jurisdictions are responding to fractional ownership trends. Based on the study, the City shall prepare Zoning Ordinance amendments for adoption if warranted to protect long term housing stock.
Funding Source: General Fund (staff)
Responsibility: Community Development Department
Time Frame: Start Date Q2 2024. End Date Q4 2025.
Corresponding Goal/Policy: Goal 4; Policy 4.3
HE‐21: RESIDENTIAL UNITS CONVERSION ORDINANCE
The City’s Conversion of Residential Units to Condominiums, Hotels, or Similar Uses Ordinance establishes criteria for conversions and reduces the impact of such conversions on residents who may be required to relocate. Since 2019, units approved, permitted, or constructed under the AUD program 2023-2031 Housing Element
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are not allowed to convert to a hotel or other similar uses. For non-AUD projects, if any units in a conversion project have been “affordable rental units” (as defined by the City’s Affordable Housing Policies & Procedures) for at least 24 of the previous 48 months preceding the application, the conversion may only be approved if the same number and type of units in the project after conversion are subject to a recorded affordability covenant. The City will monitor trends and evaluate the Conversion of Residential Units to Condominiums, Hotels, or Similar Uses Ordinance to determine if amendments are needed to strengthen this provision and ensure no net loss of affordable units. The City shall prepare Zoning Ordinance amendments for adoption per the results of the evaluation.
Funding Source: General Fund (staff)
Responsibility: Planning Division
Time Frame: Start Date Q2 2024. End Date Q4 2025.
Corresponding Goal/Policy: Goal 4; Policy 4.3
HE‐22: AFFIRMATIVELY FURTHER FAIR HOUSING PROGRAM AND OPPORTUNITIES Based on the City’s Analysis of Impediments to Fair Housing (2020) and Fair Housing assessment (Appendix B), existing Fair Housing programs will be continued and enhanced, and new actions initiated to affirmatively further fair housing. These are described in detail in Table 52 below. This program includes initiatives to expand housing opportunities for lower-income households, persons with special needs, and other protected classes, including the following:
Fair Housing Program: The Fair Housing Enforcement Program is a component of the City’s Community Development Department. The Program was established to assist people who believe that they have experienced discrimination with rental housing, with an emphasis on discrimination against families with children. The City’s Fair Housing Enforcement Officer investigates Complaints of Discrimination in rental housing, provides information/education to tenants and landlords, and refers cases as necessary to the State Department of Fair Employment and Housing or to the City Attorney for civil action. Over past five years, the City referred the one-two complaints received annually to the Rental Housing Mediation Program (RHMP). RHMP staff made the initial contact and each case was successfully settled. The goal for this program is to continue to successfully resolve fair housing complaints with the RHMP as much as possible.
The City’s Fair Housing website includes an online complaint form and a copy of the Housing Discrimination Ordinance and the City has printed and disseminates a Fair Housing brochure in English and Spanish. The City will continue ongoing efforts to promote fair housing services and education through announcements on City News in Brief and participating in the Housing Authority’s annual Housing Santa Barbara Day. Throughout the planning period, the City will conduct outreach and regular audits to evaluate fair housing compliance and identify discrimination.
Increase Access to Housing Opportunity and Mobility: Housing mobility strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access in areas of high opportunity, outside of areas of concentrated poverty. The analysis noted a concentration of lowerincome residents and racial/ethnic minorities in the Downtown, Westside, and Eastside neighborhoods and lower access to economically strong neighborhoods. In Santa Barbara, the lowest economic opportunity score is found in the Westside, which has a RHNA capacity of 31 new units (not counting 2023-2031 Housing Element
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pending projects). The majority of sites suitable for future housing development (92 percent or nearly 8,000 units) are prioritized along transit corridors and with easy access to employment opportunities and services in areas designated in the California Tax Credit Allocation Committee composite score as Moderate, High, or Highest Resource areas (Figure B-29). .
Disproportionate Housing Needs. The analysis noted disproportionate housing needs for racial/ethnic minorities, large family households, and people with disabilities. The census tracts with the highest concentration of racial/ethnic minorities include the neighborhoods of Westside, Lower West, Milpas, Eastside, and Oak Park. As noted above, increasing deed-restricted affordable housing opportunities will continue to be an important focus in these areas. Large households comprise only about eight percent of all households in the City, but lack of supply of three+ bedroom units results in large families living in overcrowded conditions. The City can encourage the development of affordable housing with larger units by supporting and partnering with for-profit and nonprofit affordable housing developers using the nine percent Low-income Housing Tax Credits (LIHTC), which require that at least 25 percent of the units have at least three bedrooms. The City will continue to use federal, state, and local funds to support affordable and special needs housing, including for large families.
The census tracts with the highest concentration of the population with a disability (17 percent) include the mainly single-unit and relatively high median income neighborhoods of West Mesa, Campanil, Hidden Valley, and Bel Air. These neighborhoods are further from transit, retail, commercial services, and employment centers than other areas of the City and there are no inventory sites identified in these neighborhoods. The census tracts with the next highest percent of the population with a disability (16 percent) include the neighborhoods of Lower State, Lower East, Laguna, Downtown, Upper East, Oak Park, East Beach (collectively with 77 percent low- and moderate-income population), and Hope (45 percent low- and moderate-income population). As people with disabilities often have limited incomes, deed-restricted affordable housing can help meet the disproportionate housing need and the RHNA housing capacity for deed-restricted lower- and moderate-income units in these neighborhoods is approximately 2,318 units.
Regulatory Review Zoning and Land Use: The analysis noted that barriers to affordable housing development contribute to market realities that limit housing choice and exacerbate vulnerability of residents that may experience housing discrimination. The Government Constraints section identified zoning and land use changes to reduce constraints and comply with state law. Housing Element Programs HE-3, HE-6, HE-8 and others will implement zoning changes to provide more housing choice and reduce the vulnerability of residents to housing discrimination.
Funding Source: General Fund (staff)
Responsibility: Community Development Department, Housing and Human Services Division Time Frame: Ongoing and as noted in Table 52
Corresponding Goal/Policy: Goal 4; Policies 4.1, 4.2, and 4.5 2023-2031 Housing Element
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Table 52: Fair Housing Programs Summary
PROGRAM SPECIFIC
COMMITMENT
TIMELINE GEOGRAPHIC
TARGETING
EIGHT‐YEAR
METRIC
Fair Housing Enforcement and Outreach
HE-17: Support
Rental Housing
Mediation Program
Ensure the City’s Rental
Housing Mediation
Program continues to
meet the needs of
tenants.
Ongoing Citywide Support 858 program
participants annually
and mediate 32 rental
housing disputes out of
court.
HE-22:
Affirmatively
Further Fair
Housing Program
and Opportunities
Continue and enhance
existing Fair Housing
programs and initiate
new actions to
affirmatively further fair
housing.
Ongoing Citywide, with
emphasis in
higher resource
and higher
median income
areas
Refer one to two fair
housing complaints to
Rental Housing
Mediation Program
annually. Promote fair
housing services and
education annually
through City News in
Brief and Housing Santa
Barbara Day.
HE-27: Housing
Resources for the
Public
Provide information,
resources, and referrals,
educate the public on fair
housing rights and
responsibilities, and work
with landlords and real
estate agents to increase
knowledge of fair housing
and reasonable
accommodation
requirements.
Ongoing Citywide Promote Fair Housing
month annually, provide
and periodically update
fair housing information
on the City's website.
HE-28: Housing
Supply and
Affordability
Education
Campaign
Develop an awareness
campaign to bolster
community support for
housing programs and
new housing
construction, including
affordable housing.
Ongoing Citywide Participate annually in
Housing Santa Barbara
Day. Provide and
periodically update
information about new
housing construction on
the City's website.
Prepare and present
annual Housing Element
Progress Reports to City
Council.
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New Housing Opportunities in High Resource Areas
PROGRAM SPECIFIC
COMMITMENT
TIMELINE GEOGRAPHIC
TARGETING
EIGHT YEAR
METRIC
HE-1: Facilitate
Conversion of
Nonresidential
Buildings to Housing
Adopt an adaptive
reuse ordinance.
Prepare outreach
materials, and online
forms and applications
2024-2025 Citywide and
higher resource
areas
Issue permits for 10
projects during the
planning period in high
and moderate resource
areas.
HE-6: Facilitate
Production of
Accessory Dwelling
Units (ADUs)
Facilitate further
production of ADUs
2023-2026 Citywide - most
ADUs are
permitted in the
higher resource
single-unit zone
areas.
Issue Certificates of
Occupancy for 629
ADUs during the
planning period, of
which 370 will be
targeted for lower- and
moderate-income
households.
HE-10: Multi-Unit
Housing Program
Adopt a permanent
Multi-Unit Housing
Program.
2023-2026 Citywide, with an
emphasis of units
in high and
moderate
resource areas.
Issue building permits
for the development of
3,083 units during the
planning period.
HE-30: Affordable
Student, Staff, and
Faculty Housing
Consult and coordinate
with UCSB, SBCC, and
City of Goleta on
housing options for
students, staff, and
faculty.
Ongoing N/A Facilitate an annual
meeting with UCSB,
SBCC, and City of
Goleta.
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Housing Mobility
PROGRAM SPECIFIC
COMMITMENT
TIMELINE GEOGRAPHIC
TARGETING
EIGHT YEAR METRIC
HE-3: Amend the
Zoning Ordinance for
Special Needs
Housing
Amend the Zoning
Ordinance to
accommodate
Residential
Facilities/Group
Homes, Low Barrier
Navigation Centers,
Employee and
Farmworker Housing,
and Emergency
Shelters
2025-2026 Citywide Issue building permits for
one Community Care
facility, one Residential
Care Facility for the
Elderly/Hospice, and one
Low Barrier Navigation
Center over the planning
period.
HE-8: Innovative
Housing Types
Facilitate innovative
housing types,
providing more
opportunities for multiunit housing.
2025-2026 Citywide, with
emphasis in
higher resource
and higher
median income
areas
Adopt and implement
Innovative Housing
Types Permitting and
issue 20 building permits
for innovative housing
type units over the
planning period.
HE-12: Prioritize
Affordable Housing
Encourage and
incentivize
development of deedrestricted affordable
housing. Consider local
preference policy and
implement water and
sewer priority policy.
2024-2026 Citywide with an
emphasis on high
and moderate
resource areas.
Issue building permits for
the development of 859
lower income units over
the planning period with a
20% target in higher
resource income areas.
HE-16: Create
Affordable Housing
Funds
Manage and prioritize
use of affordable
housing funds, conduct
outreach to qualified
developers of
affordable housing, and
report on revenue
sources and
quantifiable outcomes.
Funds
established
in 2024,
outreach
ongoing
Citywide, with
emphasis in
higher resource
and higher
median income
areas
Create a permanent
capital funding
programmatic funding
source. Provide
matching funds for at
least one multi-unit
housing project during
the planning period.
Allocate $250,000 into
the "right to counsel" pilot
program.
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Place‐Based Strategies for Neighborhood Improvement
PROGRAM SPECIFIC
COMMITMENT
TIMELINE GEOGRAPHIC
TARGETING
EIGHT YEAR
METRIC
HE-9: Resource
Protection and
Development
Certainty
Amend the Zoning
Ordinance and update
the Master
Environmental
Assessment
procedures to
implement General
Plan resource
protection policies
2023-2025 Citywide Establish objective
standards to protect
creeks, biological, and
cultural resources and
reduce environmental
review processing
timeframes by 10%.
HE-14: City Land
Registry
Evaluate City-owned
land for donation,
lease, or sale to
develop affordable
housing.
2026-2027 Citywide with an
emphasis on high
and moderate
resource areas.
Evaluate all eligible Cityowned parcels and
develop priority list of
approximately 10 Cityowned sites for potential
development of housing.
HE-24: Fund Home
Rehabilitation and
Provide Technical
Assistance
Provide technical
assistance to review
and permit housing
rehabilitation needs.
Ongoing Citywide with
priority in
concentrated
areas of poverty
with
disproportionately
more health,
safety, and
building code
violations.
Rehabilitate 10 rental
units annually.
HE-25: Fund Home
Improvements and
Repairs
Implement pilot
program and support
nonprofits to provide
small home repair and
equipment grants to
income-qualified
households.
2023 to
implement
Pilot
Program,
ongoing
thereafter
Citywide with
funding targeted
to residents at or
below 80 percent
AMI.
Initially allocate $50,000
to the program to
facilitate home
improvement and
repairs for 10 homes
annually.
HE-11: Livable
Neighborhoods
Implement and
prioritize improvements
in the selected Project
Study Areas (PSAs).
Ongoing Oak Park,
Westside, West
Downtown,
Lower West,
West Beach,
Laguna, Lower
East, Milpas and
Eastside
neighborhoods
Ongoing with at least
annual implementation
and a target of 1-2
improvements per year.
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Tenant Protection & Anti‐Displacement
HE‐23: MONITOR AND PRESERVE EXISTING AFFORDABLE HOUSING There are approximately 199 affordable, deed restricted rental and ownership units that are at risk for conversion to market rate in the next 10 years. The City will continue to monitor the status of at-risk projects, ensure that required notice is given to tenants, and advise property owners and tenants in advance of potential conversion dates.
The City will strive to ensure that deed restricted affordable housing will remain affordable for the longest term per City policy. In expenditures from the Affordable Housing Trust Fund and other actions, the City will prioritize preservation of existing affordable units, with the objective of preserving at least 73 affordable rental units owned by nonprofit entities during this 6th Cycle Housing Element. Specific actions that will be conducted on an ongoing basis include:
Continue to maintain an up-to-date inventory of affordable housing subject to recorded affordability agreements and potential expiration dates.
PROGRAM SPECIFIC
COMMITMENT
TIMELINE GEOGRAPHIC
TARGETING
EIGHT YEAR
METRIC
HE-18: Right of First
Refusal Purchase
Program
Study adoption of a
first right/opportunity to
purchase program for
tenants and nonprofit
organizations to
purchase multi-unit
residential buildings.
2028-2030 Citywide Adopt and implement
first right/opportunity to
purchase program.
HE-19: Short-Term
Rental Framework
and Ordinance
Continue enforcement
on illegal short term
rentals and develop a
framework for a future
short-term rental permit
program.
2023-2025 Citywide Preserve 750 units of
long-term rental housing
over the planning period
through enforcement
and adoption and
implementation of a
Short-Term Rental
permit program.
HE-21: Residential
Units Conversion
Ordinance
Ensure no net loss of
affordable units.
2024-2025 Citywide Ensure at least 10
affordable rental units
are preserved over the
planning period.
HE-23: Monitor and
Preserve Existing
Affordable Housing
Ensure deed-restricted
affordable housing
remains affordable for
the longest term per
City policy.
Ongoing Citywide Preserve 73 affordable
rental units owned by
nonprofit entities over
the planning period.
HE-26: Renters
Rights Information
Provide bilingual
renters’ rights
information with their
lease and conduct
outreach to landlords
2027-2028 N/A Provide annual tenant
and landlord outreach.
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Continue to work with property owners and other parties to extend affordability covenants.
Coordinate with the Housing Authority and other nonprofit partners seeking to acquire and rehabilitate affordable rental housing units.
In the event that a property is scheduled for conversion, coordinate with the property owner to ensure that state noticing requirements are followed prior to conversion and that tenant education is available regarding their options.
Funding Source: General Fund (staff)
Responsibility: Housing and Human Services Division
Time Frame: Ongoing
Corresponding Goal/Policy: Goal 4, Policy 4.4
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Goal 5 ‐ Preserve Housing: Maintain and improve the physical condition of existing housing at all affordability levels.
POLICIES
Policy 5.1: Repair and Upgrade Housing. Encourage the maintenance and repair of existing renter- and owner-occupied housing to prevent deterioration and assist property owners that can demonstrate financial need in upgrading substandard units.
PROGRAMS
HE‐24: FUND HOME REHABILITATION AND PROVIDE TECHNICAL ASSISTANCE One of the City’s CDBG and HOME Consolidated Action Plan priorities is support to local housing partners for rehabilitation of affordable multi-family rental housing. The City will continue to offer CDBG and HOME grants and loans to rehabilitate existing multi-unit affordable housing through the Housing Rehabilitation Loan Program. Proactive outreach on this program is conducted annually via application workshops and through the Community Development and Human Services Committee monthly meetings. The majority of entitlement funding is targeted to census tracts with 51 percent or more of the residents who are low-or moderate-income. The program prioritizes rehabilitation in concentrated areas of poverty with disproportionately more health, safety, and building code violations. The objective is rehabilitation of 10 rental units per year.
The City offers express, over-the-counter permits for certain rehabilitation projects including replacement windows and roofs. The City will continue to provide technical assistance via virtual appointments, phone and email and walk-in permit counter assistance for residents, including seniors, veterans, and people with disabilities, to help review and permit their housing rehabilitation needs.
Funding Source: Grants, General Fund (staff)
Responsibility: Planning, Housing and Human Services, and Building and Safety Divisions Time Frame: Ongoing
Corresponding Goal/Policy: Goals 1 and 5; Policies 1.9 and 1.10 HE‐25: FUND HOME IMPROVEMENTS AND REPAIRS
There is an unmet need to fund repairs for income-qualified residents of existing naturally affordable (i.e., older units not subject to affordability covenants) homes. In 2023, City Council established a LowIncome Homeowner Rehabilitation Pilot Program with funding from the Inclusionary Housing Reserve Funds to Habitat for Humanity of Southern Santa Barbara County to operate the program. Habitat Program data indicates that home repair clients are 78 years old on average, 70 percent have a disability, average annual income is below $30,000 annually, and all homeowners served are at or below 80 percent of Area Median Income.
To the extent possible, based upon needs and the continued availability of funds, the City will monitor the success of the pilot program and continue to support Habitat for Humanity or other local nonprofits that provide home repair and equipment grants to income-qualified households, including seniors or persons with disabilities, to improve safety, security, and comfort. On an ongoing basis, the City will work with nonprofit partners to publicize the program and prioritize home repairs in concentrated areas of poverty and areas with disproportionately more health, safety, and building code violations. 2023-2031 Housing Element
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Funding Source: Inclusionary Housing Reserve Fund
Responsibility: Planning and Housing and Human Services Divisions Time Frame: Pilot Program 2023, Outreach Ongoing
Corresponding Goal/Policy: Goals 1, 3, and 5; Policies 1.9, 1.10, 3.3, and 5.1 2023-2031 Housing Element
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Goal 6 ‐ Engage the Community: Educate and support the community on housing issues, affordable housing opportunities, and available resources and programs.
POLICIES
Policy 6.1: Community Outreach. Continue to work with local and regional organizations and partners to engage in community outreach strategies to provide information on fair housing laws and programs, including community workshops and public awareness campaigns.
Policy 6.2: Promote Housing. Develop campaigns that raise awareness about the importance of and need for housing and affordable housing citywide and encourage public participation in the formulation and review of housing programs. Build and maintain relationships with local journalists, media outlets, neighborhood groups, and community organizations to help expand awareness of housing challenges, initiatives, needs, and resources.
PROGRAMS
HE‐26: RENTERS RIGHTS INFORMATION
The City provides landlord and tenant rights information online and, as of 2019, requires landlords to offer residential tenants one-year leases in many circumstances. To further this program, the City will prepare Municipal Code Just Cause and Relocation Assistance Ordinance amendments for adoption to require landlords to provide bilingual renters’ rights information with their lease and conduct annual community outreach to landlords to ensure compliance with this requirement and to renters to ensure they are aware of their rights.
Funding Source: General Fund (staff)
Responsibility: Housing and Human Services Division, City Attorney’s Office Time Frame: Start Date Q4 2027. End Date Q4 2028. Outreach ongoing thereafter Corresponding Goal/Policy: Goals 4 and 6; Policies 4.1, 4.2, and 6.1 HE‐27: HOUSING RESOURCES FOR THE PUBLIC
The City will continue to provide information, resources, and referrals for housing issues and affordable housing availability and will increase its efforts to educate the public on fair housing rights and responsibilities and work with landlords and real estate agents to increase knowledge of fair housing and reasonable accommodation requirements. This action includes but is not limited to promoting Fair Housing month, continuing to provide access to fair housing information/posters, and providing and posting resources available for renters, including how to avoid rental scams and other misinformation.
Funding Source: General Fund (staff)
Responsibility: Planning and Housing and Human Services Divisions Time Frame: Information and Outreach Ongoing, Increase Efforts Start Date Q4 2027. End Date Q4 2028.
Corresponding Goal/Policy: Goals 4 and 6; Policies 4.1, 6.1, and 6.2 2023-2031 Housing Element
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HE‐28: HOUSING SUPPLY AND AFFORDABILITY EDUCATION CAMPAIGN The City will develop, with support from the City of Santa Barbara Housing Authority and other local affordable housing providers, an awareness campaign to bolster community support for housing programs and new housing construction, including affordable housing. This campaign could include social media content about housing needs, challenges, and resources and informational interviews for reporters who work on housing challenges and programs.
Funding Source: General Fund (staff)
Responsibility: Planning and Housing and Human Services Divisions, Housing Authority of the City of Santa Barbara
Time Frame: Awareness Campaign Ongoing
Corresponding Goal/Policy: Goal 6; Policies 6.1 and 6.2 2023-2031 Housing Element
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Goal 7 ‐ Coordinate with Regional Partners: Coordinate with surrounding communities and regional agency partners to address regional housing issues, homelessness, and the jobs/housing balance.
POLICIES
Policy 7.1: Regional Housing. Continue to work with neighboring jurisdictions, nonprofit organizations, and the private sector to address regional housing issues, homelessness, and the jobs/housing imbalance.
Policy 7.2: Student, Faculty, and Staff Housing. Encourage the University of California Santa Barbara (UCSB) and other institutions of higher education to develop additional on-campus student, staff, and faculty housing to meet the needs of their students and employees. Partner with UCSB, Santa Barbara City College (SBCC), and other educational institutions to expand near-campus student housing, to relieve the strain on supply for the general city population/housing.
Policy 7.3 Santa Barbara City College (SBCC) Housing Issues. Work with SBCC, local organizations, and interested parties to address housing needs for students, faculty, and staff.
Policy 7.4: Employer-Sponsored Housing. Partner with regional agencies and local employers to facilitate employer-sponsored housing.
PROGRAMS
HE‐29: JOINT LEGISLATIVE PLATFORM
The City will continue ongoing work with other jurisdictions to advocate for State legislation that would provide ongoing funds for nonprofit developers to build affordable housing and related infrastructure improvements, and other programs to address South Coast housing and associated community support needs.
Funding Source: General Fund (staff)
Responsibility: Community Development Department/ City Administrator’s Office Time Frame: Ongoing
Corresponding Goal/Policy: Goal 7; Policies 7.1 and 7.4 HE‐30: AFFORDABLE STUDENT, STAFF, AND FACULTY HOUSING
The City will regularly consult and coordinate with UCSB, SBCC, and City of Goleta on an ongoing basis to discuss ideas on housing options for students, staff, and faculty. The City will work the City of Goleta and the County to advocate for State legislation that would: 1) provide funding to help UCSB and SBCC provide adequate on- and off-campus housing, and 2) allow greater flexibility for State universities and community colleges to enter into public/private partnerships to construct student housing.
Funding Source: General Fund (staff)
Responsibility: Community Development Department
Time Frame: Ongoing
Corresponding Goal/Policy: Goal 7; Policies 7.2 and 7.3 2023-2031 Housing Element
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Goal 8 ‐ Fund Affordable Housing: Develop a permanent source of local funding to produce deed‐restricted affordable housing.
POLICIES
Policy 8.1: Affordable Housing Funding. Identify new funding sources and strategies to support affordable housing.
PROGRAMS
HE‐31: SECURE PERMANENT AFFORDABLE HOUSING FUNDING
Starting in 2023, the City will study and propose measures to secure permanent source(s) of funding for affordable housing and renter protections. The options the City will explore for generating affordable housing funds locally, include, but are not limited to, the following:
Progressive real estate documentary transfer tax
Vacancy/empty land tax
Out-of-state transaction tax
Transient occupancy tax
Speculation/flipping tax
Housing Bond
Commercial linkage fee (housing impact mitigation) for affordable housing (requires a nexus and feasibility study)
Enhanced Infrastructure Financing District
Following the results of the study and if warranted, the City will proceed with the voter-approval process by the November 2024 general election, if possible, or no later than the 2026 general election date for any new tax or bond initiatives.
Dependent on funding, the City will conduct a nexus and feasibility study for a potential housing impact mitigation fee linked to nonresidential development to be collected for the Local Housing Trust Fund.
The fee will be implemented by 2027 if warranted by the results of the study.
Funding Source: General Fund (staff), To be Determined (Nexus Study) Responsibility: City Administrator’s Office, Finance Department, Community Development Department
Time Frame: Options Study Start Date Q2 2023. End Date Q4 2024, Voter Approval Process 2024/2026 General Election. , Nexus Study for Commercial Linkage Fee Start Date Q4 2025 (or sooner if feasible to combine with study for HE-12 and HE-13). End Date Q4 2027.
Corresponding Goal/Policy: Goal 8; Policy 8.1
2023-2031 Housing Element
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HE‐32: SUPPORT AFFORDABLE HOUSING FUNDING LEGISLATION
The City will continue to provide ongoing support for State and Federal legislation and voter initiatives that create funding programs or new sources of funds for affordable housing (i.e., bond initiatives, tax increment financing, support removal of barriers for affordable housing (e.g., repeal California Constitution Article 34), state surplus funding, new state affordable housing bonds, increasing Housing Trust Fund funding, etc.).
Funding Source: General Fund (staff)
Responsibility: City Administrator’s Office, Community Development Department Time Frame: Ongoing
Corresponding Goal/Policy: Goal 8; Policy 8.1
2023-2031 Housing Element
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6. APPENDICES
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Appendix A: Review of 2015 Housing Element
Context and Purpose
State Government Code Section 65588 requires that the previous Housing Element be evaluated to assess the progress made in achieving the jurisdiction’s housing goals and objectives. This step is important in assessing the appropriateness and effectiveness of the City’s existing goals, policies, and implementation actions, and documenting results that were achieved during the planning period of 2015 to 2023, hereby referred to as the 2015 Housing Element. State law specifically calls for a three-step process:
A review of the actual results of the previous element’s goals, objectives, policies, and programs. The results should be quantified where possible. Progress in Implementation. An analysis of the significant difference between what was projected or planned in the previous element and what was achieved. Appropriateness of goals, objectives and policies. A description of how the goals, objectives, policies and programs of the updated element incorporate what has been learned from the results of the previous element.
This analysis of the 2015 Housing Element informed and directed the goals, policies, and programs in the 2023 Housing Element.
The 2015 Housing Element contained 5 goals, 26 policies, and 117 implementation actions intended to address the City’s housing needs. The majority of the actions were a continuation of the City’s commitment to producing affordable housing. During the 2015 Housing Element planning period, the majority of new multi-unit housing was developed in commercial and multi-unit zones in and around the Downtown area and the majority of new single unit housing was comprised of accessory dwelling units throughout the City.
EVALUATION
This section evaluates the effectiveness of the 2015 Housing Element’s policies and programs. This step is important in determining the appropriateness of existing goals, policies, and actions. This evaluation, coupled with the updated housing needs analysis, informed and directed adjustments to the policies and programs for the 2023 Housing Element.
The evaluation discussion is organized around the five goals of the 2015 Housing Element. Evaluation details are provided in the attached Table A-1, quantified whenever possible. The following narrative describes the effectiveness by housing element goal area, including specific program highlights.
GOAL 1: HOUSING OPPORTUNITIES
The 2015 Housing Element established 9 policies and 33 implementation actions aimed at promoting housing opportunities for all persons, including seniors, homeless, special needs households, and low income households. For the most part, the actions associated with this goal were implemented, although most are ongoing to acknowledge the City’s commitment to ensuring housing opportunities for City of Santa Barbara | General Plan Page | A-2
all segments of the community. Highlights of achievements during the 5th cycle planning period are presented below.
Funding Resources
At least 12 implementation actions relate to funding for housing support programs and projects. The City’s Community Development Block Grant (CDBG) and Human Services programs provided grants to local agencies for a wide range of housing, human and community service programs, and capital improvement projects. From 2015 to 2022, approximately $11 million in grants were distributed to support thousands of people through nonprofit community organizations and city programs. These programs strive to meet the needs of children, families, seniors and disabled persons, homeless, victims of domestic violence and others seeking assistance.
Affordable Housing Opportunities
New housing development policies and programs include 45 implementation actions. From January 2015 through December 2022, 232 new deed-restricted and four non deed-restricted affordable housing units were constructed. An additional 152 affordable housing opportunities were provided through acquisition of existing housing units and preservation by the City of Santa Barbara Housing Authority, sometimes supported with City funds.
Table A-1 details the progress made toward meeting the housing needs of the very low (0 – 50% Area Median Income [AMI]), low (50 – 80% AMI), and moderate-income (80 – 120% AMI) households. “Acquisition/Preservation” means the property was already an affordable housing property and it was acquired by the Housing Authority to maintain its affordability. This was to prevent loss from covenants about to expire. “Acquisition” refers to properties that were market-rate (although on some of the properties the landlord may have had some Section 8 households) but would otherwise have gone to market-rate at sale if the Housing Authority had not facilitated a purchase with the owner. These units are not deed-restricted by the City but income-restricted by the Housing Authority as an affordable housing provider. An exception to this is 536 W. Pedregosa which was purchased with a grant from the County of Santa Barbara and is deed-restricted with the County not the City. The City was successful in permitting new senior housing during this planning period, securing 243 rental units for very low and low-income seniors.
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TABLE A‐1: PROGRESS TOWARDS MEETING RHNA
Year Project Type (New,
Acquisition, Rehab,
Preservation)
Units by Income Level
2015 100 N. La Cumbre Acquisition 19 Up to 120% AMI
2016 Eleanor Apartments
518 E. Canon Perdido
Acquisition/Preservation 4 @ 45% AMI
3 @ 40% AMI
1 @ 50% AMI
(8 units)
2017 1616-1618 Castillo Acquisition 9 Up to 120% AMI
2018 2120-2124 Oak Park Lane Acquisition 9 Up to 120% AMI 2018 Jardin de las Rosas
510 N. Salsipuedes
New 3 Very Low
36 Low
(39 units)
2018 Garden Court (Seniors)
1116 De La Vina
Acquisition/Preservation 30 @ 30% AMI
30 @ 35% AMI
37 @ 40% AMI
(97 units)
2018 Grace Village (Seniors)
3869 State Street
New 6 @ 30% AMI
12 @ 40% AMI
26 @ 50% AMI
13 @ 60% AMI
(57 units)
2019 421 N. Alisos Acquisition 4 Up to 80% AMI
2020 Johnson Court (Veterans)
813 E. Carrillo
New 2@ 30% AMI
6 @ 40% AMI
2 @ 50% AMI
6 @ 60% AMI
(16 units)
2020 Gardens on Hope (Seniors)
251 S. Hope
New 9@ 30% AMI
32 @ 40% AMI
48 @ 60% AMI
(89 units)
2020 2 W. Mission New (Conversion) 2 @ 50% AMI
2021 536 W. Pedregosa Acquisition 3 Up to 80% AMI
2021 309 S. Voluntario New (ADU) 1 Up to 120% AMI
2022 2120-2124 Oak Park New (ADU)/Rehab 2 Up to 120% AMI 2022 Vera Cruz Village
116 E. Cota
New
(Under Construction)
12 @ 30% AMI
12 @45% AMI
2 @ 50% AMI
2 @ 60% AMI
(28 units)
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HOUSING OPPORTUNITIES FOR PEOPLE EXPERIENCING HOMELESSNESS The Housing Element includes approximately 11 implementation actions related to services and transitional housing for people experiencing homelessness and to prevent homelessness. The number of persons experiencing homelessness in the City has averaged around 951 since 2011. Most recently, the Santa Barbara County 2020 Point-in-Time identified 914 homeless individuals living in the City of Santa Barbara. The primary programs the City supports include the following:
Path Santa Barbara
PATH Santa Barbara operates interim housing for adults experiencing homelessness. This facility provides access to 100 beds, personal hygiene resources, three meals per day, and supportive services to help clients stabilize and move to permanent housing. From December to March, PATH is permitted to expand up to 100 additional beds when there is a chance of rain or temperatures are expected to drop below 40 degrees and, in recent years, activation of the expanded shelter is considered by request on days of extreme heat and hazardous air quality. The City grants PATH approximately $202,100 annually to support operations.
Santa Barbara Alliance for Community Transformation (SB ACT) Since 2019, the City has contracted with the Santa Barbara Alliance for Community Transformation (SB ACT) to develop a Santa Barbara Homelessness Collaborative. SB ACT convenes working groups to advance ACT on Homelessness 2023 Strategic Plan Goals and facilitates weekly Regional Action Plans meetings to generate dialogue and action amongst residents, business owners, and service providers. In 2021, the program was expanded to two Neighborhood Navigation Centers (a partnership between nonprofits, government agencies, faith communities, and community advocates to provide a neighborhood-based “one-stop shop” for homelessness resources and services) with a third planned for 2022. In response to a growing number of fire-prone encampments, in 2021 SB ACT and other partners formed an Encampment Response Regional Action Plan to address encampments and transition individuals into bridge housing in a 120-day pilot program. In October 2021, the City approved an appropriation of $1.2 million in Measure C district sales tax funds to temporarily fund bridge housing services for an additional 90 days.
SB Connect Home
Santa Barbara Connect Home is a partnership with the City of Santa Barbara and other agencies, funded by a $2 million grant from the California Homeless Emergency Aid Program (HEAP) from 2019 until June 2021, and has continued on a modified scale with funding through other State and Federal resources. This program focuses on the needs of the most vulnerable individuals experiencing homelessness and the highest utilizers of crisis services. The team works to connect the client to housing, accessing sources of income, public benefits, and medical and behavioral health services. In the initial two years, the project served 265 clients and resulted in 98 individuals permanently housed.
Project Roomkey And Project Homekey
In 2020, the State proposed Project Roomkey and Project Homekey to help communities manage homeless populations in an urgent response to the COVID-19 pandemic. Project Roomkey was aimed at temporary housing in participating hotels and motels for people experiencing homelessness and at risk of contracting COVID-19. Project Roomkey funds were used for temporary housing at several sites in the City and at the project’s peak there were 70 people participating. Project Roomkey funding ended City of Santa Barbara | General Plan Page | A-5
in September 2021 (In October 2021, the City committed Measure C sales tax funds to extend the program another 90-days, see SB ACT above). Project Homekey provided one-time state grants and was intended to be the next step by converting hotels and other similar buildings into permanent housing but, as of June 2022, no sites have been identified in the City for this use.
Safe Parking
The City contracts with New Beginnings Counseling Center to provide safe overnight parking for individuals and families living in their vehicle, including a smaller number of daytime parking spaces. In total, the program provides 113 night and day parking spaces in City-owned lots, churches, nonprofits, and businesses.
HOUSING OPPORTUNITIES FOR THE DISABLED
The policies direct the City to ensure availability of housing opportunities for the disabled population and create programs to aid the disabled population to secure accessible housing. Many of the implementation actions related to development and access for the disabled are now standard practice as a result of the Americans with Disabilities Act (ADA) of 1990 and revised ADA regulations.
GOAL 2: NEW HOUSING DEVELOPMENT
The 2015 Housing Element established a program of 9 policies and 45 implementation actions to promote new housing development. Special emphasis was given to multi-unit housing in and around the Downtown employment center and incentives for mixed-use development. The following highlights the City’s accomplishments in this goal area.
In 2019 the Average Unit-Size Density Incentive (AUD) Program was amended to include an Inclusionary Housing requirement for projects with ten or more units to provide at least 10% of the units as affordable to households at the Moderate Income level (80% to 120% of Area Median Income), and projects with five to nine units to either build a unit affordable to households at the Moderate Income level or pay a $25 per square foot in-lieu fee. In 2018 and in 2021, the City amended the Zoning Ordinance for accessory dwelling units (ADUs) to comply with new state laws. As of May 17, 2022, 359 ADUs have been constructed, and another 224 have received building permit approval. To facilitate infill mixed-use and multi-unit housing projects, Infill Design Guidelines were completed in 2017 and are included in the Architectural Board of Review and Historic Landmarks Commission Guidelines.
The Zoning Ordinance was amended in 2017 to adopt more flexible development standards for housing in nonresidential zones.
In 2020, the Zoning Ordinance was again amended to establish a parking maximum of one space per AUD Program unit with no minimum parking requirement in the Central Business District and allow parking to be “unbundled” (i.e., rented separately) from the housing unit. In 2021 a conceptual Adaptive Reuse ordinance was vetted through Planning Commission that would further amend open space requirements in commercial zones for reuse of existing buildings.
Between 2015 and 2021, a total of 1,682 new units received building permits.
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GOAL 3: CONSERVATION AND IMPROVEMENT OF EXISTING HOUSING STOCK The 2015 Housing Element established a program of 3 policies and 14 implementation actions to conserve and improve existing housing stock, existing neighborhoods, and community diversity and character. The following highlights achievements during the 5th Cycle.
HOUSING REHABILITATION
The City’s Housing Rehabilitation Loan Program (HRLP) has four main objectives: 1) to maintain and upgrade Santa Barbara’s housing by correcting hazards to health and safety; 2) to enhance older neighborhoods by upgrading properties, thereby encouraging others to make improvements; 3) to provide improvements that help conserve resources and reduce operating and maintenance costs; and 4) to improve the quality of life of low and moderate-income residents by providing a healthful and pleasant living environment.
Prior to 2011, most HRLP loans were made to low-income homeowners in Santa Barbara. Due to the decline in CDBG entitlement funding and low demand for this program, the City gradually phased out this program for low income homeowners.
The HRLP, using program income generated from repayment of previous loans, continued to provide rehabilitation loans or grants to apartment owners who agree to keep the rents affordable to low-income tenants. Many of these owners are nonprofit developers who have acquired the property for the purpose of doing major rehabilitation and long-term management.
PRESERVATION OF HOUSING STOCK
The concern over the loss of older, naturally affordable housing to redevelopment has remained a critical issue. The City preserves residential properties with historic value through surveys and formal designations, and a focused review of building permit applications involving structures over 50 years old. In addition, preservation (or replacement in kind) of older housing stock that is not of historic value is encouraged.
During the 5th Cycle, the following objective was achieved:
Extended affordability covenants to continue the affordability of 377 units to a period ranging from 30 to 99 years. New covenants for owner-occupied affordable units totaled 43. In 2021, the City’s Historic Resources Ordinance was updated to clarify and streamline the process to designate historic resources, which can help minimize demolition of existing housing units. Historic Resource Design Guidelines were also adopted, which provide homeowners with recommended methods to maintain or expand historic buildings, prolonging their useful life.
GOAL 4: REGIONAL COOPERATION AND JOBS/HOUSING BALANCE
The 2015 Housing Element includes 3 policies and 20 implementation actions to work on regional housing issues. The following presents highlights in regional cooperation.
The City actively participates in and organizes quarterly meetings of the Joint City/County Affordable Housing Task Force.
City is a member City of Santa Barbara County Association of Governments and actively participates in transportation and housing needs planning efforts.
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The City works with community groups to support regional workforce housing including the Joint City/County Affordable Housing Task Force, Coastal Housing Partnership, Santa Barbara League of Women Voters, and the Housing Trust Fund.
Consistent with state law, the City shifted away from analyzing potential environmental impacts of traffic based on Level of Service to Vehicle Miles Traveled, which facilitates housing development near job centers.
GOAL 5: PUBLIC EDUCATION
This goal recognizes the important role the public plays in building and maintaining community support for affordable housing. The 2015 Housing Element included 5 implementation actions to expand public education regarding affordable housing. The City continues to publicize housing achievements via the Affordable Housing website and the AUD Program website, as well as through participation in community forums and events such as the Housing Authority's annual Housing Day.
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Housing Element Evaluation of Goals, Policies, and Implementation Actions 2015 – 2023Results of the 2015 – 2023 Housing Element are evaluated in this section to determine the effectiveness of the policies and implementation actions and determine if the previous goals, policies, and actions should be continued, modified, or deleted. Up to 41 of the 117 implementation actions direct the City to continue programs that the City already executes – those actions will be continued but most do not need to be called out as new programs in the 2023 – 2031 Housing Element. The City’s housing goals, policies, and actions are guided by the City’s overall housing vision from the 2011 General Plan:
Allowing as much housing as possible within resource limits to provide an array of lifestyle options for a demographically and economically diverse resident population.
TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
GOAL Housing Opportunities: Ensure a full range of housing opportunities for all persons regardless of race, religion, sex, age, marital status, sexual orientation, ancestry, national origin, color or economic status, with special emphasis on providing housing opportunities for low income, moderate, middle income and special needs households.
Policy H1. Social and Economic Diversity. Promote new housing programs that retain and support social, economic and ethnic diversity. Policy H2. Housing Opportunities. Promote equal housing opportunities for all segments of the community, with special emphasis given to extremely low, very low, low, moderate, middle income and special needs households.
Implementation Actions H2.1 Special Needs Population. Continue to fund a wide range of housing, human and community service programs and capital projects that strive to meet the needs of children, families, seniors, disabled persons, homeless, victims of domestic violence, and others.
The City distributes funds from HUD’s CDBG Program and HOME Investment Partnership Program. HOME funds provide tenantbased rental assistance and support housing development for special needs groups. CDBG and City General Fund dollars go to programs that help meet basic human needs and reduce the community impact of homelessness.
Continue The City has been successful at distributing CDBG, HOME, and general funds in support of social services and City of Santa Barbara | General Plan Page | A-9
TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
housing opportunities and the City will continue to distribute these funds.
H2.2 Rental Housing Mediation. Continue to fund, staff and support the Rental Housing Mediation Task Force, and publicize Rental Housing Mediation Task Force services and information on tenant and landlord rights including evictions, terminations, and fair housing issues.
In the 5th cycle, total funding (grants and/or General Fund) for the Rental Housing Mediation Program (RHMP) was approximately $1.67 million, an average of approximately $238,000 annually. The RHMP staff assisted 8,315 individuals in the cities of Santa Barbara, Goleta, and Carpinteria (an average 1,188 persons per year).
Continue The City will continue to support RHMP.
H2.3 Promote Public Awareness. Continue using CDBG funds to promote equal opportunity provisions and remedies under state and federal law.
The City’s Housing and Human Services (HHS) webpage includes FAQs and housing-related policies and documents. Housing staff responds to requests for information regarding affordable housing topics, including the need for affordable housing, the City's efforts to address the issue, and opportunities to participate.
Continue Seek input from HHS staff on additional public education opportunities.
H2.4 Enforcement Against Discrimination. If budget allows, develop adequate staffing and funding to pursue and assist the State Department of Fair Employment and Housing staff in pursuing enforcement actions against discrimination in housing under Civil Code Section 52 (c) with emphasis on discrimination against families with children in rental housing.
As an entitlement jurisdiction for CDBG and HOME funds, the City is required to affirmatively further fair housing. Approximately $12,000 of funding for administration of the CDBG program is annually programmed for Fair Housing activities. On a case by case basis, allegations of housing discrimination are investigated. If necessary, enforcement actions are taken or referred to appropriate agencies for enforcement action.
Continue
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
Policy H3. Homelessness Prevention. Support programs and efforts designed to prevent homelessness. Implementation Actions H3.1 Continuum of Care Program. Continue to implement the Consolidated Action Plan’s Continuum of Care program in conjunction with adjacent jurisdictions and community-based organizations.
Santa Barbara County is the lead agency for Continuum of Care. City staff participate on the Board. Up to $2 million annually (grants and/or general fund) supports the work of local providers of service to the homeless population. Other funds are distributed to local service providers as available such as the state's Homeless Emergency Aid Program (HEAP) 2020, applied to Restorative Policing for street outreach services.
Continue This is a regional action.
H3.2 Prevention Programs. Seek funding for homeless prevention programs, such as a program to provide short-term financial assistance to households threatened by eviction due to an inability to pay rent.
In the 5th cycle, total funding (grants and/or general fund) was approximately $291,000, an average of approximately $41,639 annually.
Continue
H3.3 Supportive Housing. Support the conversion of existing hotels and motels to sponsored residential hotels, Single Room Occupancy (SRO) projects, or apartments for the homeless.
County funds from the state’s Project Roomkey program in 2021 provided temporary housing at several motels in the City and at the project’s peak there were 70 people participating. Project Roomkey funding ended in September 2021. In October 2021, City Council appropriated $1.2 million in Measure C funds to provide similartemporary “bridge” housing at another local motel for a 3-monthperiod. No permanent conversion opportunities were identified in the 5th cycle.
Continue Updated efforts will be described in the 2023 – 2031 Housing Element.
H3.4 Recreational Vehicle Park. Facilitate application for a Recreational Vehicle (RV) park through the City's permitting process. Work with It’s unclear if this program was intended to provide a permanent mobile home park or temporary housing for people living in their vehicles. No RV park applications were submitted to the City in the Delete Unclear action and
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
the County and other local agencies to locate RV parks. 5th cycle. unlikely to occur.
H3.5 RV Park Program. Consider providing financial support for an RV park project if an application is submitted by a qualified sponsor/developer.
No RV park applications were submitted to the City in the 5th cycle. Delete H3.6 RV Parking Locations. Continue zoning provisions for churches and non-profits to allow overnight RV parking under limited conditions.
New Beginnings has been offering a Safe Parking program in the City and neighboring jurisdictions since 2004. To date, there are 83 spaces for overnight parking and 16 spaces for daytime parking for people living in their vehicles. City provides $24,000 annually from the General Fund for the daytime safe parking program. In the 5th Cycle, the City provided approximately $273,648 to this program.
Continue This program is successful and will be described in the 2023 – 2031 Housing Element.
Policy H4. Homeless Shelters and Services. Support other agencies and nonprofit organizations in their efforts to provide shelter and services for the homeless. Implementation Actions H4.1 Casa Esperanza. Continue to fund and support Casa Esperanza Homeless Shelter or other suitable shelter facilities and encourage a broad range of such services throughout the region including services with year round programming.
Casa Esperanza is now PATH. PATH’s interim housing meets the basic needs of individuals experiencing homelessness. The City provides $202,100 annually from the General Fund to PATH. In the 5th Cycle, PATH also received approximately $373,000 in CDBG funds from the City. In calendar year 2021, PATH served 1,069 people and made 65 housing placements.
Continue This program is successful and the City provides funds annually.
H4.2 Operational and Service Needs. Support the operational and service needs (such as child The City funds operational and service needs for people experiencing homelessness. In the 5th cycle, total funding (grants Continue
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
care and job training) of homeless shelter and service providers. Provide financing when possible. and/or general fund) was approximately $3.2 million, an average of approximately $455,000 annually.
Policy H5. Transitional Housing Opportunities. Increase the supply and variety of transitional housing opportunities. Implementation Actions H5.1 Transitional Housing. Continue to fund community-based non-profit agencies, such as Transition House, to provide a range of transitional housing opportunities.
The City annually evaluates and allocates Human Services Funds and CDBG Grants to nonprofits for transitional housing programs.
Transition House exclusively serves families with children. In 2020, 370 individuals (111 families) were served and 72% of families succeed in transitioning to stable housing (Transition House 2020 Annual Report). In the 5th cycle, total funding for Transition House services and related capital projects was approximately $783,000, an average of approximately $111,000 annually. The Salvation Army’s Santa Barbara Hospitality House serves to transition single adults into stable housing or appropriate mental health or substance abuse prevention programs. In the 5th cycle, total funding for Hospitality House was approximately $103,400, an average of approximately $15,000 annually. People’s Self Help Housing’s Supportive Housing Services program provides support to prevent a return to homelessness among residents of the 35-single occupancy rooms at the Victoria Hotel Apartment and Heath House. In the 5th cycle, total funding for Supportive Housing was approximately $18,400, an average of Continue
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
approximately $2,600 annually. My Home Transitional Living Program partners with the Housing Authority of the City of Santa Barbra and private landlords to provide access to housing options for youth aging out of the foster care program. In the 5th cycle, total funding for this program was approximately $130,500, an average of approximately $18,600 annually. St. Vincent’s, Family Strengthening Program, provides up to 27 months of integrated on-site transitional housing, case management, behavioral health services, parenting counseling, and occupational skills training to single and/or pregnant at-risk mothers. In the 5th cycle, total funding for this program was approximately $77,700, an average of approximately $11,100 annually. Willbridge Emergency/Transitional Housing Program provides housing and services for chronically homeless mentally ill adults. In the 5th cycle, total funding for this program was approximately $115,400, an average of approximately $16,500 annually.
H5.2 Regional Coordination. Coordinate with the County of Santa Barbara and the cities of Carpinteria and Goleta to develop, update and implement the Consolidated Plan’s Continuum of Care programs.
The most recent Consolidated Plan is for 2020 – 2024. The Citycontinues to actively coordinate with the County Continuum of Care (CoC) by having City staff assigned to serve on the CoC governance board. The City also contracts with a local agency that provides regional collaboration services.
Continue The City will continue to participate in this program.
Policy H6. Housing Opportunities for Seniors. Seek to ensure the availability of a range of housing opportunities with an emphasis on extremely, very low, low and moderate income seniors.
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
Implementation Actions H6.1 Senior Housing. Encourage the development of a full range of senior living situations, available at market and affordable rates.
During the 5th cycle, 146 affordable senior housing units were constructed.
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H6.2 Unit Acquisition and Rehabilitation. Continue to promote and assist in the acquisition and rehabilitation of existing dwelling units for use as affordable senior housing.
During the 5th cycle, 98 affordable senior housing units were acquired/rehabilitated.
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H6.3 Upgrade Senior Facilities. Continue to facilitate private sector efforts to upgrade existing senior housing facilities, including services for seniors with long term care needs, in order to provide improved senior housing opportunities.
The City facilitates upgrades through the permitting process and with possible grants and loans for rehabilitation including theMultifamily Housing Rehabilitation Load Program, Affordable Housing Inclusionary Fund, and Low and Moderate Income Housing Asset Fund.
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H6.4 Non-Institutional Facilities. Encourage small, non-institutional facilities that meet the needs of the older senior population (75+).
No small, non-institutional facilities for seniors were permitted in the 5th cycle.
Delete It’s not clear how this is similar or different from other senior housing opportunities H6.5 Senior Advocacy. Continue to work with the Area Agency on Aging.
The City provides funding to the Long Term Care Ombudsman and Senior Services Program (formerly Area Agency on Aging). In the 5th Cycle, total funding was $163,000, an average of about $23,300 annually.
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H6.6 Support Services. Encourage the expansion of support services such as house The City funds senior support services. In the 5th Cycle, total Continue City of Santa Barbara | General Plan Page | A-15
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cleaning, cooking, shopping and financial advising in order to meet the needs of the older, independent senior population. funding was $275,146, an average of about $45,858 annually.
H6.7 Housing Incentives. Continue to provide reduced parking incentives for senior housing projects in combination with bonus densities to encourage the development of small senior and disabled apartment projects including efficiencies and congregate care.
The City Zoning Ordinance allows reduced parking spaces for senior housing and low income senior housing if certain conditions are met. Density bonus is available for qualifying affordable housing projects. In the 5th Cycle, two senior housing projects applied the reduced parking incentives and one senior housing project used density bonus incentives.
Delete Complete
H6.8 Design Guidelines. Adopt site and unit design guidelines for senior and disabled units, which incorporate all relevant federal, state and local laws, as well as recommendations from the Access Advisory Committee (AAC).
This program was not completed. Delete
Standards are already available for these units.
Policy H7. Housing Opportunities for Disabled. Seek to ensure the availability of housing opportunities for the extremely low, very low, low and moderate income disabled population.
Implementation Actions H7.1 Congregate Care. Promote and assist the development and processing of new congregate housing opportunities or board and care facilities for the extremely low, very low, low and moderate income, and physically and mentally disabled persons.
The City provides supportive funding for existing facilities but has no regulations to promote or assist in the development of new facilities. In the 5th Cycle, a total of $211,700 was provided to Sarah House, an end-of-life residential home for low income residents.
Modify The 2023 – 2031 Housing Element will address identified constraints to housing for persons with disabilities by City of Santa Barbara | General Plan Page | A-16
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amending the Zoning Ordinance Performance Standard Permit and Conditional Use Permit standards.
H7.2 Special Needs Housing. Encourage community services groups, non-profits, and the faith-based community to create special needs housing.
In 2016, The City provided funds to facilitate the Housing Authority’s purchase of the eight-unit Eleanor Apartments to provide affordable housing for very low income residents with mental health disabilities. In 2017, a HRLP Predevelopment loan was awarded to the Mental Wellness Center for rehabilitation and conversion of a single unit home to a group home for special needs housing.
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H7.3 New Housing Opportunities. Work with community service providers to expand their scope of services to include housing through new construction or acquisition and rehabilitation of existing dwelling units.
It’s not clear if any community services providers expanded their scope to include housing but the City maintains affordable housing funds to offer loans and grants for new construction or acquisition and rehab of existing units.
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H7.4 Priority Status. Encourage the Housing Authority of the City of Santa Barbara to continue to give priority status to disabled people with the greatest housing needs.
The Housing Authority has 385 vouchers set aside to assist households who have a disabled adult member. The remaining voucher inventory gives equal priority to senior individuals, disabled individuals and families. HACSB also gives equal priority to disabled or senior individuals in 185 units of supportive housing. Priority is also given to individuals with disabilities for any partial or fully accessible unit within HACSB Delete Complete
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inventory. 2,483 individuals with disabilities have been housed within the 5th Cycle.
H7.5 Accessibility Funding. Explore ways to fund accessibility improvements for dwelling units that will be made available for disabled persons who are eligible to receive HUD Section 8 certificates.
The City provides grants for accessibility improvements:
In 2015, $195,000 in CDBG funding was awarded to the Public Works department to construct twenty-four (24) access ramps in the Westside neighborhood along San Pascual Street and Sunset Avenue between Pedregosa and Micheltorena Streets. In 2017, $185,753 in CDBG funding was awarded to the Laguna Neighborhood Access Ramps Project to design and construct eleven (11) access ramps/curb cuts in locations near Santa Barbara Junior High and High Schools. In 2018, $199,936 in CDBG funding was awarded to design and construct fifteen (15) access ramps/curb cuts in locations near Oak Park. In 2018, $90,000 in CDBG funds was awarded to the Jewish Federation to enhance the security and safety of clients and program participants and ensure disabled accessibility. In 2017, a HRLP Predevelopment loan was awarded to the Mental Wellness Center for construction of an ADA compliant ramp.
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H7.6 At-Risk Affordable Disabled Units. Ensure that affordable units occupied by disabled tenants at risk of converting to market rates are maintained as affordable, to the extent feasible.
The City maintains affordable housing funds to offer loans and grants for rehabilitation in exchange for extended affordability controls.
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Policy H8. Accessible Housing for Disabled. Accessibility for the disabled shall be required in new residential development and in housing to be rehabilitated.
Implementation Actions H8.1 Accessibility Review. Continue the ongoing review of residential development plans for accessibility for the disabled.
Privately owned and publicly assisted housing must meet accessibility requirements if located in a building of four or more units. The City reviews building permit project plans in accordance with State and Federal laws for accessibility and provides case-bycase ADA guidance.
Delete Required by State and Federal laws.
H8.2 Accessibility Guidelines. Distribute guidelines to builders that explain Federal and State laws regarding accessible units. Provide specific ideas and examples (such as no steps, wider doors and hallways and larger bathroom areas).
No guidelines were produced in the 5th Cycle. The City provides guidance to builders on a case-by-case basis.
Delete Guidance provided as needed
H8.3 Accessible Housing. Adhere to either the Fair Housing Act or the California Building Code, whichever is more stringent, in order to provide accessible housing.
The City reviews each project application and ensures compliance with applicable accessibility regulations and requirements.
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Policy H9. Accessible Housing Programs. Support the creation of new programs to aid the disabled to secure accessible housing. Implementation Actions H9.1 Accessible Housing Incentives. Investigate and implement policies that give incentives for disabled accessible units to be included in market-rate projects.
No incentive policies were implemented in the 5th cycle. Accessible units are required in market-rate projects of four or more units.
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H9.2 Case Management. Seek funding for case managers to support the disabled in independent living situations.
The City provides funding to the Independent Living Resource Center, which supports residents with disabilities. A total of$101,505 was provided in the 5th cycle, an annual average of about $14,500.
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GOAL New Housing Development: Encourage the production of new housing opportunities which are sustainable and increase equity by providing a sufficiently wide range in type and affordability to meet the needs of all economic and social groups, with special emphasis on housing that meets the needs of extremely low, very low, low, moderate, middle income and special needs households. Policy H10. New Housing. Given limited remaining land resources, the City shall encourage the development of housing on vacant infill sites and the redevelopment of opportunity sites both in residential zones, and as part of mixed-use development in commercial zones.
H10.1 Early Project Consultation. Continue to offer and encourage early staff predevelopment consultations for residential development of opportunity sites and mixed use projects.
The City offers voluntary pre-application consultation and review for all projects. In accordance with Senate Bill (SB) 330 (2019), the City also offers pre-application submittal for qualified housing projects. Upon submittal of the preliminary application and payment of the permit processing fee, a housing developer is allowed to“freeze” the applicable fees and development standards that apply to their project while they assemble the rest of the material necessary for a full application submittal.
Continue The City will continue to offer voluntary and required preapplication services consistent with State law.
H10.2 Property Profiles. Continue to offer property profile services in the Planning Division that explain development potential and constraints for parcels in the City. Property profile services generally involve the review of archive, street and planning files, and the preparation of a letter report containing information regarding the property’s The City continues to offer property profile services. Archive street and planning files are also available in the online Community Development Property Records Database. In-person archive plan viewing appointments can be scheduled when needed.
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permit history and development potential. H10.3 Building Reuse. Encourage residential reuse of existing nonresidential buildings, for both ownership and rental affordable housing.
Planning staff encourage developers to reuse existing nonresidential buildings for residential use. The Zoning Ordinance was amended in 2020 to change parking from a minimum to a maximum, reduce the open space requirement and increase densities in the downtown to further allow for adaptive reuse of buildings for residential.
Modify Include a program in the 2023 – 2031 Housing Element to further facilitate adaptive reuse.
H10.4 Housing at Shopping Centers. Promote and encourage the development of mixed-use for ownership and rental housing at shopping centers such as La Cumbre Plaza shopping center, with an emphasis on affordability, by coordinating and/or partnering with property owners and housing developers.
La Cumbre Plaza and other shopping center locations are in the priority housing overlay (37-63 dwelling units per acre). Discussions are underway with property owners of La Cumbre Plaza to build housing on the site.
Modify Include a program in the 2023 – 2031 Housing Element specific to La Cumbre Plaza.
Policy H11. Promote Affordable Units. The production of affordable housing units shall be the highest priority and the City will encourage all opportunities to construct new housing units that are affordable to extremely low, very low, low, moderate and middle income owners and renters.
Implementation Actions H11.1 Affordable and Workforce Housing. Explore options to promote affordable and workforce housing, including revising the variable density ordinance provisions to increase affordable housing (e.g., limit unit size), requiring a term of affordability, and reducing parking standards with tenant restrictions.
The variable density ordinance was revised with adoption of the AUD Program in 2013. It includes reduced parking standards. In 2019, the AUD Program was amended to include an Inclusionary Housing requirement for projects with ten units or more to provide at least 10% of the units as affordable to households at the Moderate Income level, and projects with five to nine units to either build a unit affordable to households at the Moderate Income level Continue and Modify The City continues to adjust the AUD program and will include a program in the 2023 – 2031 City of Santa Barbara | General Plan Page | A-21
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or pay a $25 per square foot in-lieu fee. To date, no inclusionary units have been constructed but there are 19 units in eight projects in the pipeline.
Housing Element to access inclusionary housing requirements.
H11.2 Priority Housing Overlay. Encourage the construction of rental housing, employer sponsored housing, and co-operative housing in the Downtown, La Cumbre Plaza/Five Points area, CM Commercial Manufacturing Zone and Milpas Street area by providing incentives such as:
Increased density overlays up to 63 du/ac
as part of the Average Unit-Size Density Incentive Program. Higher Floor Area Ratios (FAR) when such
standards are developed.
More flexibility with zoning standards, (e.g.,
reduced parking standards).
Expedited Design Review process. Fee waivers or deferrals.
This program is complete per the adopted AUD program as follows. Increased density overlays and more flexible zoning standards were adopted (AUD Program).
The City did not adopt a proposal for Floor Area Ratios. Expedited design review is offered for Senate Bill 35 (2017) projects, but no applicants have applied for this process. The City has not adopted fee waivers or deferrals. As of December 2021, 194 units were approved, 88 units are in building permit review, and 243 units were issued certificates of occupancy in the Priority Housing Overlay areas.
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H11.3 Inclusionary Housing. Amend the Inclusionary Housing Ordinance to: a. Consider a 15 - 25 percent inclusionary affordable housing provision in new residential ownership developments for affordable housing to accommodate workforce (middle) income earners: Temporarily suspend the inclusionary housing requirements or in-lieu fees during times of
The program is partially complete as follows.
Inclusionary Housing Ordinance was adopted in 2019 for rental units (see H11.1)
The in-lieu fee is adjusted based on unit size Inclusionary requirements are waived for voluntary 100% affordable projects and employer –sponsored housing.
The City has not adopted a Housing Mitigation Fee Program for Modify Include a program in the 2023 – 2031 Housing Element to fund deedrestricted affordable housing, which could include amended in-lieu City of Santa Barbara | General Plan Page | A-22
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economic downturn if development costs are prohibitive. b. Amend the payment of in-lieu fees to include the
following considerations: Eliminate or reduce inclusionary housing in-lieu fees based on preferred development, such as affordable or special needs housing projects; Adjust the inclusionary housing in-lieu fee rate
based on unit size (i.e., lower fees for smaller units); and Require a Housing Mitigation Fee Program for
commercial development.
commercial development. fees and mitigation
fees on commercial development.
H11.4 Density Standards. Develop density standards that permit greater densities for projects that provide a greater percentage of pricerestricted ownership units than required by the inclusionary housing ordinance.
In 2021 staff prepared amendments to the AUD Program that wouldallow for larger buildings and additional units for projects that provide more price-restricted units than are required by the inclusionary requirements and analyzed the Economic Feasibility of the proposals. This program was not adopted.
Modify Include a program in the 2023 – 2031 Housing Element to incentivize greater density coupled with deed-restricted affordable housing.
H11.5 Bonus Density. Continue to provide bonus density units above levels required by State law, to be reviewed on a case-by-case basis.
Prior to updates in State law, the City's density bonus allowed development of a greater number of units. Prospective applicants are encouraged to use the State or City's program, depending on which is most appropriate for a project.
Modify Include a program in the 2023 – 2031 Housing Element to incentivize greater density if coupled with deed-restricted City of Santa Barbara | General Plan Page | A-23
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affordable housing, including Moderate income units
H11.6 Private Sponsors. Continue to solicit proposals for low-, moderate-, and middle income projects from private sponsors and develop programs to assist in their implementation.
The City continues to solicit proposals for housing projects. Continue H11.7 Infill Housing. Continue to assist the development of infill housing including financial and management incentives in cooperation with the Housing Authority and private developers to use underutilized and small vacant parcels of land for new extremely low, very low, low and moderate income housing opportunities.
All the 5th Cycle affordable housing units were developed as infill housing, including 4 projects completed by the Housing Authority.
Continue Most of the City’s new housing development occurs on underutilized infill sites.
H11.8 Opportunity Sites. Assist, coordinate or partner with builders for the development of affordable housing projects by identifying in-fill and opportunity sites in the commercial zones, on public lands and under-developed R-2, R-3 and R4 sites.
The 2015 Housing Element identified infill opportunity sites asfollows: Commercial zones, 806 parcels; R-2 zones, 891 parcels; R-3/R-4 zones, 566 parcels.
Delete This is already done as part of the suitable sites inventory.
H11.9 Sweat Equity Projects. Continue to support special procedures for development, permitting, construction and early occupancy of “sweat equity” projects.
Habitat for Humanity is the only known local organization developing sweat equity projects and no new units of that type were permitted in the 5th Cycle.
Delete Combine with other affordable housing types.
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H11.10 Large Rental Units. Encourage the construction of three bedroom and larger rental units for low-, moderate-, and middle income families, including the Housing Authority, in efforts to develop and/or acquire three+ bedroom units.
Larger rental units are encouraged and provided in some AUD Program projects because density is not based on bedroom count.In the 5th Cycle, 64 three+ bedroom units were approved, issued a building permit, or constructed. The Housing Authority acquired one three bedroom/two bathroom house.
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H11.11 Condominium Conversions. Continue to implement the Municipal Code’s Condominium Conversion Ordinance to provide opportunities for entry-level home ownership in a variety of locations while maintaining a supply of rental housing for extremely low, very low, low and moderate income persons.
In the 5th Cycle, one condo conversion project was approved, involving three units.
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H11.12 Surplus Land. Inventory all land in the City owned by County, State and Federal governments, the Santa Barbara School and High School Districts and public utilities, and actively pursue dedication of surplus land for development of low, moderate and middle income housing, and for qualifying employees of participating government agencies.
Surplus land was included in the sites inventory. Delete The state now requires a surplus land inventory be included with the annual Housing Element progress reports.
H11.13 Housing Opportunities. Look for housing opportunities on City-owned land or over private and public parking lots.
This is an ongoing effort. In the 5th Cycle, the City entered into a Project Agreement with the Housing Authority to develop housingon an underutilized City parking lot.
Modify Include a program in the 2023 – 2031 Housing Element to City of Santa Barbara | General Plan Page | A-25
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comprehensively evaluate all applicable Cityowned land as potential future sites for housing.
H11.14 Public Facilities. Pursue acquisition of the National Guard and Army Reserve sites in order to develop affordable housing, park, school or other public benefit facilities.
In 2018, Santa Barbara Unified School District purchased the National Guard Armory. The City continues to consult with the School District regarding development potential of the site. In 2017, the Army Reserve Center was declared excess property by the Federal Government. American Indian Health & Services purchased the property for a health clinic and it was transferred to them in 2021. The property is currently zoned for low density residential. Staff recommended that a Specific Plan be prepared to allow the proposed clinic and restrict the site to public benefit uses, including affordable housing, if the clinic use were to cease.
Delete Both properties were purchased for uses other than housing.
H11.15 Financial Assistance. Apply for, or support others in applying for, all available public and private funding and financial assistance for affordable housing projects.
The City supports state and federal legislation and programs to provide financing for affordable housing in the Legislative Platform. In the 5th Cycle, the City continued to administer and provide matching funds for state and federal funding programs for affordable housing.
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H11.16 Property Transfer Tax. Increase property transfer tax to provide funding for price-restricted affordable and workforce housing, in order to broaden the funding base.
Property transfer tax is controlled by the California Revenue and Tax Code and all counties in California pay the same rate. In 2018, Senate Bill 2 (2018) mandated a $75 recording fee on certain real estate transactions. A portion of the revenue goes to communities to create affordable housing.
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H11.17 Alternative Revenue Sources. Explore alternative sources of revenue for Affordable Housing to replace the Redevelopment Agency tax increment financing since it was dissolved in 2012.
The City tracks alternative revenue sources but no programs were developed to replace RDA financing.
Modify Include a program in the 2023 – 2031 Housing Element to replace RDA funding.
H11.18 Extend Redevelopment Project Area. Continue to explore and pursue potential legislative amendments or other opportunities for extension or replacement of the Redevelopment Agency and its funding mechanism for affordable housing and other community benefit projects.
The City supports legislation for new community revitalization tools to replace the RDA and its funding mechanisms for affordable housing.
Modify Include a program in the 2023 – 2031 Housing Element to replace RDA funding.
H11.19 Parcel Consolidation. Encourage the consolidation of small and underutilized parcels for the development of affordable housing, if appropriate based on neighborhood compatibility.
Lot mergers are a ministerial action and were occasionally utilized in the 5th cycle to develop market rate housing.
Delete Voluntary lot mergers are encouraged but out of the City’s control as they are pursued by developers on a case-by-case basis.
Policy H12. Above Moderate Affordable Housing. Provide incentives for the private sector development of new housing opportunities affordable to households earning more than 120% of the Area Median Income, but not more than 200% of the Area Median Income.
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Implementation Actions H12.1 Above Moderate Housing. Encourage the development of housing for first time home buyers, including moderate and middle-income households.
The City’s Inclusionary Housing Ordinance requires that projects with ten or more ownership units (excluding density bonus) include 15% of the units be sold at prices affordable to Middle or UpperMiddle income households. In the 5th Cycle, five condominium units were constructed, seven were approved, and six are pending approval for a total of 18 units. None of the units are deed restricted.
Modify Include a program in the 2023 – 2031 Housing Element to reevaluate the effectiveness of the Inclusionary Housing Ordinance in producing deedrestricted housing for middle and upper middle income households.
H12.2 Large Employers. Encourage large employers to mitigate affordable housing impacts.
Both Westmont College and Cottage Hospital created employee housing under the City's regulations. Employer-Sponsored housing qualifies for density incentives under the AUD Program. In the 5th Cycle, Westmont College constructed 13 new faculty/staff units and modified their Affordable Housing Agreement to allow flexibility in income levels assigned among their 54 income-restricted housing units.
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Policy H13. Non-Subsidized Rental Housing. Preserve and promote non-subsidized affordable rental housing. Implementation Actions H13.1 Preserve Rentals. Explore ways to avoid This program was not completed. Delete City of Santa Barbara | General Plan Page | A-28
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condominium conversions, or alternatively, the creation of cooperative tenant ownership of previous rentals.
Conflicts with H11.11, which encourages condominium conversions.
H13.2 Condominium Conversions. Amend section 28.88.120B of the Municipal Code to require all condominium conversions to conform to the density requirements of the General Plan.
This program was not completed. Delete
H13.3 Rental Units. Allow the reconstruction or rehabilitation of existing rental apartments at nonconforming General Plan densities and zoning standards. The loss of some rental units may be considered to meet building code requirements.
The zoning ordinance allows for improvements to existing rentalunits that are nonconforming to density and current zoning standards.
Delete
Policy H14. Sustainable Housing. Ensure that new market-rate residential development is consistent with the City’s sustainability goal, including reduced energy and resource use, and increased affordable housing opportunities. H14.1 Market Rate Housing. Market-level housing projects in the multi-family or commercial zones (including mixed-use) shall be encouraged to: • Construct unit sizes consistent with averages and maximums set out under the City’s Average UnitSize Density Incentive Program; and • Have access to adequate public open space within a ½-mile radius, a dedication of sufficient AUD Program provisions apply to market rate housing in multi-unit and commercial zones. All housing units in the City are served by existing public open space or on-site open space. No in-lieu fees for parks were established as the city is nearly fully built-out and additional fees could negatively impact housing development.
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useable open space on-site, a contribution is made toward future parks through in-lieu fees, or a combination of any of these. H14.2 Resource Conservation. Establish criteria and standards for resource use in relation to density in the project review process, to encourage reduced resource footprint projects. Residential projects that exhibit a significantly lower resource per capita footprint would be allowed bonus density providing the building remains smaller than allowed by zoning.
This program was not completed Delete
Higher density housing projects use less water and other resources than lower density projects.
H14.3 Market-Rate Incentives. Prepare design standards and codify incentives for market rate developers to build smaller, “affordable-by-design” residential units that better meet the needs of our community.
The AUD Program codifies incentives for smaller units. However, new, smaller market-rate units are often coupled with significant amenities, and were not found to be rented at rates affordable to moderate, low, or very low income households. Infill design standards were completed in 2017. The process to create Objective Design Standards for market rate and affordable housing was started in 2021.
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Policy H15. Secondary Dwelling Units. Further encouraging second units (granny units) in single family zones shall be pursued with neighborhood input to gauge level of support but prohibited in the High Fire Hazard Zones to the extent allowed by the State laws applicable to second units. Second units may be most appropriate within a short walking distance from a main transit corridor and bus stop.
H15.1 Secondary Dwelling Unit Ordinance. Amend the Secondary Dwelling Unit Ordinance to provide more site planning flexibility and affordable-by-design concepts such as:
In the 5th Cycle, the Zoning Ordinance was amended twice to comply with State law to facilitate accessory dwelling units.
Modify State law changes have greatly facilitated the
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Changing the existing size limitations to
remove percentage of unit size and allowable addition requirements, and allowing a unit size range (300 – 700 s.f.); The square footage of the secondary dwelling
unit shall be included in the floor-to-area ratio (FAR) for the entire property and shall be consistent with the Neighborhood Preservation Ordinance FAR; Eliminating the attached unit requirement; Eliminating or adjusting affordability requirements;
Allowing tandem parking and easing other
parking requirements on a case-by-case basis;
Allowing one water, gas, and electric meter
and a single sewer line, or reviewing requirements for meter placement and configuration to minimize the cost of individual metering of dwelling units; and Developing guidelines and prototypes of
innovative design solutions.
development of ADUs. Include a program in the 2023 - 2031 Housing Element to further facilitate production based on community input.
Policy H16. Expedite Development Review Process. Assist affordable housing sponsors to produce affordable housing by reducing the time and cost associated with the development review process while maintaining the City's commitment to high quality planning, environmental protection and urban design.
Implementation Actions H16.1 Affordable Housing Projects. Continue to give priority to affordable housing projects on Staff, Committee and Commission agendas.
The City administratively provides priority for affordable housing projects on meeting agendas and permit plan review.
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H16.2 Affordable Housing Facilitator. Continue to have a Staff-level Affordable Housing Facilitator with clearly established roles and responsibilities as defined by City Council.
The City's Housing Programs Specialists serve as affordable housing facilitators.
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H16.3 CEQA Exemption. Continue to use the CEQA infill exemption for Affordable Housing projects as appropriate.
The CEQA infill exemption is used when applicable. Continue H16.4 Coordinated Project Review. Address issues of coordination between the Architectural Board of Review (ABR), the Historic Landmarks Commission (HLC), the Staff Hearing Officer (SHO) and the Planning Commission (PC). Identify areas where additional staff authority could be given for administrative approvals.
PC Liaisons are appointed to design review bodies to improve communication. Case planners ensure that design review comments are conveyed to the PC and vice versa for projects that require both design review and PC approval. Expanding the typesof projects that can be approved administratively by staff is being discussed but has not yet been implemented.
Continue Administrative approval is being pursued separately as part of the Land Development Team Process Improvements.
H16.5 Infill Project Guidelines. Work with AIA, ABR and HLC members to develop guidelines and examples for small infill projects (adding 1-3 units). Consider allowing projects consistent with the guidelines to be reviewed as Consent items when appropriate.
Infill Design Guidelines were completed in 2017 and are included in the Architectural Board of Review and Historic Landmarks Commission Guidelines.
Delete Complete
H16.6 Water Meters. Allow new apartment developments to be served by a single water meter for interior uses with sub-meters for each unit, as appropriate, or review requirements for meter placement and configuration to minimize the cost State law requires all multi-unit developments approved after January 1, 2018, to be separately metered in order to measure water consumption. Developments with 100% rental units affordable to very low or low income households can use one water meter per six units under specific conditions. Accessory Dwelling Delete Complete
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of individual metering of dwelling units. Units do not require a separate water meter. H16.7 Expedited Review. Continue working with the Architectural Board of Review (ABR) and the Historic Landmarks Commission (HLC), and City departments to expedite the review of Affordable Housing Projects. As appropriate, establish joint sub-committees of design review boards and Planning Commission to offer early, consistent and timely input and problem solving during the review process.
Affordable housing projects are prioritized in the project review, public hearing, and permit review process. No joint subcommittees of design review boards and Planning Commission were established but liaisons are appointed to ensure communication.
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H16.8 Multi-Family Design Guidelines. Develop multi-family residential design guidelines and standards to address unit size, setbacks, open space, landscaping, building size, bulk and scale, and site planning (e.g., pedestrian-friendly design, front porches facing the street or courtyard, and parking located out of sight).
The Infill Design Guidelines partially fulfil this objective. City Council gave direction to further review open space and other standards through the AUD Program amendments. In 2020, the City prepared draft Objective Design Standards for Streamlined Housing Projects per Senate Bill 35 (2017). In 2021, the City started the process of creating Objective Design Standards for all multi-unit housing.
Modify Partially complete. Include a program in the 2023-2031 Housing Element to develop objective design standards for multi-unit housing.
Policy H17. Flexible Standards. With the New Zoning Ordinance (NZO) Update consider changes to development standards to be more flexible for rental, employer sponsored workforce housing, affordable housing projects, and limited equity co-operatives, where appropriate. Implementation Actions H17.1 Parking Requirements. Consider incremental changes to the Zoning Ordinance parking requirements such as:
These incremental changes are complete. The AUD Program parking standards dictate a parking maximum of one space in theCentral Business District, unbundled parking, and no guest parking Delete Complete
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Reducing parking requirements for projects
that develop under the Average Unit-Size Density Incentive Program to 1 space minimum per unit. Allowing tandem parking. Providing more flexibility for constrained sites (e.g., allowing for more than one maneuver, use of car stacking devices or other space saving measures). Eliminating guest parking requirements for
housing in the Downtown commercial area.
Rounding down when calculating parking
requirements.
is required. Tandem parking is allowed for accessory dwelling units, multi-unit, and mixed-use development and is also allowed for all other residential uses if needed for flexibility on a constrained lot.
Offsite parking is allowed for residential units in commercial zones.
Parking calculations are now rounded down to the nearest whole number.
H17.2 Zoning Standards. Consider amending the Zoning Ordinance to change how, where and the extent of outdoor living space, yard and setback requirements for housing in commercial zones.
In 2017 and 2020, standards were amended for housing in nonresidential zones as follows: 1. Nonresidential setbacks are allowed for mixed-use development; 2. Live-Work Units allow reduced open yard and parking; 3. The minimum distance between buildings requirement was removed; 4. An “alternative open yard” on mixed use projects can be approved by design review (insteadof a Modification); 5. Required open space can be counted on roof decks. In 2021 a conceptual Adaptive Reuse ordinance was vetted through Planning Commission that would further amend open space requirements in commercial zones to facilitate reuse of existing buildings for housing.
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H17.3 Expedite Environmental Review. Develop and maintain a system for use of the City's Master Environmental Assessment Document as a means of expediting the environmental review process consistent with State law regarding housing.
The City is using SB2 grant funding to update the General Plan EIR to streamline CEQA review for housing projects. The City also continues to use the MEA to expedite review and apply applicable statutory and categorical exemptions. Mapped layers showing environmental constraints are also available for public viewing in Delete Complete
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Goal/Policy/Program Results and Evaluation Status
the online City’s GIS program.
H17.4 Development Review Process. On an ongoing basis, evaluate the current development review system and make recommendations for improvements.
The development review process is reviewed annually as part of budget process. Additionally, workflow study was completed, which examined opportunities to improve efficiency, communication, and customer service. City staff is working to implement those process improvements, and meet with the Land Development Team Oversight Committee to report on the recommendations implementation.
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Policy H18. Monitoring of Net Housing Gains and Losses. The City shall monitor housing development and progress toward achieving housing goals. Implementation Actions H18.1 Adaptive Management Program. Through the Adaptive Management Program, monitor and report annually to the Planning Commission, City Council and public, the number of total and affordable dwelling units (including bonus density units) that are being constructed, and the number of units converted to commercial use or demolished and not replaced.
Housing production is tracked and evaluated on an ongoing basisand annually for the State Department of Housing and Community Development. Residential units proposed under the AUD Program and accessory dwelling units are tracked regularly and posted on the City's website.
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GOAL Conservation and Improvement of Existing Housing: Conserve the existing housing stock and improve its condition while minimizing displacement, maintaining housing affordability, and preventing future blight or deterioration.
Policy H19. Rehabilitation Programs. The City shall continue to expand its voluntary housing rehabilitation programs, and preserve existing housing in all parts of the City.
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
Implementation Actions H19.1 Low-Interest Loans. Continue to provide low interest rehabilitation loans for housing sponsors to rehabilitate multi-family structures.
The City's Housing Rehabilitation Home Program (HRLP), Affordable Housing Fund, and Affordable Housing Inclusionary Fund provides grants and low-interest loans for housing rehabilitation. In the 5th Cycle, the City provided 10 loans and one grant.
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H19.2 Neighborhood Surveys. Continue to survey neighborhoods that have the highest number and concentration of units in need of rehabilitation.
A survey was conducted as part of the 2015 Housing Element. Continue Housing conditions surveys are a required component of the Housing Element.
H19.3 Substandard Housing. Continue to allow the appropriate demolition of substandard housing.
The City allows demolition of substandard housing, if not designated as a historic resource.
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Policy H20. Property Improvements. The City shall encourage residential property owners to improve the conditions of their property (ies) to a level that exceeds the minimum standards of the California Building Code and the Uniform Housing Code.
H20.1 Zoning Enforcement. Continue to focus building and zoning enforcement efforts on property owners who are chronic, repeat offenders with emphasis on multi-departmental inspections and abatement orders, and prosecution of violators through the court system.
The City continues to enforce on chronic, repeat offenders. The City’s website includes a potential code violation hotline and Request for Investigation form.
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H20.2 Substandard Apartment Complexes. Look for opportunities to acquire larger, substandard In the 5th Cycle, the Housing Authority acquired 3 substandard housing units: 1 three-bedroom, 2 two-bedroom in 2020.
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
apartment complexes in cooperation with the Housing Authority, Peoples’ Self Help Housing or other community-based organizations in order to correct health and safety problems and to provide ongoing management services. H20.3 Bilingual Assistance. Continue to provide a bilingual ombudsperson for tenants in substandard units who wish to file a housing complaint.
Bilingual staff are available throughout the organization to assist with general questions, development applications, housing issues, and tenant/landlord disputes. The Housing and Human Services Division has 3 bilingual staff members and Rental Housing Mediation Program staff regularly interact with concerned tenants.
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H20.4 Zoning Information Reports. Continue to require Zoning Information Reports when residential units change ownership, excluding condominiums.
The ZIR program was changed substantially in 2019 and no longer requires that staff perform a site visit or review records. ZIRs continue to be required and can be obtained through independentreview of the street and planning files on the City website.
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H20.5 Illegal Dwelling Units. Consider ways to
legalize illegal dwelling units in accordance with the requirements of the Zoning Ordinance.
The Accessory Dwelling Unit ordinance provides an opportunity to legalize some illegal units. In the 5th Cycle, 17 legal ADUs were created from enforcement/abatement cases.
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H20.6 Substandard Buildings. Consider implementing a program that would require owners of buildings found by the City’s Building and Safety Division to be substandard to assume the financial burden of relocating their tenants to habitable units.
The City’s Municipal Code requires a relocation assistance payment to qualified tenants for No-Fault Just Cause Evictions, which includes a local order that necessitates vacating the rental unit for at least 30 days. As of July 2022, AB 838 requires the City to inspect buildings upon complaint of a substandard building or a lead hazard violation.
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H20.7 Tax Code. Continue to utilize the processes of Sections 17274 and 24436.5 of the State Revenue and Taxation Code which prohibits The City identifies substandard housing conditions and requirescompliance with Government Code Section 17274 and 24436.5 Continue
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
a taxpayer who derives rental income from substandard housing from receiving income tax deductions for interest, taxes, depreciation or amortization paid or incurred with respect to the substandard housing. when applicable.
Policy H21.Preserve Affordable Housing. Maintain the affordability of existing extremely low, very low, low and moderate income dwelling units. Implementation Actions H21.1 Affordability Covenants. Continue to monitor and preserve affordable housing covenants before they expire.
The City monitors the expiration of affordability covenants and sometimes offers rehabilitation funds in exchange for extended affordability covenants; however, the City cannot unilaterally extend ownership covenants.
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H21.2 At-Risk Affordable Units. Continue to encourage the Housing Authority and nonprofit organizations to acquire and manage units whose affordability requirements are due to expire.
The City encourages the Housing Authority and other nonprofits to acquire units with affordability limits that are due to expire. The City recently collaborated with State HCD and City Housing Authority to prevent foreclosure of Green Mobile Home Park and extend the atrisk affordability covenant for 46 low-income households.
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H21.3 Expiring Affordability. For projects with expiring affordability provisions: Make a determination as to whether longer affordability is feasible under existing financing;
Engage in dialogue with property owners, no
later than 12 months prior to the expiration of the recorded affordability covenant, to extend the affordability period. If the affordability period is not extended the City in conjunction The City monitors covenants before they expire; however, the City cannot unilaterally extend ownership covenants. In the case of multi-unit rental projects, the affordability term is extended by refinancing the loan agreement. The Housing Authority consulted with El Zoco Homeowners Association to resolve a capital shortage for the low income homeownership group to address urgent property repairs. The HOA ended up raising money internally to address the issue.
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
with the property owner shall notify the tenants of the impending expiration to ensure proper and timely notification; Examine funding availability for the extension
of affordability covenants.
Explore potential for sale of project to nonprofit
or the Housing Authority;
Require additional affordability as a condition
of subordination of an existing City loan against the property.
H21.4 Presidio Park Apartments. Ensure that Presidio Park Apartments remain affordable in the interim between when their Section 8 contract expires and when the City has option to purchase (2018). Prior to 2018 develop a financial plan to purchase or preferably monetize Presidio Park Apartments and ensure they remain a long term affordable housing project.
Presidio Park Apartments affordability was extended 60 more years to the year 2077 through the sale of the City's exclusive right to repurchase.
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GOAL Regional Cooperation and Jobs/Housing Balance: Coordinate City efforts with those of surrounding communities towards balancing jobs and housing in the regional housing market.
Policy H22. Work to Solve Regional Jobs/Housing Imbalance. The City is committed to working with neighboring jurisdictions and the private sector to solve the regional jobs/housing imbalance in a regional manner. Implementation Actions H22.1 Affordable Housing Task Group. Continue to support and participate on the Joint Cities / The City actively participates in and organizes quarterly meetings of Continue City of Santa Barbara | General Plan Page | A-39
TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
County Affordable Housing Task Group. the Joint City/County Affordable Housing Task Force. H22.2 Shared Housing Development. Explore joint housing development opportunities, with the County of Santa Barbara and the cities of Carpinteria and Goleta.
The City explores joint housing development opportunities but no joint housing development projects were undertaken in the 5th Cycle.
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H22.3 Affordability Criteria. Continue coordination with the County to maintain uniform affordability criteria.
The City continues coordination with County on affordability criteria, and the City would seek input from the County and surrounding cities before modifying criteria.
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H22.4 Farmworker Housing. Encourage and support the County's efforts to address the special housing needs of farmworkers on the South Coast. Review City zoning regulations to ensure conformance with Health and Safety Code Sections 17021.5 and 17021.6.
The City supports County's farmworker housing efforts. Employeehousing is not included in the definition of a boarding house or other similar terms per Section 17021.5. The City does not have an agricultural land use category per Section 17021.6.
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H22.5 Affordable and Workforce Housing. Continue to work with community groups in support of Affordable and “Workforce” housing on the South Coast.
The City works with community groups to support regional workforce housing including the Joint City/County Affordable Housing Task Force, Coastal Housing Partnership, Santa Barbara League of Women Voters, and the Housing Trust Fund.
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H22.6 Coastal Housing Partnership. Continue to participate and support the Coastal Housing Partnership, as well as explore ways to expand its role and reach.
The City is an active member in the Coastal Housing Partnership. Continue H22.7 Employer Incentives. Work with the Coastal Housing Partnership to develop incentives for employers throughout the South Coast to Program not completed. Continue
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
provide employee housing on-site or close-by offsite, and establish or expand programs that encourage employers to provide other housing benefits or financial assistance programs, such as down payments, closing costs and rental move-in fees for employees. H22.8 Bridge Loans. Encourage the Community Housing Trust Fund to explore the feasibility of providing “bridge loans” to existing property owners to add small rental units (including “granny units”) to their property. The bridge loan would be for the construction period. In exchange, the rental units would be required to be affordable for a reasonable period of time.
The Housing Trust Fund operates a Revolving Loan Fund and supports housing projects where at least 25% of the units serve low-to-moderate income households. The California Housing Finance Agency now offers up to $40,000 in grants towards predevelopment and non-reoccurring closing costs associated with ADUs.
Modify Include a program in the 2023 – 2031 Housing Element to incentivize ADUs as affordable housing.
H22.9 Affordable Student Housing. Encourage UCSB and Santa Barbara City College to address affordable student, faculty and staff housing on campus and at close-by off-site opportunity sites. Discuss with SBCC or other interested organizations the potential and obstacles to development of student housing on campus or within walking distance to the campus. Provide encouragement and assistance in pursuit of any needed legislative or Local Coastal Plan Amendments for the provision of student housing.
The City continues to discuss student housing opportunities with SBCC/UCSB and with developers contemplating projects in proximity to the campuses.
Modify and continue Include a program in the 2023 – 2031 Housing Element to continue working on this issue.
H22.10 Regional Coordination on Affordable Housing. Continue to coordinate with other South The City continues regional coordination, including participating in discussions via the Joint City/County Affordable Housing Task Modify and
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
Coast agencies to identify available land for residential development and consider partnerships between local agencies to develop housing for the South Coast workforce. Inventory and consider publicly-owned sites throughout the South Coast’s urban areas with good transit accessibility for such development.
Force and regarding potential projects for the Affordable Housing & Sustainable Communities Program. continue Include a program in the 2023 – 2031 Housing Element to continue working on this issue.
Policy H23.Sustainable Regional Housing Solutions. Develop regional strategies to fund and construct Affordable Housing for different need categories (e.g., senior, young families, disabled, homeless) within existing urban growth limits.
H23.1 State and Federal Funding. Explore opportunities for joint City/County applications for Federal and State housing assistance programs.
The City continues to provide Annual Action Plan (AAP) required under 5-Year HUD Consolidated Plan. The AAP acts as the City's application for federal HOME and CDBG funding. The City tracks funding opportunities from the State HCD.
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H23.2 Annexations. At the request of the County and community, pursue joint projects, including annexations, similar to the Mercy Housing / St. Vincent’s affordable housing project.
No annexations for joint affordable housing projects were accomplished in the 5th cycle.
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H23.3 City Resources. Look for opportunities to use City funding and staffing resource for affordable projects outside the City limits as requested and appropriate.
Housing staff communicates with local affordable-housing developers about projects, including some occasional projects beyond City limits.
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H23.4 New Funding Sources. Encourage the community-based Housing Trust Fund and the Trust for Public Lands to work together in efforts to identify new funding sources for affordable housing This program has not been completed. Continue
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
projects. H23.5 Housing Authority Coordination. Encourage the City and County Housing Authorities to work together to purchase sites and/or construct affordable housing.
No joint sites were purchased and no joint projects were constructed in the 5th cycle.
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Policy H24. Cooperation on Legislative Changes. Pursue a joint legislative platform to achieve regional housing solutions for the South Coast. H24.1 Rental Housing. Encourage the passage of legislation that provides incentives for the construction of rental housing.
The City supports legislation that provides incentives for rental housing through its Legislative Platform.
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H24.2 Condominium Production. Encourage the passage of legislation that would resolve the condominium construction defect liability problem.
This program has not been completed. Delete
H24.3 Housing for Disabled. Support State legislation that would expand housing opportunities for the disabled.
The City supports legislation that expands housing opportunities for disabled individuals through its 2021 Legislative Platform.
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H24.4 Residential Development. Encourage the federal and state governments to establish policies and expand programs that will assist in the production and financing of residential development including the following: Adopt legislation or regulatory changes that will result in an expanded secondary mortgage market for mixed use and affordable housing developments.
The City supports legislation and any effort at the state and federal level to produce and finance affordable housing.
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
Revise the tax code to provide incentives for
the construction and ownership of rental housing, such as accelerated depreciation. Increase funding for affordable housing
programs.
Amend the Community Reinvestment Act to
require banks and savings associations to provide more financing for the production of affordable housing. Adopt legislation that will facilitate the use of
Mortgage Credit Certificates and tax exempt bond financing for affordable housing in higher cost areas.
H24.5 Section 8 Program. To ensure the continuation of the Section 8 Housing Voucher Program the following shall be pursued: Oppose any legislation that would reduce funding for the Section 8 Housing Voucher Program, including the block granting of the program to the states. Support legislation that provides new
incremental units of Section 8 Voucher assistance nationwide, particularly in high cost areas like Santa Barbara where the need is greatest. Support legislation that ensures adequate
Section 8 Voucher renewal funding so that the
number of low-income families presently served is not reduced.
The City opposes any legislation to reduce financing for the Section 8 program and supports the preservation of HUD Section 8 program funding through its Legislation Platform.
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GOAL
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TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
Public Education and Information: Continue public education regarding affordable housing to increase awareness of the housing needs of extremely low, very low, low, moderate and middle income and special needs households and to inform the public about existing affordable housing opportunities, available resources and programs.
Policy H25. Housing Information. Encourage broad based support in the community for the siting and permitting of affordable housing projects, senior housing, homeless shelters, and group homes for persons with disabilities or terminal illnesses.
H25.1 Housing Resources. The City shall provide information to the public about housing needs and resources that exist in the community: Through reports to the Planning Commission or City Council, and in coordination with the Housing Authority; By public access television to provide
information on affordable housing: what it is, whom it is for, and why it is necessary.
The City regularly reports on the status of housing permits andhousing needs to the Planning Commission and City Council.
The Housing Authority has been an active participant and idea contributor to all housing issues that come before the Planning Commission or the City Council (e.g., AUD changes, FARs, rent control, etc.). The Housing Authority encourages the City to provide an ongoinglocal source of affordable housing funds that would amount to what the former RDA set-aside provided. This source would assist with securing and leveraging other affordable housing funds such as the Federal Low-Income Housing Tax Credits.
Modify and Continue Include a program in the 2023 – 2031 Housing Element to increase public information resources about housing.
H25.2 Rental Incentive Information. Provide rental incentive program information to potential developers regarding the need for large (3+ bedroom) rental units affordable to extremely low, very low, low, and moderate income households.
Program not complete. Delete
Policy H26. Affordable Housing Information. Inform the public of affordable housing opportunities that currently exist in the community. Implementation Actions H26.1 Housing Opportunities. Continue to The City affordable ownership housing program maintains an Continue City of Santa Barbara | General Plan Page | A-45
TABLE A‐2: THE 2015 HOUSING ELEMENT
Goal/Policy/Program Results and Evaluation Status
publish and distribute a resource guide to inform consumer households of available housing opportunities and community programs. interest list and provides that list to sellers and developers of affordable ownership housing. The City also maintains a list ofaffordable rental / senior properties. The City distributes an affordable housing resource guide, which was last updated in 2020.
H26.2 Accessibility Regulations. Continue to provide information and technical assistance to property owners concerning compliance with Title 24, ADA and Fair Housing Act regulations (the standards for accessibility by the disabled).
The City continues to provide compliance information through Building & Safety handouts, at the public counter and through the Fair Housing Enforcement Program.
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H26.3 Housing Achievements. Support and assist efforts to publicize both public and private affordable housing achievements.
The City continues to publicize housing achievements via the Affordable Housing website and the AUD Program website, as wellas through participation in community forums and events such asthe Housing Authority's Housing Day.
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City of Santa Barbara | General Plan Page | B-1
Appendix B: Affirmatively Furthering Fair Housing
Introduction and Overview of AB 686
AB 686 (2018) requires Housing Elements to contain an Assessment of Fair Housing consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” To comply with AB 686, the City completed the following outreach and analysis. The Analysis of Impediments to Fair Housing prepared by Root Policy Research in 2020 (the “City AI”) provides extensive data and policy recommendations that informed this AFFH analysis.
In addition, HCD encourages that analysis be presented at both a local and county level, for the purposes of promoting more inclusive communities. The Santa Barbara County HOME Consortium and Urban County Partnership (referred to as “Consortium”) is included as a data source. At minimum, the analysis should compare patterns from the most recent Five-Year ACS. The 2020 City AI includes data from either the one-year 2018 ACS or the five-year 2014 – 2018 ACS, and to ensure data consistency, all additional data sources have been gathered from the same source.
AFFH Technical Terms
AFFH: Affirmatively Furthering Fair Housing
Taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.
Assessment of Fair Housing
An analysis undertaken pursuant to 24 CFR § 5.154 that includes an analysis of fair housing data, an assessment of fair housing issues and contributing factors, and an identification of fair housing priorities and goals, and is conducted and submitted to HUD using the Assessment Tool. The AFH may be conducted and submitted by an individual program participant (individual AFH), or may be a single AFH conducted and submitted by two or more program participants (joint AFH), or two or more program participants, where at least two of which are consolidated plan program participants (regional AFH).
Contributing Factor
A factor that creates, contributes to, perpetuates, or increases the severity of one or more fair housing issues. Goals in an AFH are designed to overcome one or more contributing factors and related fair housing issues.
Disparities in Access to Opportunity
Defined by the AFFH Final Rule as “substantial and measurable differences in access to educational, transportation, economic, and other opportunities in a community based on protected class related to housing.”
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Disproportionate Housing Needs
Generally, refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden, severe cost burden, overcrowding, tenure (own vs. rent), homelessness, and substandard housing conditions.
Fair Housing Choice
Under the AFFH Final Rule, fair housing choice means that individuals and families have the information, opportunity, and options to live where they choose without unlawful discrimination and other barriers related to race, color, religion, sex, familial status, national origin, or disability. Fair housing choice encompasses:
● Actual choice, which means the existence of realistic housing options; ● Protected choice, which means housing that can be accessed without discrimination; ● Enabled choice, which means realistic access to sufficient information regarding options so that any choice is informed. For persons with disabilities, fair housing choice and access to opportunity include access to accessible housing and housing in the most integrated setting appropriate to an individual’s needs, as required under Federal civil rights law, including disability-related services that an individual needs to live in such housing.
Fair Housing Issue
A condition in a program participants geographic area of analysis that restricts fair housing choice or access to opportunity and includes such conditions as ongoing local or regional segregation or lack of integration, racially or ethnically concentrated areas of poverty, significant disparities in access to opportunity, disproportionate housing needs, and evidence of discrimination or violations of civil rights law or regulations related to housing.
Integration
A condition within the program participants geographic areas of analysis, as guided by the AFFH Data Viewer, in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.
Meaningful Action
Significant actions that are designed and can be reasonably expected to achieve a material positive change that affirmatively furthers fair housing by, for example, increasing fair housing choice or decreasing disparities in access to opportunity.
Place‐Based Strategies for Neighborhood Improvement
Place-based economic development strategies include a variety of approaches to incentivize investment in disadvantaged communities, including funding for infrastructure & public facilities, job creation & workforce development, affordable & workforce housing, and more.
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Protected Class
Refers to groups of people who are legally protected from being harmed or harassed by laws, practices, and policies that discriminate against them due to a shared characteristic (e.g., race, gender, age, disability, or sexual orientation). These groups are protected by both U.S. federal and state laws.
Segregation
A condition within the program participant’s geographic area of analysis - in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.
Contributing Factors
The Housing Element must include an identification and prioritization of significant contributing factors to segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs. “Fair housing contributing factor” means a factor that creates, contributes to, perpetuates, or increases the severity of one or more fair housing issues. Contributing factors should be based on all the prior efforts and analyses: outreach, assessment of fair housing, and site inventory. Contributing factors must also be prioritized in terms of needed impact on fair housing choice and strongly connect to goals and actions.
Suitable Sites Inventory
AB 686 requires the City’s suitable sites inventory contain the full scope of the assessment of fair housing, ensuring the City’s projected housing development sites accommodate all income levels, and assess if projected development will either further entrench or help to ameliorate existing patterns of segregation and/or exclusion of members of protected classes. Demographic patterns, disproportionate housing needs and access to opportunity, and the City’s regulatory review are identified fair housing issues for the City identified by the City AI. As a result, suitable sites were identified to accommodate all income levels in the City’s commercial and multi-unit zones along transit corridors close to jobs and services. This section includes a map series that compares AB 686 to the suitable sites inventory. The inventory sites are shown in the figures below where applicable.
City of Santa Barbara | General Plan Page | B-4
Goals, Policies, and Programs
Through the participation of stakeholders, fair housing advocates, and the assessment of fair housing issues described in this appendix, the City has identified contributing factors and meaningful actions that will be taken to address those issues during the planning period as described in Table B-1: For each fair housing impediment listed in Table B-1 below, a cross reference is provided to specific programs in this Housing Element that are intended to address the impediment.
TABLE B‐1: HIGH‐PRIORITY FACTORS THAT CONTRIBUTE TO FAIR HOUSING ISSUES IN
SANTA BARBARA
AFFH Identified Fair
Housing Issues
Contributing Factors Meaningful Actions
Demographic Patterns Fair housing observation from
demographic analysis: Concentration of
Hispanic residents in Downtown and
Eastside neighborhoods; higher poverty
rates among minority populations.
The Housing Element’s suitable sites
inventory identifies housing
opportunities for low-income
households throughout the City,
rather than concentrated in particular
neighborhoods.
The following programs will provide
assistance to racial/ethnic minority
households:
HE-17: Support Rental Housing
Mediation Program
HE-22: Affirmatively Further Fair
Housing Program and Opportunities
HE-24: Fund Home Rehabilitation
and Provide Technical Assistance
HE-25: Fund Home Improvements
and Repairs
HE-26: Renters Rights Information
HE-27: Housing Resources for the
Public
HE-28: Housing Supply and
Affordability Education Campaign
Disproportionate Housing
Needs
Fair housing observation from housing
needs analysis: disproportionate housing
needs exist for racial/ethnic minorities,
large family households, and people with
disabilities.
In addition to the programs above,
the following program will provide
support for housing needs:
HE-6: Facilitate Production of
Accessory Dwelling Units (ADUs)
HE-8: Innovative Housing Types
HE-12: Prioritize Affordable Housing
HE-13: Evaluate Inclusionary
Housing Ordinances
City of Santa Barbara | General Plan Page | B-5
TABLE B‐1: HIGH‐PRIORITY FACTORS THAT CONTRIBUTE TO FAIR HOUSING ISSUES IN
SANTA BARBARA
AFFH Identified Fair
Housing Issues
Contributing Factors Meaningful Actions
HE-16: Create Affordable Housing
Funds
HE-18: Right of First Refusal
Purchase Program
HE-23: Monitor and Preserve
Existing Affordable Housing
HE-29: Joint Legislative Platform
HE-30: Affordable Student, Staff,
and Faculty Housing
Access to Opportunity Fair housing observation from opportunity analysis: Racial/ethnic minorities
have lower access to economically strong
neighborhoods and live in
neighborhoods with lower labor market
engagement.
The Housing Element’s suitable sites
inventory identifies housing
opportunities near transit corridors
and jobs throughout the City,
providing an opportunity for all
residents to have access to
economically strong neighborhoods.
HE-11: Livable Neighborhoods
Regulatory Review – Zoning
and Land Use
Fair housing observation from regulatory
analysis: Barriers to affordable housing
development contribute to market realities
that limit housing choice and exacerbate
vulnerability of residents that may
experience housing discrimination.
In addition to the programs listed
above, the following programs
address regulatory review.
HE-1: Facilitating Conversion of
Nonresidential Buildings to Housing
HE-3: Amend the Zoning Ordinance
for Special Needs Housing
HE-4: Use-By-Right Permitting
HE-5: Process Improvements
HE-7: Objective Design Standards
HE-13: Evaluate Inclusionary
Housing Ordinances
HE-14: City Land Registry
HE-13: Track Housing Production
HE-18: Right of First Refusal
Purchase Program
HE-19: Short-Term Rental
Framework and Ordinance
HE-20: Evaluate Hotel Zones
City of Santa Barbara | General Plan Page | B-6
TABLE B‐1: HIGH‐PRIORITY FACTORS THAT CONTRIBUTE TO FAIR HOUSING ISSUES IN
SANTA BARBARA
AFFH Identified Fair
Housing Issues
Contributing Factors Meaningful Actions
HE-21: Residential Units Conversion
Ordinance
HE-27: Joint Legislative Platform
HE-31: Secure Permanent
Affordable Housing Funding
HE-32: Support Affordable Housing
Funding Legislation
ASSESSMENT OF FAIR HOUSING ISSUES
This section provides an assessment of fair housing issues in the City, including fair housing enforcement and outreach capacity, patterns of integration and segregation, racial or ethnic patterns of concentration, disparities in access to opportunities, and disproportionate housing needs, including displacement risk.
History of Fair Housing Issues & City Response
The City of Santa Barbara’s African American and Black Historic Context Statement (Context Statement) provides a holistic history of the African American/Black community in Santa Barbara and identifies possible historic resources that represent that history.1 In 2020, community members advocated for the historic designation of sites important to Santa Barbara’s African American and Black community as one aspect of highlighting and uplifting the community’s history. Community members worked with the City to secure a Certified Local Government grant from the California Office of Historic Preservation. The City hired architectural history consulting firm, Page & Turnbull, who partnered with Healing Justice Santa Barbara to complete the project by fall 2022.
Santa Barbara has a long and rich history that includes people of African descent since the earliest days of Spanish contact. The 1900s and 1910s coincided with the rise of racial zoning and restrictive covenants nationally. As a result, neighborhoods such as Oak Park Village south of Cottage Hospital, and west of State Street, were subdivided at the turn of the twentieth century by Los Angeles speculators as a “Whites only” upper class-community.
Once the U.S. Supreme Court ruled against racial zoning ordinances in the 1917 Buchanan v. Warley decision, cities used their zoning authorities in more indirect ways to segregate neighborhoods. As a result, restrictive covenants became more widespread, particularly as the 1920s saw a residential 1 Page & Turnbull and Healing Justice SB, “Santa Barbara African American and Black Historic Context Statement,” published in August 2022 available at: https://santabarbaraca.gov/sites/default/files/2022-09/African percent20American percent20Black percent20Context percent20Statement percent20- percent20Final.pdf.
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building boom across the country. Often placed on deeds by the private subdividing developer, restrictive covenants may list “building restrictions” such as setback lines, minimum building cost, or prohibited uses like oil drilling, in addition to exclusions of African American, Asian American, Mexican American, Jewish, and other residents. Italian and southern and Eastern European immigrants were sometimes included among that list, given the nativist, anti-immigration sentiments of the period. The covenants may have a limited period, such as 20 to 50 years. With this backdrop, Santa Barbara’s racial/ethnic minority communities became increasingly concentrated over the course of the 1920’s into the blocks to the east of lower State Street. By 1930, approximately two-thirds of Santa Barbara’s Black residents lived in the area bounded by East Haley Street, East Montecito Street, State Street, and Garden Street that came to be known as the Eastside. This emergence of this neighborhood where most Black residents lived occurred as Santa Barbara was rebuilding itself in the image of a bucolic Spanish Colonial city after the 1925 earthquake and introducing new residential subdivisions, especially west of State Street and the railroad tracks and north up the hills such as East San Roque.
Figure 2 - Newspaper advertisement for a
"carefully restricted" residential development in
the Santa Barbara area, January 1925
Figure 1 - An example of the types of
restrictions that were included in
residential developments, April 1927
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Figure 3 - Map showing the residences of African American and Black individuals in 1920 (red) and 1930 (blue) based on U.S. federal census data
Oral histories with Black and racial/ethnic minority residents who were alive during this period also describe anti-Black and racial/ethnic minority housing policies, in which real estate agents refused to rent or sell property in certain areas to people of color. This again followed national practices encouraged by the National Association of Real Estate Boards’ code of ethics, adopted in 1924, to maintain homogenous neighborhoods, and thereby property values, by steering African Americans and people of color away from White neighborhoods.2
All of this likely played a role in pushing people of color and working-class individuals into the lower Eastside. The Eastside geography was dominated by an estuary (the Estero) in the 19th century that was dry most of the time but would flood as far inland as Anapamu Street in wet winters. This slough land was drained and reclaimed starting in the 1860s when a canal was dug midway between Salsipuedes and Laguna Street, the so-called Canal Street that was renamed Olive Street in 1922. An agricultural park with a racetrack was created in 1886 southeast of Montecito Street to the shoreline between Santa Barbara Street and Quarantina Street as a use for the land prone to flooding. As a result of the patterns described, it appears that many built resources associated with important events, 2 National Association of Real Estate Boards, “Code of Ethics,” published in June 1924 available at:
https://www.nar.realtor/about-nar/history/1924-code-of-ethics.
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persons, and organizations have been lost. Blocks of housing between East Gutierrez Street and East Montecito Street just south of East Haley Street were cleared for the construction of U.S. Highway 101/State Highway 2 starting in the late 1940s. The area south of the highway became increasing industrial and replaced what had been part of the Eastside neighborhood. This further displaced people of color, because housing and built resources were gone.3 In 2010, the City certified a Program Environmental Impact Report for the Plan Santa Barbara General Plan Update and identified eight Project Study Areas (PSAs) that reflect neighborhoods containing higher concentrations of lower-income and racial/ethnic minority residents. The eight identified PSA neighborhoods, along with the number of identified suitable sites depicted on Figure B-1, are the following:
● Westside – five parcels
● Eastside – three parcels
● Laguna/Lower Eastside – 41 parcels
● Lower West – two parcels
● Milpas Corridor/Lower East – 42 parcels
● West Beach – four parcels
● Oak Park – 14 parcels
● West Downtown. – 59 parcels
Total of Suitable Sites located in City PSA’s = 170 parcels 3 City of Santa Barbara, “Santa Barbara African American and Black Historic Context Statement,” published in August 2022 available at: https://santabarbaraca.gov/sites/default/files/2022- 09/African%20American%20Black%20Context%20Statement%20-%20Final.pdf City of Santa Barbara | General Plan Page | B-10
Figure B‐1 2010 Program Environmental Impact Report (EIR) Selected Project Study Areas (PSAs) Identified suitable sites are concentrated within these eight project study areas (PSAs).
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Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Program Environmental Impact Report,
Selected Project Study Areas (PSAs)
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Source: City of Santa Barbara
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R:\GIS\Housing\HE_2023\AFFH Maps 3rd Draft\Fair_Housing_PSA_City_Map11x17_Oct2023.mxd City of Santa Barbara | General Plan Page | B-11
The identified eight PSAs (Figure B-1) are a direct result of historically segregating people of color and working-class individuals away from White neighborhoods and eliminating opportunities for them to own property and amass wealth. PSAs were identified for this analysis that have greater percentages of lower-income residents and ethnic minority residents than the City overall. In general, populations of lower-income and minority residents are concentrated in the older, developed urban core of the City, in neighborhoods within the City’s Downtown, Eastside, and Westside. Factors that were considered to potentially affect lower-income and ethnic minority populations include:
Environmental Hazards: Exposure to hazards, such as air pollution, chemical substances, and noise.
Economy, Jobs, and Housing: Increased job growth and housing costs, and resulting pressure to convert residential units to other uses, types of development pending, approved, or constructed; and the availability of jobs and affordable housing. Availability of Resources and Public Services: Adequacy of local sources of food and materials for sustenance, commercial services, transportation, and public services, such as police and fire protection, parks and recreation, and library services. Planning and Community Participation: Neighborhood-specific planning, and the use of public outreach to specifically include lower-income and minority populations, such as holding workshops at an accessible location within a PSA.
During the past 20 years, the City has been actively organizing focused planning studies, such as neighborhood design guidelines, annexation studies, and parks and recreation planning strategies, as well as the Neighborhood Improvement Program (NIP) that address physical conditions, resources, and housing affordability in lower-income and racial/ethnic minority populations. The City NIP was launched in 2003 to rectify issues of community concern in lower-income neighborhoods of the City.
Improvements resulting from the NIP have included:
● Repair and construction of sidewalks, curbs and gutters, and installation of streetlights. ● Creation of safer and better maintained neighborhoods. ● Removal of graffiti from public and private properties. ● Elimination of illegal trespassing and accompanying fire hazard conditions.
The following summarizes some of the existing City programs and policies that address physical conditions, resources, and housing affordability in lower-income and ethnic minority populations:
● The City Neighborhood Improvement Program (NIP) and interdepartmental Neighborhood Improvement Task Force (NITF) addresses neighborhood conditions such as clean-up and maintenance, repair and installation of sidewalks and lighting, building code enforcement, illegal trespass issues, and fostering community involvement and grant funding. ● The City Parks and Recreation Department, Creeks Division has implemented many water quality improvement projects and community outreach programs within the PSAs including:
Community Creek Stewardship projects at Sycamore Creek along both Cacique and Liberty streets; creek restoration of Old Mission Creek at both West Figueroa Street and Bohnett Park; the Westside Water Quality Improvement Project; and numerous youth events including the Pilot Youth Enrichment Program with student/youth participants involved in water quality projects within PSAs. The Parks and Recreation Department also provides numerous activity programs and services.
● Density bonus offers a path and incentives for developers to build more residential units than City of Santa Barbara | General Plan Page | B-12
would otherwise be allowed by the zoning ordinance in order to construct housing affordable to very-low-income, low-income, senior, and other qualifying households. In eligible areas of the City, significant Federal funding supports affordable housing production. Housing and Urban Development (HUD) qualifies census tracts 301, 302, 801, 804, 900, 1000, 1101, 1102, and 1206 as meeting their Low-Moderate Income Households criteria for eligibility to receive Community Development Block Grant (CDBG) funding.
● The City’s Average Unit-Size Density (AUD) Incentive Program includes additional development incentives, such as reductions to parking, setbacks, and open yard, to increase the city’s workforce housing stock and address Santa Barbara’s housing shortage. ● New multi-unit housing projects may be subject to Inclusionary Housing requirements. The City’s Inclusionary Housing Ordinance contains requirements for developers to provide affordable housing or pay fees to an affordable housing fund in certain instances. ● The Tenant Displacement Assistant Ordinance (Chapter 28.89) requires adequate noticing when tenants are displaced and, in certain instances, requires property owners to provide financial assistance or replacement housing for a specified amount of time when tenants are displaced as a result of elimination of their homes.
● City Housing Regulations (City of Santa Barbara Municipal Code, Title 26) for Housing Discrimination (Chapter 26.30) prevent housing preferences, limitations, and discrimination against minorities and other populations, especially those residing in rental units.
Federal Community Development Block Grant (CDBG) funding is available only in Census Tracts defined by the Housing and Urban Development Department (HUD) as low- and moderate-income, which in Santa Barbara are Census Tracts 301, 302, 801, 804, 900, 1000, 1101, 1102, and 1206.Currently, several City-led projects are underway and proposed and are located in the eight PSAs. These projects consist of bicycle and pedestrian facilities, improved traffic lighting, road repaving, and high visibility crosswalks. These projects include the following:
● Castillo Street Undercrossing Bicycle and Pedestrian Facility Improvements (West Downtown/ West Beach/Lower West)De La Vina Street Bridge Over Mission Creek Replacement Project (Oak Park)
● Lower Eastside Connectivity Active Transportation Plan (Eastside/East Beach) ● Milpas Street Crosswalk Safety and Sidewalk Widening Project (Milpas) ● Upper De La Vina Street Gap Closure & Safe Crossings Project (Oak Park) ● Westside and Lower West Neighborhoods Transportation Management Plan Implementation Project (Westside/Lower West)
● Eastside & Westside Community Paseos Projects (Westside/Downtown/Eastside/West Downtown/Laguna)
In 2009, under the leadership of the Parks and Recreation Department and Community Services, Neighborhood and Outreach Services was created, replacing the existing NIP. The mission of this unit is to provide programs and outreach services to strengthen families, improve outcomes for children and youth, enhance neighborhoods and create stronger communities. In November 2010, City Council by resolution, created the Neighborhood Advisory Council (NAC) to support the resident focus on neighborhood issues.
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Fair Housing Outreach and Participation
The City of Santa Barbara, as a recipient of federal housing and CDBG funds, is required to take actions to reduce barriers to fair housing choice. The 2020 City’s Analysis of Impediments to Fair Housing Choice, or AI, identifies the primary impediments to fair housing choice and recommends actions to reduce barriers. It addresses both barriers to housing choice and access to opportunity, and how economic factors play a significant role in attaining housing.
The community engagement activities that supported the development of the City’s Analysis of Impediments for Fair Housing Choice, or AI, and identification of impediments included:
● A resident survey (521 participants);
● A focus group with Spanish speaking residents hosted by Just Communities; ● A focus group with residents with disabilities hosted by the Independent Living Resource Center;
● A focus group with residents experiencing homelessness (recruited by Santa Barbara Alliance for Community Transformation (SB ACT) and PATH Santa Barbara); Two focus groups attended by stakeholders representing organizations providing housing and human services, fair housing enforcement and advocacy, services to residents with disabilities, residents in poverty, workforce development, and transportation; and interviews with subject matter experts.
Regarding outreach for the 2023 Housing Element, please refer to the Public Outreach and Participation section of this document.
Local Data and Knowledge
The City of Santa Barbara organized the Analysis of Impediments to Fair Housing Choice (AI) in 2020.
This AI reviews housing discrimination as evidenced by demographic patterns, access to opportunity, and zoning and land use policy review. The Federal Fair Housing Act, passed in 1968 and amended in 1988, prohibits discrimination in housing on the basis of race, color, national origin, religion, gender/sex, familial status, and disability. The Fair Housing Act— Amended (FHAA) covers most types of housing including rental housing, home sales, mortgage and home improvement lending, and land use and zoning. Excluded from the FHAA are owner- occupied buildings with no more than four units, single-family housing units sold or rented without the use of a real estate agent or broker, housing operated by organizations and private clubs that limit occupancy to members, and housing for older persons. HUD has the primary authority for enforcing the FHAA. HUD investigates the complaints it receives and determines if there is a “reasonable cause” to believe that discrimination occurred. If reasonable cause is established, HUD brings the complaint before an Administrative Law Judge.
Parties to the action can also elect to have the trial held in a federal court (in which case the Department of Justice brings the claim on behalf of the plaintiff).
The State of California has a substantially equivalent law prohibiting discrimination in housing. The Fair Employment & Housing Act (FEHA) is the primary state law prohibiting discrimination in the sale, rental, lease negotiation, or financing of housing based on a person’s race, religion, national origin, color, sex, marital status, ancestry, family status, disability, sexual orientation, and source of income. The State’s law exceeds the protections in the FHAA by including protected classes of marital status, sexual orientation, and source of income. In addition, the law defines physical and mental disability as a condition that limits a major life activity; this definition of disability is broader than the federal definition, which requires a “substantial limitation.” The FEHA also incorporates the protections of the Unruh Act which includes medical condition as a protected category.
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The primary local fair housing organization serving the City of Santa Barbara is the City’s Rental Housing Mediation Program (RHMP), which provides information on fair housing laws and tenantlandlord mediation services. The Housing and Human Services webpage on the City’s website also provides information to residents regarding fair housing services and related complaint response procedures. The City also refers lower-income residents, particularly agricultural workers, to California Rural Legal Assistance.
As seen in Figure B-2, the HCD AFFH Data Viewer reported a Fair Housing Enforcement and Outreach (FHEO) inquiry rate of less than one per 1,000 persons for the 2013-2021 period in the City.
Figure B‐2 FHEO Inquiries – City of Santa Barbara and Santa Barbara County Fair Housing Complaints
Analysis of fair housing complaints submitted to HUD from 2015 to 2019 from residents of Santa Barbara County, which includes the Consortium member cities as well as the City of Santa Barbara, Mission Canyon, and Summerland, reveals that 56 complaints were filed with some complaints citing multiple reasons for their claims.4 Thirty-two (32) of the total 56 complaints were filed in the City of Santa Barbara.
After receiving a complaint, mediation services are offered. If mediation services are denied, or the case needs to be further investigated, the case is referred to the City Attorney’s office for investigation and/or litigation. At this time, the City Attorney’s office would investigate the matter, and a prosecutor 4 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020 available at: County HOME Consortium Analysis of Impediments to Fair Housing Choice.
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would bring any formal legal charges against the party, if it was found to be housing discrimination.
Legal Aid and State Fair Housing services are also referred to residents.
Table B‐2 HUD Fair Housing Complaints – Number of complaints filed per year throughout the County, 2015‐2019
Total Cases
Filed
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Status
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Origin
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2015 21 12 5 1 3 2 0 1
2016 5 4 0 0 0 1 0 1
2017 9 6 3 1 1 0 1 0
2018 6 3 3 1 1 0 0 2
2019 15 6 7 1 0 1 0 1
Total 56* 31 18 4 5 4 1 5
percentage of
Basis Cited 46 percent 26 percent 6 percent 7 percent 6 percent 1 percent 7 percent *Thirty-two (32) of the total 56 complaints were filed in the City of Santa Barbara Disability was the most cited basis for complaints, comprising about 46 percent of all complaints.
Familial Status was the basis for about 26 percent of complaints. Other bases cited include Race (seven percent), Retaliation (seven percent), National Origin (six percent), Sex (six percent), and Religion (one percent).
Among disability complaints, all but two of the complaints citing this basis included failure to make or allow reasonable accommodations as a basis for their complaint. Throughout focus groups and stakeholder interviews during the County AI process, participants noted a particular concern about failure to make reasonable accommodations as well.
Rental Housing Mediation Program (RHMP)
The City’s Rental Housing Mediation Program (RHMP) maintains the continuity of housing and prevents homelessness by settling tenant and landlord disputes. These services result in the retention of housing, assist in maintaining Tenants' Section 8 Vouchers (Housing Authority of the City of Santa Barbara (HACSB), and the prevention of homelessness. Further, RHMP's service avoids the ripple effect of high-stake costly disputes, and litigation, which often negatively impact the community, and its valuable limited resources. The RHMP, therefore, effectively addresses societal issues before they become societal problems.
The target populations are tenants and landlords. 1,241 unduplicated clients were served in Fiscal Year (FY) 2021-2022. Of those, 85 percent are tenants and landlords, who own or manage rental property and 65 percent of the clients served were extremely low-to-low income. In addition, the Program’s FY 2021-2022 statistical demographics showed 331 clients served were Hispanic/Latino, and 40 percent of these clients were monolingual Spanish speaking.
The RHMP is operated by the City of Santa Barbara and is comprised of three full-time staff, including one bilingual/bicultural staff member, and a Board of 15 trained City Council appointed volunteer mediators from the Rental Housing Mediation Board (RHMB). The specific service provided is to assist City of Santa Barbara | General Plan Page | B-16
in the prevention and resolution of Tenant/Landlord disputes out-of-court using Dispute Resolution Services (DRS): information on rights and responsibilities, staff consultations, staff telephone mediations, Board and staff virtual (video teleconferencing) and face-to-face mediations, outreach and education.
The program’s client-outreach targets extremely low-to-low-income clients, minorities, limited English speakers, seniors, and persons with disabilities. Traditionally, outreach was held in person at food banks, community centers, public libraries, colleges, and Head Start Programs. Due to the Covid-19 pandemic, outreach is now mainly held virtually by webinars, workshops (Housing Santa Barbara Day), live-streamed internet, media, and Government Access TV. Clients are referred from Local Legislators, Government offices, Police, Legal Aid Foundation of Santa Barbara County, Social Services, and other nonprofit agencies serving families and special needs individuals.
The Program does not have income restrictions. For demographic and statistical purposes, clients are requested to provide self-certification of income. No supporting documentation is required. The data collected reveals that 65 percent of the clients served are extremely low-to-low income per HUD’s 2022 Area Median Income limits. These clients are the most vulnerable and are the greatest risk for becoming homeless. There is no fee charged or donation suggested for program services.
Fair Housing Laws
The City of Santa Barbara established its own Fair Housing laws consistent with the Housing Element to promote and ensure open and free choice of housing without discrimination to its residents. Santa Barbara Municipal Code 26.30 makes it unlawful for a person to attempt to do any of the following acts, where the act constitutes discrimination on a basis prohibited by the Unruh Act. The Unruh Act states that all persons are free and equal, and are entitled to full and equal accommodations, advantages, facilities, privileges, or services in all housing providers. The following standards ensure compliance with the Unruh Civil Rights Act:
● Refuse to rent or lease a rental unit;
● Refuse to negotiate for the rental or lease of a rental unit (includes acceptance of applications);
● Otherwise deny to, or withhold from any person or persons a rental unit; ● Discriminate against any person in the terms, conditions, or privileges of the rental or lease of a rental unit, or in the provision of services, facilities or benefits in connection with the rental unit;
● Refuse to show a rental unit;
● Advertise in any manner which indicates any preferences, limitations or discrimination; ● Require tenants to remain childless or otherwise limit families with children under 18 years of age;
● Refuse to rent after making a bona fide offer, or refuse to negotiate for the rental of, or otherwise make unavailable or deny, rental unit to any person; ● Charge additional rent for persons living in rental unit; ● Discriminate by means of arbitrary income restrictions (refuse to rent to a person who can demonstrate, by prior rental history or by other means, that he or she is able to pay the required rent); or
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● Discriminate by means of arbitrary standards.
Exemptions
● Senior Facilities: Housing for senior adults or state-licensed residential care facilities for the elderly.
● Nursing homes: A state licensed nursing home, convalescent home, or community care facility.
● Owner-occupied unit: A rental unit occupied by the owner. ● Subleases: A rental unit occupied by a tenant who subleases any portion of that accommodation to another tenant.
● Government housing: A rental unit owned, operated, or managed by a government agency.
In addition, the City does not have a crime free housing ordinance, or nuisance property ordinance, local laws or programs that either encourage or require private landlords to evict tenants who have had varying levels of contact with the criminal legal system, or to reject those tenants for housing in the first place. Generally, these laws penalize tenants if they or their guests engage in certain conduct or if they make frequent calls to the police—tenants become a “nuisance” if the police respond to a certain address too frequently.
Patterns of Integration and Segregation
RACE AND ETHNICITY
Two measures of segregation, spatial analysis and the Dissimilarity Index (a measure of the extent to which the distribution of any two groups differ across census tracts or block-groups), find that Santa Barbara has historically been an integrated community, but some neighborhoods show a concentration of Hispanic residents. The Dissimilarity Index has a range of zero-100, with zero-39 indicating low segregation, 40-54 indicating moderate segregation, and 55-100 indicating high segregation. As of 2018, the Dissimilarity Index for Minority/Non-Hispanic white is 39, the Dissimilarity Index between Hispanic/Non-Hispanic white in the City is 41, the Dissimilarity Index between Asian/Non-Hispanic white in the City is 42, and the Dissimilarity Index between African American/Non-Hispanic white is 49.
The latter three index values indicate a moderate level of segregation between the comparison groups while the first index value indicates a low level of segregation.5 Concentration of populations by race, ethnicity, or nativity may be due to preferences toward living in cultural enclaves, concentration of affordable housing, or discrimination (e.g., steering). Similar factors apply to residents with disabilities, in addition to accessible infrastructure (e.g., accessible sidewalks and access to public transportation).
Residents that participated in focus groups specific to the City AI development, were asked if the housing needs they described were more prevalent for certain racial and ethnic groups. Some Spanish speaking residents, and residents with children, felt they were more likely than others to be treated poorly by landlords or to face housing discrimination.
Most focus group attendees agreed that low-income people are equally challenged by Santa Barbara’s 5 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020 available at: City of Santa Barbara Analysis of Impediments to Fair Housing Choice
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high housing costs. Participants that were Spanish speakers also expressed challenges related to accessing housing information (including marketing for rental units and lease agreements) in Spanish.
Local and Regional Analysis
The diversity index maps depicted in Figures B-3 and B-4, represent the probability that two individuals, chosen at random in the given geography, would be of different races or ethnicities. Lower index values between zero and 20 suggest more homogeneity and higher index values above 50 suggest more heterogeneity (diverse).
A countywide distribution is illustrated in Figure B-3. While White residents make up the majority, there are areas of the County that are primarily other racial or ethnic groups. For example, Hispanic residents make up the majority in the northeastern parts of the County, as well as in Lompoc, Goleta, and Carpinteria. Although race/ethnicity is just one factor that may affect fair housing choice, it is a useful tool in understanding the demographics of individual tracts across the region.
Racial and ethnic diversity can be indicative of economic and behavioral patterns. For example, racially and ethnically homogenous areas are sometimes representative of concentrated poverty or concentrated wealth. They could also be indicative of discriminatory housing policies or other relative barriers.
In describing the City-wide racial and ethnic make-up, Santa Barbara is a historically and ethnically diverse community: 56 percent of residents are non-Hispanic White, 36 percent are Hispanic, and the remaining seven percent identified as another racial/ethnic minority. About four percent of residents are Asian, one percent are Black or African American and one percent are Native American.6 As seen in Figure B-4, the percentage of non-White population in Santa Barbara is highest within the Westside, Lower West, Lower East, Milpas, and Eastside neighborhoods of the City. A similar pattern can be found on the PSA map (Figure B-1) and is further reinforced under the History of Fair Housing section and the historical narrative sourced from the City’s Historic Context Statement.
6 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020.
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Figure B‐3 Racial Demographics – Santa Barbara County
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Figure B‐4 Racial Demographics – City of Santa Barbara
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Racial Demographics
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Percent of Total Non-WhitePopulation
< 35%35 - 70%> 70%
Source: Esri 2018.
Draft
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PERSONS WITH DISABILITIES
The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The City facilitates housing for persons with disabilities through its Reasonable Accommodation procedures under the Fair Housing Act and regulations that allow group homes, community care facilities, residential facilities for the elderly, and hospices housing six or fewer individuals in all residential zones.
Households that include a member with a disability may experience housing challenges related to modifications to the home or accommodations from their housing provider. Overall, one third of households that include a member with a disability live in a home that does not meet the needs of the resident with disability. Among these households, the improvements or modifications needed include:
● Grab bars in the bathroom;
● Reserved accessible parking spots by entrance;
● Wider doorways and ramps.
About half of residents with disabilities live in neighborhoods where they cannot get around due to inadequate infrastructure (e.g., missing/broken sidewalks, poor street lighting, dangerous traffic).
Around 40 percent can’t afford the housing that that has accessibility features and around the same proportion worry about retaliation if the report harassment by neighbors/building staff/landlord.
In addition, low-income residents, precariously housed residents, and households that include a member with a disability were more likely than other residents to experience denial when looking for housing. AI outreach conducted showed that the precariously housed, residents with disabilities and other minorities are less likely to agree that people like themselves are welcome in all neighborhoods.
Local and Regional Analysis
In addition to having to overcome barriers such as housing discrimination and difficulty in finding accessible units, people with disabilities face financial hardships at much higher rates than the average person. An estimated 9.4 percent of the total population of the County (32,314 people) had a disability of some sort.7
Unfortunately, accessible and affordable housing remains firmly out of reach for a large portion of the disabled population. The incidents of residents with a disability are highest in the southwest and northeast tracts of the County. Carpinteria, Lompoc, and Solvang have the highest percentage of disability rates in the Consortium (Figure B-5). The number of fair housing complaints filed per year throughout the County, 2015-2019, revealed that disability is the most cited bases for complaints, comprising about 46 percent of all complaints.8
As shown on Figure B-6, lower percentages of disabled residents (>eight percent) are located within the Riviera, San Roque, and Upper East, Bel Air, and West Mesa neighborhoods. The remaining neighborhoods have residents with a disability rate of between nine-16 percent. The majority of 7 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020. 8 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020.
City of Santa Barbara | General Plan Page | B-22
identified suitable sites are located within areas with the highest percentage of disabled residents (16- 20 percent). This is important to note because new multi-unit construction will more likely require accessibility features.
City of Santa Barbara focus group attendees agreed that low-income people are challenged by Santa Barbara’s high housing costs. The exception is persons with disabilities who need both accessible and affordable housing – the supply of which is extremely limited. These residents have significantly disproportionately high needs if they are not living in publicly subsidized housing.
Figure B‐5 Population with a Disability – Santa Barbara County City of Santa Barbara | General Plan Page | B-23
Figure B‐6 Population with a Disability – City of Santa Barbara State St
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Hope Cielito
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Alta Mesa
Westside
Eastside
Oak Park
Eucalyptus Hill
Laguna
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Hidden Valley
Upper East
West Mesa
East Beach
Hitchcock
San Roque
Upper State
Lower Riviera
East San Roque
Downtown
West Beach
Lower East
Samarkand
Waterfront
West Downtown
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Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Population with a Disability
Pacific Ocean
Legend
Inventory SitesCity LimitsNeighborhood Boundaries
Percent of Population witha Disability
< 8%9 - 16%> 17%
Source: American Community Survey 2015 - 2019.
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FAMILIAL STATUS
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns.
In 2018, nearly half of all households with children are married families, while the remaining half are single-parent householders. Twenty percent of all households include children under 18. Single-parent households are also protected by fair housing law.9
Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services.
Local and Regional Analysis
Figure B-7 shows the percentage of children living in married couple households for the County as a whole. According to the Santa Barbara County AI, familial status is the second most cited basis for fair housing complaints filed per year, 20152019, comprising about 26 percent of complaints.10 More specifically, in Goleta the most frequently cited basis was familial status, Figure B-8 shows the distribution of children in married couple households in the City of Santa Barbara.
The greatest concentrations of children in married couple households are located on the east end of town; specifically, the Hidden Valley, Campanil and East Mesa neighborhoods. These neighborhoods are where a greater density of young families live, unlike the Riviera, where an older generation of retired individuals reside.
Regarding concentrations of female headed households, there are about 1,089 female headed households with children in the City of Santa Barbara. The poverty rate for these households is 28 percent – much higher than the city-wide poverty rate of eight percent. The 301 female headed households with children living in poverty are the most likely to struggle with rising housing costs and may need unique supports given the challenges they face.
9 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020. 10 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020.
City of Santa Barbara | General Plan Page | B-25
Figure B‐7 Percentage of Children in Married Couple Households ‐ County of Santa Barbara
City of Santa Barbara | General Plan Page | B-26
Figure B‐8 Percentage of Children in Married Couple Households – City of Santa Barbara State St
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Oak Park
Eucalyptus Hill
Laguna
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Hidden Valley
Upper East
West Mesa
East Beach
Hitchcock
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Lower Riviera
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Downtown
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Samarkand
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Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Percentage of Children in Married Couple Households
Pacific Ocean
Legend
Inventory SitesCity LimitsNeighborhood Boundaries
Percent of Children inMarried-CoupleHouseholds
< 45%46 - 80%> 81%
Source: American Community Survey 2015 - 2019.
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INCOME
Identifying low/moderate-income (LMI) areas is an important aspect in understanding patterns of segregation. HUD defines a LMI area as a census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the AMI).
In 2018, the median household income in Santa Barbara was $78,381, up from $61,245 in 2010 (a 28 percent increase).11 The distribution of incomes also shifted upward between 2010 and 2018. In 2010, about one-third of all households earned less than $35,000 per year; by 2018, one in five households earned less than $35,000. This decline was off-set by a proportional increase in households earning more than $75,000 per year, with the largest gains in the highest income category (households earning $150,000 or more). This trend likely represents some households with increasing incomes but also may reflect displacement of lower income households to areas outside the City due to high, and rising, home prices.
Economic and Workforce Development
One of the key workforce challenges in Santa Barbara is the inability of service and wage workers to live in the community. Significant in-commuting contributes to turnover in the employment market and poses a challenge to business owners.12
Capacity building and workforce training, including entrepreneur incubation and training, were also highlighted as needs in the community. As part of the community engagement process for the AI, residents and stakeholders serving low-income households were specifically asked about broadband needs and digital inclusion. While participants generally believe that access to broadband was not a problem, several participants did express concern over a generation gap technology proficiency.
Local and Regional Analysis
As seen in Figure B-9, higher LMI concentrations are in the western and northeastern portions of the County. County-wide, there is a relationship between a household’s median income and race or ethnicity. White and Asian households have median household incomes higher than the county median of $68,023, while all other race/ethnicities are lower. Native American Indian/Alaskan Native households have the lowest median household income in the county with $46,250, or 68 percent less than the countywide median household income. Due to the small size of the group, the median household income for Native Hawaiian/Pacific Islander households was not calculated.13 City-wide, households have higher incomes in the city with only 27 percent earning below $50,000 compared to 43 percent of non-family households. Nearly half of family households earn over $100,000.
In Santa Barbara, the Downtown corridor, the southern portion of the Eastside neighborhood, Westside, parts of Oak Park, and Upper State have the highest percentages of LMI households (Figure B-10). 11 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020. 12 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020. 13 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020.
City of Santa Barbara | General Plan Page | B-28
Figure B‐9 Low/Moderate Income Population – Santa Barbara County City of Santa Barbara | General Plan Page | B-29
Figure B‐10 Low/Moderate Income Population – City of Santa Barbara State St
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Oak Park
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NAD 1983 State Plane California V FIPS 0405 (Feet)
Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Low/Moderate Income Population
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Inventory SitesCity LimitsNeighborhood Boundaries
Percent Low-Moderate IncomePopulation
< 30%30 - 60%> 60%
Source: HUD 2020.
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RACIALLY/CONCENTRATED AREAS OF POVERTY
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of residents are living in poverty.14 Households within R/ECAP tracts frequently represent the most disadvantaged households within a community and often face a multitude of housing challenges. HUD data shows that there are no R/ECAPs in the City of Santa Barbara.
From 2010 to 2018, the poverty rate in Santa Barbara decreased from 18 percent to 12 percent, tracking with the economic recovery after the Great Recession.15 Santa Barbara County saw a similar decrease in poverty over the same period.16
Local and Regional Analysis
The poverty rate in the County has consistently been higher than the statewide rate and has also increased slightly more than the state as a whole. In 2010, the poverty rate in the Consortium was 14.4 percent and by 2017 it increased to 15.8 percent. During the same time period, the poverty rate in the state as a whole went from 13.7 percent to 15.1 percent.17 As shown in Figure B-11, the increase in poverty was uneven throughout the region. Three cities experienced a decrease in the poverty rate, Buellton and Carpinteria had the largest decrease with 24.7 percent and 28.0 percent, respectively. Solvang experienced a very large increase going from six percent in 2010 to 15.1 percent in 2017 – an increase of 145 percent. Concentrations of poverty are important to be aware of, particularly if the areas overlap with neighborhoods that have a large racial or ethnic minority present. Tracts in Santa Maria, Lompoc and Goleta appear to have the highest poverty in the County.
While the City does not include R/ECAP areas, areas of poverty do exist within the City, as shown in Figure B-12. Based on this map, poverty rates are highest (greater than 21 percent) along the Downtown corridor and adjacent neighborhoods. South of Highway 101, the Alta Mesa, Lower West, and West Beach neighborhoods include concentrations of people experiencing the highest poverty rates. Currently, there are several affordable single-unit and multi-unit housing projects in these areas, especially within the Downtown, West Downtown, Lower State, Lower East and Laguna neighborhoods (Figure B-13). The West Beach neighborhood is where City College is located, where 37 percent of the student body identifies as Hispanic. In addition, many of the colleges’ students reside in this area and adjacent neighborhoods. Currently, 43 percent of City College students attend classes full-time, and do not receive a steady income, falling into the City’s population whose income is the past 12 months is below poverty level.
14 Goetz, E. G., Damiano, A., & Williams, R. A. (2019). Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research, 21(1), 99–124. 15 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020. 16 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020. 17 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020.
City of Santa Barbara | General Plan Page | B-31
Figure B‐11 Racially/Ethnically Concentrated Areas of Poverty – Santa Barbara County City of Santa Barbara | General Plan Page | B-32
Figure B‐12 Racially/Ethnically Concentrated Areas of Poverty – City of Santa Barbara State St
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Eastside
Oak Park
Eucalyptus Hill
Laguna
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Hidden Valley
Upper East
West Mesa
East Beach
Hitchcock
San Roque
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Downtown
West Beach
Lower East
Samarkand
Waterfront
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Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Racially/Ethnically Concentrated Areas of Poverty
Pacific Ocean
Legend
Inventory SitesCity LimitsNeighborhood Boundaries
Current R/ECAP Score
0 - Not a R/ECAP (No R/ECAP in SB)1 - R/ECAP
Percent of Population whoseincome in the past 12 months isbelow poverty level < 7%8 - 20%> 21%
Source: HUD 2020.
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Figure B‐13 Current Affordable Housing Sites – City of Santa Barbara State St
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Map prepared by City of Santa Barbara, Planning Division, April 2023 City of Santa Barbara
Current Affordable Housing Sites
Pacific Ocean
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Affordable Housing SitesCity Limits
City of Santa Barbara | General Plan Page | B-34
RACIALLY CONCENTRATED AREAS OF AFFLUENCE
According to HCD’s AFFH Resource, Cityscape: A Journal of Policy Development and Research, awareness and concern regarding racially concentrated areas of affluence as an expression of segregation has been largely absent from both our national and state housing policy agenda until recent years. Historically, while low-wealth communities of color have been thoroughly problematized and portrayed as the most recognizable example of racial and income segregation in the United States, relatively little attention has been given to the other side of the segregation dynamic – the affluent, White community. Identifying Racially Concentrated Areas of Affluence (RCAAs) are now required for state Housing Elements, ensuring scrutiny is applied to demonstrate that although patterns of segregation in the United States exist within all racial groups, Whites are the most severely segregated.
According to the HCD’s AFFH Guidance Memo, “segregation is a continuum, with polarity between race and poverty and race and affluence, which can be a direct product of the same policies and practices.” Therefore, both sides of the continuum must be examined.18 Local and Regional Analysis
Table B-3 compares the median household incomes (regardless of household size) of White/nonHispanic residents in the City of Santa Barbara and Santa Barbara County (Figure B-14) as a whole to the median incomes for the total population of the City and County. This table shows that, in the City, the median income for White/non-Hispanic households is about 16 percent higher than for the City’s population as a whole. Countywide, the median income for White/non-Hispanic households is about 12 percent higher than for the population as a whole. These data suggest that there is less racial concentration of affluence in the City than in Santa Barbara County as a whole.
As shown in Figure B-15 racially concentrated areas of affluence exist among the City’s Foothill areas and the western portion of the Hidden Valley neighborhood. The suitable sites inventory does not identify sites within these areas because they did not meet the criteria to accommodate RHNA.
Conversely, potential housing development opportunities are identified within the downtown and State Street corridor, serving the LMI residents that live there, and are located within close proximity to employment opportunities and public transportation.
Although the suitable sites inventory does not identify sites within these areas, Figure B-16 shows the number of pending and issued ADU permits within the City’s racially concentrated areas of affluence.
Since 2017, there have been 221 issued ADU permits and 64 ADU permits are pending within the City’s racially concentrated areas of affluence. According to state Housing and Community Development, ADUs are an innovative, affordable, effective option for adding much-needed housing in California.
In addition, there are approximately 20 suitable sites in these areas. However, these areas include development constraints such as high cost of insurance due to their location within the City’s Very High Fire Areas. Most standard homeowners’ insurance policies will cover fire damage, including from wildfires. The City’s Racially Concentrated Areas of Affluence have a higher risk of wildfires than other areas of the City, which can make it more difficult to find affordable home insurance. Property owners in these areas can expect to pay much higher rates for home insurance on average, as these areas are 18 California Department of Housing and Community Development, “Affirmatively Furthering Fair Housing: Guidance for All Public Entities and for Housing Elements,” updated in April 2021 available at: HCD Affirmatively Furthering Fair Housing April 2021.
City of Santa Barbara | General Plan Page | B-35
more prone to wildfires. Finally, it’s important to note that the City’s Racially Concentrated Areas of Affluence are also far from public transit and employment opportunities. Development in these areas of affluence would further exacerbate access to opportunity for racial/ethnic minorities that have lower access to economically strong neighborhoods and live in neighborhoods with lower labor market engagement.
TABLE B‐3: MEDIAN HOUSEHOLD INCOME BY RACE – CITY OF SANTA BARBARA AND
SANTA BARBARA COUNTY
Median Household Income City of Santa Barbara Santa Barbara County All Households $76,606 $74,624
White Alone (not Hispanic or Latino) $91,023 $87,460
2015-2019 Census ACS, Table B19013 (All) & B19013H (White alone, not Hispanic or Latino) Figure B‐14 Racially Concentrated Areas of Affluence (RCAA) – Santa Barbara County Taft
Santa Barbara
Santa Maria
Lompoc
Goleta Ojai
Carpinteria
Solvang
Buellton
Maricopa
Arroyo Grande
Guadalupe
San Buenaventura (Ventura)
San Buenaventura (Ventura)
San Buenaventura (Ventura)
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community : 024 1
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Map prepared by City of Santa Barbara, Planning Division, February 2023 City of Santa Barbara
Countywide Racially Concentrated Areas of Affluence
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Source: California Tax Credit Allocation Committee 2021.
City of Santa Barbara | General Plan Page | B-36
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R:\GIS\Housing\HE_2023\AFFH Maps 3rd Draft\Fair_Housing_Racially Concentrated Areas of Affluence (RCAA)_SB_City_Map11x17_Oct2023.mxd Figure B‐15 Racially Concentrated Areas of Affluence (RCAA) – City of Santa Barbara City of Santa Barbara | General Plan Page | B-37
Figure B‐16 Racially Concentrated Areas of Affluence & ADUs– City of Santa Barbara State St
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RCAA with Pending and Permitted ADU Projects
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R:\GIS\Housing\HE_2023\AFFH Maps 3rd Draft\Fair_Housing_Racially Concentrated Areas of Affluence (RCAA)_withADUs_SB_City_Map11x17_Oct2023.mxd City of Santa Barbara | General Plan Page | B-38
Access to Opportunity
OVERVIEW
California housing law requires cities to analyze disparities in access to opportunity as part of the fair housing assessment. The California Tax Allocation Committee (TCAC) and HCD developed maps showing access to various types of opportunities such as education, economic, transportation, and environmental indicators that can be utilized for this analysis. These maps are discussed below.
EDUCATIONAL OPPORTUNITY
There is a minimum variation in access to proficient schools by race or ethnicity, though Hispanic residents have a somewhat lower index value than other groups. However, when the analysis is restricted to residents in poverty, access to proficient schools appears to increase for non-Hispanic White and Asian residents.19
Local and Regional Analysis
Variation in access to proficient schools by race/ethnicity is more pronounced in Santa Barbara County than in the City of Santa Barbara.
For the 2022-23 school year, there are 126 public schools serving 66,600 students in Santa Barbara County. 92 percent of all K-12 students in Santa Barbara County are educated in public schools, compared to the CA state average of 90 percent. Educational opportunity scores (based on math and reading proficiency, high school graduation rate, and student poverty indicators) for Santa Barbara County as a whole are shown in Figure B-17. The areas with the highest educational opportunity are found in the South Coast and in the Santa Ynez Valley. Minority enrollment is 79 percent of the student body (majority Hispanic).
For the 2022-23 school year, there are 21 public schools serving 13,183 students in Santa Barbara Unified School District. Minority enrollment is 68 percent of the student body (majority Hispanic), As shown in Figure B-18, TCAC educational opportunity scores are highest in the northwestern portion of the City within the Hope School District and a small eastern portion of the City located within the Montecito School District. The remaining areas of the City, where scores are lower, are located within the Santa Barbara Unified School District.
If a student is interested in attending a school outside of their school of residence, or is interested in a pathway, academy, or program of choice that is not available at the school of residence, parent/guardian(s) may submit an Intra-District Transfer Application. This Intra-District Transfer Application allows students mobility outside of their assigned school district, allowing students to take advantage of educational opportunities in schools located in areas where higher educational domain scores exist.
19 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020.
City of Santa Barbara | General Plan Page | B-39
Figure B‐17 TCAC Educational Opportunity Areas – Santa Barbara County City of Santa Barbara | General Plan Page | B-40
Figure B‐18 TCAC Educational Opportunity Areas – City of Santa Barbara State St
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Source: California Tax Credit Allocation Committee 2021.
R:\GIS\Housing\HE_2023\AFFH Maps 3rd Draft\Fair_Housing_TCAC_Educational_Opportunity_Areas_SB_City_Map11x17_Oct2023.mxd City of Santa Barbara | General Plan Page | B-41
ECONOMIC OPPORTUNITY
According to data from the Bureau of Labor Statistics, unemployment rates for the County, City and the State are following a very similar trend. Since 2010, the unemployment rates in the region have been steadily decreasing.
The 2013-2017 ACS, reports that there were 211,793 workers in Santa Barbara County with the “Educational services, health care, social assistance” industry being the largest employing business sector by far with 23 percent share of all workers. This was followed by the “Arts, entertainment, recreation, accommodation, food services” and “Professional, scientific, management, admin, waste management” business sectors with 12.2 percent and 11.4 percent respectively. Retail trade was the fourth largest employing business sector in Santa Barbara County with a 10.4 percent share of workers.20
This is significant because not all jobs have the same earning potential. Two of the four largest business sectors in the County also have the lowest Industry Median Earnings – the median earnings of all employed workers in the business sector. Workers in the “Retail trade” business sector have an annual median earning of $21,003 and those in the “Arts, entertainment, rec, accommodation, food” business sector have $18,776 – the two lowest earning business sectors in the County.
Local and Regional Analysis
In Santa Barbara County, the highest access to economic opportunity (based on poverty, adult education, employment, and job proximity indicators) are found in the South Coast and Santa Ynez Valley areas, as seen in Figure B-19.
In Santa Barbara, the lowest economic opportunity scores areas are found along the City’s coastline, such as West Beach, East Beach, and the Waterfront. Neighborhoods within the western areas of the City, such as, Campanil and Hidden Valley, also include the lowest economic scores within the City (Figure B-20).
This is likely because these areas include lower-income households and/or are located further from job centers. Specifically, a large portion of the City’s City College student population live within the highlighted portions of the West Beach and Lower West neighborhoods. In addition, the highlighted northwestern portion of the City’s Upper State neighborhood is where a concentration of Assisted Living and Retirement communities reside. For example, the age-restricted San Vicente Mobile Home Park serves approximately 270 households that are at least 55 years old in age, is located in this portion of the Upper State neighborhood. While considering suitable sites for future development, sites were prioritized along not only transit corridors, but within close proximity to employment opportunities and services.
20 United States Census Bureau, “DP02: Selected Characteristics in the United States: 2013-2017 American Community Survey 5-Year Estimates, Geographic Area: Santa Barbara County,” published in 2017 available at:
https://labormarketinfo.edd.ca.gov/file/Census2017/santbdp2017.pdf.
City of Santa Barbara | General Plan Page | B-42
Figure B‐19 TCAC Economic Opportunity – Santa Barbara County City of Santa Barbara | General Plan Page | B-43
Figure B‐20 TCAC Economic Opportunity – City of Santa Barbara State St
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R:\GIS\Housing\HE_2023\AFFH Maps 3rd Draft\Fair_Housing_TCAC_Economic_Opportunity_Areas_SB_City_Map11x17_Oct2023.mxd City of Santa Barbara | General Plan Page | B-44
TRANSPORTATION OPPORTUNITIES
In general, those living in Santa Barbara have lower transportation costs and better access to transit than residents living in Santa Barbara County.21 This likely reflects shorter commuter times (and thus lower commuting expenditures) and the City’s public transit system, which residents and stakeholders both considered to be more efficient than commuter transit options. The City AI also includes survey responses and, on average, showed the highest level of agreement with the statement, “I can easily get to the places I want to go using my preferred transportation option.” While residents agree the most with the statement, members of other populations lag behind, such as families with children, large families, people with disabilities, and Hispanic and other racial/ethnic minorities.
Transportation infrastructure, including improvements to county-wide transit options for commuters was a top workforce-related need identified though AI community outreach. While stakeholders acknowledged that regional transit does exist, their concern was that the frequency and timing only accommodate typical nine a.m. – five p.m. schedules and does not serve in-commuters working in retail or food/accommodation services who often work evenings. In addition, residents with disabilities highlighted the need for accessible housing, particularly near transit.
Suitable sites were also considered based on walkability and bicycle path/lane access. The Santa Barbara Metropolitan Transit District (MTD) provides bus service downtown, connecting the Westside and Eastside, providing continuation to Goleta and Isla Vista (Figure B-21). In addition, bicycle paths are easily accessible from identified suitable sites, and additional bicycle path proposals are currently under review (Figure B-22).
21 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020.
City of Santa Barbara | General Plan Page | B-45
Figure
B‐21 SBMTD Bus Routes
– City of Santa Barbara
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Figure B‐22 Bicycle Paths – City of Santa Barbara
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Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa BarbaraBikeways and Bike Share Stations
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Class 1 - SeparatedBike PathClass 2 - On StreetBike LaneClass 2 - On StreetBuffered Bike LaneClass 3 - On StreetBike RouteClass 4 - SeparatedBike LanePeak Hour - Bike Lane(typically 7-9am and2-4pm)NeighborhoodBoundariesCity Limits Source: City of Santa Barbara
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R:\GIS\Housing\HE_2023\AFFH Maps 3rd Draft\Fair_Housing_Bikeway_SB_City_Map11x17_Oct2023.mxd City of Santa Barbara | General Plan Page | B-47
ENVIRONMENTAL OPPORTUNITIES
Environmental opportunity scores are based on the California Fair Housing Task Force Methodology for the 2021 TCAC/HCD Opportunity Map, as described below.
The environmental opportunity metric relies on twelve of the indicators that are used in the California Office of Environmental Health Hazard Assessment (OEHHA)’s CalEnviroScreen 3.0 tool under the “exposures” and “environmental effect” subcomponents of the “pollution burden” metric. To mirror the CalEnviroScreen 3.0 approach to calculating pollution burden scores, the exposure indicators are weighed twice as heavily as the environmental effects burden indicators because they are considered to have more of an impact on pollution burden. The indicators for each category are listed below:
Exposure indicators:
1. Ozone Concentrations
2. PM2.5 Concentrations
3. Diesel PM Emissions
4. Drinking Water Contaminants
5. Pesticide Use
6. Toxic Releases from Facilities
7. Traffic Density
Environmental effects indicators:
8. Cleanup Sites
9. Groundwater Threats
10. Hazardous Waste Generators and Facilities
11. Impaired Water Bodies
12. Solid Waste Sites and Facilities
CalEnviroScreen 3.0 was developed to support the Affordable Housing and Sustainable Communities program and other programs that allocate funding from sale of cap-and-trade revenue, but it is explicitly acknowledged as a tool that can be used for a variety of policy and planning purposes. For more information on CalEnviroScreen 3.0, see the OEHHA website.
One limitation of the environmental quality indicators is that the levels of a pollutant are generally measured at a limited number of points statewide; the levels of the pollutant are then estimated for other areas that are not immediately adjacent to the measurement site. Additionally, there are some indicators which may have a large impact in one area of a census tract, but which could have only a marginal effect at another location in the same census tract. This is particularly true of stationary polluting sources, where the impact decreases as the distance from the site decreases.
Local and Regional Analysis
Environmental opportunity scores are put in order from highest to lowest. Therefore, areas with the highest scores, have greater environmental opportunity, and areas with the lowest score, have less environmental opportunity. Specifically, for Santa Barbara County these scores are shown in Figure B- City of Santa Barbara | General Plan Page | B-48
23. This map shows that the highest scores are found in the Santa Maria, Lompoc, Santa Ynez Valley, and South Coast areas.
In Santa Barbara, the highest environmental opportunity scores are found in the western and northeastern portions of the City (Figure B-24), while neighborhoods in the central and eastern areas show lower scores. Areas with the highest opportunity scores, are a greater distance from urban areas and levels of pollutant are less severe. Wind patterns can link Santa Barbara with the more polluted air of the South Coast Air Basin (Los Angeles area). Air pollutants generated in the South Coast Air Basin can be blown offshore then carried to other coastal cities such as Santa Barbara. In addition, some pollution is transported from the San Fernando Valley to Ventura County, then into Santa Barbara.
In addition, areas within the City with the lowest environmental opportunity scores include residential areas west of Milpas Street, south of Cota Street, and east of State Street are interspersed with auto body shops, gas stations, and businesses that use solvents. In addition, land uses in the lower State Street area south of Sola Street features a high density of internal combustion engines, surface coating operations, and other sources of air pollution. The area north of the Santa Barbara Airport also has a high density of facilities using solvents, internal combustion engines, and other sources of air pollution.
Although, areas with the lowest scores consist of the city’s urbanized areas, and include a great number of suitable sites, they are also areas with greater access to public transportation and economic opportunities.
SITES INVENTORY ANALYSIS
The City’s inventory of sites for potential housing is presented in Appendix G. The inventory is comprised of vacant sites, non-vacant underutilized sites, and future ADUs. The sites analysis shows that very little vacant developable land is available in the City of Santa Barbara and underutilized sites in commercial and office areas provide the majority of future housing capacity.
As illustrated in Figure B-25 much of the City, including suitable sites for housing, are within areas designated by the TCAC/HCD Opportunity Maps as Moderate, High, or Highest Resource. The TCAC/HCD opportunity maps are intended to display which areas, according to research, offer lowincome children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health. High resource means that there are positive economic, educational, and health outcomes for low-income families.
The City of Santa Barbara is in the Central Coast Region. The TCAC/HCD Opportunity Map allocates 20 percent of census tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. The remaining tracts are then evenly divided into “Low Resources” and “Moderate Resource” categories. The map is also used for TCAC/HCD to develop new policies aimed at increasing access to high-opportunity areas for families with children financed with nine percent Low Income Housing Tax Credits.
While commercial and office use areas provide the largest component of the potential residential inventory, it is important to recognize that existing residential neighborhoods categorized with High or Highest opportunity resources also provide substantial potential for new housing through ADUs and Senate Bill 9 (2021) two-unit residential development and urban lot splits.
City of Santa Barbara | General Plan Page | B-49
Figure B‐23 TCAC Environmental Opportunity – Santa Barbara County City of Santa Barbara | General Plan Page | B-50
Figure B‐24 TCAC Environmental Opportunity – City of Santa Barbara State St
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CalEnviroScreen Environmental Opportunity Areas
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Source: California Communities Environmental Health Screening Tool 2018.
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Figure B‐25 TCAC Opportunity Areas Composite Score – City of Santa Barbara State St
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TCAC Opportunity Areas Composite Score
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TCAC Opportunity Score
Missing/Insufficient DataHigh ResourceHighest ResourceLow ResourceModerate ResourceModerate Resource (Rapidly Changing) Source: California Tax Credit Allocation Committee 2021.
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Displacement Risk
Displacement refers to any involuntary household move caused by landlord action or market changes.
Displacement can be caused by rising housing costs, insufficient affordable housing opportunities, expiration of affordability covenants, evictions, natural disaster, housing discrimination, or the physical demolition of existing housing to make way for new development. Displacement mitigation strategies include tenant protections, physical maintenance and conservation of the existing affordable housing stock, preservation of existing deed-restricted affordable units at-risk of conversion to market-rate, acquisition and rehabilitation of existing housing units, requiring the replacement of existing affordable units demolished as part of redevelopment, and facilitating construction of additional affordable housing. The Housing Element includes programs to implement all of these strategies.
From 2015 to 2020, one in four survey respondents had to move from a home when they did not want to move. Four in ten precariously housed residents experienced displacement in the past five years, the highest rate among the resident segments examined. One in three residents with income less than $25,000, Hispanic residents, residents with income less than $50,000, and renters have been displaced over the last five years.22
A focus group meeting with residents currently experiencing homelessness discussed the challenges facing people without stable housing and the precarious situation of those at risk of homelessness.
They noted the need for additional shelter space and affordable housing but also identified the need for health services, help with service navigation, and protection for those living on the streets (e.g., safe parking locations, designated camping areas, bathrooms).
Participants expressed a desire (and need) for supportive services, but also expressed frustration that the system prioritizes people in crisis for housing, which creates the perception that you have to be substance addicted in order to get access to housing. Stakeholders also identified a need for more mental health resources for the general population and for people with disabilities.
The reasons for having to move varied, but the greatest proportion of respondents attributed their displacement experience to increased rent, landlord selling the home, personal/relationship reasons, or landlord wanting to rent to someone else.
PEOPLE EXPERIENCING HOMELESSNESS
Low-income households are at greatest risk of housing instability and are at greater risk of homelessness. Santa Barbara is one of the most expensive cities in which to live. The Housing Element’s Introduction provides a cost and inflation rate over time analysis that supports the fact that home and rent prices are up significantly and the supply of available homes and apartments are insufficient.
Table B-4 presents, for each housing type a breakdown of the 2023 median rent and number of listings/observations (Obs), or sample size, by area and number of bedrooms. Table B-5 presents, 2023 median household incomes, based on household sizes of one person for studios, two people for one-bedroom apartments, four people for three-bedroom apartments, and five people for apartments with four or more bedrooms. This table also includes the percentage of median or minimum wage household income that would be required for median rent prices to represent at most 30 percent of 22 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice,” published in April 2020.
City of Santa Barbara | General Plan Page | B-53
tenant income.
This affordability analysis considers the median rent prices in the City of Santa Barbara relative to tenant income; and further demonstrates the need for more affordable homes and apartments within the City of Santa Barbara.
Table B‐4: City Median Rent and Sample Size by Number of Bedrooms and Property Type Table B‐5: Minimum Wage Income Relative to Income Needed to Afford Median Rent As stated in the Special Needs Assessment of the Housing Element, the number of persons experiencing homelessness in Santa Barbara was 822 according the 2022 Point in Time Count, and 787 in 2023.
The City has various methods to identify the areas of highest concentration where people are experiencing homelessness. In 2019, the City’s Sustainability and Resilience Department implemented a web-based centralized system that allows residents, staff, and visitors to report encampments or to report an individual in need of outreach services. Each report received is pinpointed on a map allowing City staff to see where there are existing or emerging areas of concentration. This mapping system shows that while the presence of homeless individuals is citywide, there are areas of concentration, which are as follows:
Along Highway 101 and Union Pacific Railroad, both corridors run along the entirety of the city, The downtown corridor - State Street in particular,
In creeks traversing the city, particularly Mission, Arroyo Burro, and Sycamore creeks, In the waterfront area along Cabrillo Boulevard, and
In the city’s industrial area on the eastside between Highway 101 and the railroad tracks.
The City has also coordinated with the County of Santa Barbara in implementing an Encampment resolution Fund (ERF) grant. The County’s mapping program shows the areas of concentration are comparable to the areas listed in the City’s mapping system. This County program also allows the City to visualize the number of vehicular homeless and has found areas of concentration at Dwight Murphy 0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
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Apartments $2,100 12 $2,598 56 $3,750 31 $4,125 4 $5,400 2 Condos N/A 0 $4,400 3 $4,275 4 $5,185 4 $6,450 1
Duplex/TH N/A 0 $3,000 5 $4,500 21 $4,500 3 $6,800 1
Homes N/A 0 $3,000 5 $4,500 21 $4,500 3 $6,800 1
Source: Table 3-2, 3-3, 3-4 & 3-5 from RDN 2023 Rental Housing Survey Apartment Size Household Size 2023 Minimum Wage
Household Income
% of Minimum Wage
Household Income Needed
Studio 1 Person $32,240 261%
1 Bedroom 2 People $64,480 161%
2 Bedrooms 3 People $96,720 155%
3 Bedrooms 4 People $128,960 128%
4+ Bedrooms 5 People $161,200 134%
Source: Table 4-3 from RDN 2023 Rental Housing Survey
City of Santa Barbara | General Plan Page | B-54
ball field, the Commuter lot at Carrillo/Castillo, Pershing Park and Alameda Park, which are adjacent to (or within) the highly impacted areas identified above.
The following is a list of services available to people experiencing homelessness:
Street outreach:
City Net - Recognizing the need for dedicated street outreach, in 2018 the City partnered with Cottage Health to obtain a Homeless Emergency Aid Program (HEAP) Grant to contract with City Net to provide street outreach and engagement, case management and housing navigation services throughout the City of Santa Barbara. Building on the success of that program, the City has continued to contract with City Net utilizing Permanent Local Housing Allocation (PLHA) funds. In early 2023, the City expanded street outreach services along State Street and Cabrillo Boulevard from Thursday through Sundays until 10 p.m. when most other non-emergency service providers are closed.
New Beginnings Safe Parking - The Safe Parking Program provides safe parking, case management and housing navigation services to individuals and families who live in their vehicles. Program staff conduct outreach in areas with a high concentration of persons experiencing vehicular homelessness to offer services and enroll in their programs. The City of Santa Barbara provides funding support to the Safe Parking program, in addition to providing 25 nighttime safe parking spaces and 6 daytime parking spaces on City-owned lots throughout the city.
Other street outreach services available include Good Samaritan, which provides street outreach and engagement services throughout Santa Barbara County, including in the City of Santa Barbara.
Additionally, City Net and Good Samaritan both have California Encampment Resolution Fund (CERF, Round 1 and 3) contracts through the County of Santa Barbara, to provide street outreach services to people experiencing homelessness along Highway 101 and the Union Pacific Railroad corridor and along waterways, covering the aforementioned high impact areas. Additionally, the City is currently seeking CERF Round 3 funds to increase the number of street outreach and housing navigation services on the waterfront and creeks.
People Assisting the Homeless Street Outreach Program - PATH began a street outreach program in 2022 to provide case management and services to people experiencing homelessness in the eastside neighborhood in area identified above. The program serves people that congregate near PATH’s shelter on Cacique and the Rescue Mission on Yanonali, but are not staying at any shelter.
Neighborhood Navigation Centers:
SB ACT - The City also contracts with the Santa Barbara Alliance for Community Transformation (SB ACT) to provide Neighborhood Navigation Centers (NNCs) whereby service organizations come together to provide services in a “one-stop-shop” location. Services include case management by street outreach organizations, food distribution, medical and veterinary care, sanitation services, and more.
NNCs operate Tuesdays at the Carrillo Commuter Lot, Wednesdays at the Rescue Mission, and Thursdays at Alameda Park. All NNC locations take place in the high impact areas. Each NNC site serves an average of 40 unique individuals per week and in 2022 the NNC sites were instrumental in more than 65 street exits.
Youth and Family Services YMCA Haley Street Navigation Center – This drop-in center for transitional aged youth (ages 17-24) offers food, access to hygiene and laundry, case management housing navigation, access to healthcare and more. The Haley Street location is centrally located and easily accessible by foot or public transportation.
City of Santa Barbara | General Plan Page | B-55
Emergency Shelters:
People Assisting the Homeless (PATH) - PATH Santa Barbara is an interim housing program serving homeless individual men and women. PATH provides access to 100 beds year-round for referrals from partner agencies, including: Cottage Health, County Behavioral Wellness, City Net, City of Santa Barbara staff, County Probation, County Adult Protective Services, and City of Goleta. From December to March, PATH also provides overnight shelter during inclement weather shelter – rain or temperatures below 40 degrees.
Freedom Warming Centers - Good Samaritan operates the warming centers from November 1 through March 31 and activate during rain or severe cold weather nights. Good Samaritan staff and volunteer at local churches and give persons who are unsheltered a warm dry place to sleep. During extreme weather events, the City and County coordinate to
Other shelter programs include:
Transition House for emergency shelter for families - temporary and transitional, meals, childcare and job assistance;
Domestic Violence Solutions for temporary shelter, supportive services, and transitional assistance for victims of domestic violence and their children; Salvation Army Hospitality House for transitional shelter and case management to homeless men and women;
Sarah House for full supportive services in a complete care residential home for special needs persons with AIDS and terminal illnesses;
Noah's Anchorage Youth Shelter for temporary housing and crisis intervention services for homeless, or runaway youth.
Displacement & Natural Disasters
Santa Barbara County and the City have a history of displacement due to wildfire, earthquakes, and floods. Over the last ten years, Santa Barbara County has experienced nine major fires. Two of these fires directly threatened the heavily populated Santa Barbara Front Country and hillside areas of the City of Santa Barbara. The Very High Fire Severity Zones (VHFSZ) are located primarily in the City’s areas of Racially Concentrated Areas of Affluence (RCAA). Generally, property owners within RCAA areas have the financial means to rebuild their homes after wildfire events and have done so.
Therefore, property owners located in both the VHFSZ and RCAA are rarely displaced permanently.
The City of Santa Barbara is also located in a high seismic activity zone. However, the City has not experienced a destructive earthquake, causing property damage and death since June 1925.
According to the United States Geological Survey (USGS), the probability of occurrence for a magnitude six earthquake to occur within the Southern California region over the next 30-years is 100 percent. Nonetheless, during the 1925 earthquake, buildings of reinforced concrete were damaged little, as were frame buildings covered in stucco, sheathing, or lath. Structures built today, are far more resilient to seismic activity.
Flooding has been a major problem in the City of Santa Barbara. The City has several watershed areas that have different types of flooding problems, including over bank riverine flooding, flash floods, tidal flooding/tsunamis, and dam failure. The most common flooding in the City is due to watershed channel flooding and flash flood events. However, the City’s Floodplain Management Ordinance has identified FEMA flood hazard areas that may be subject to periodic inundation which may result in loss of life and property. The Floodplain Management Ordinance sets forth minimum standards for construction within flood-prone areas of the City.
City of Santa Barbara | General Plan Page | B-56
Local and Regional Analysis
Housing costs are a significant barrier to acquiring affordable housing for renters. However, there are additional barriers that renters often face. Historically, California law allowed landlords to evict tenants without providing a reason for eviction. Tenants could be subjected to eviction in retaliation for repair requests or organizing with their neighbors against rent hikes and displacement.
However, state and local government have taken action to address the eviction crisis. The County has increased its dispute resolution services as a direct result of the passage of the new State and local laws found in the Tenant Protections Act of 2019, which became effective on January 1, 2020. This passage of AB 1482 (2019) enacts three new California Civil Code Sections, which together establish Statewide Rent Control and Just Cause Eviction protections and remedies, including tenant relocation costs until January 1, 2030.
Additionally, on June 7, 2019 the Santa Barbara City Council adopted Mandatory Lease Ordinance No. 5885 to help housing retention and prevent homelessness. The Rental Mediation Housing Program is specifically named in the ordinance. In cases of non- renewal of leases, it states “the tenant shall be offered a one-session conciliation meeting with the landlord using the Santa Barbara Rental Housing Mediation Board…” This new ordinance with the Program’s neutral Dispute Resolution Services, at no cost to the parties, has already led to an increase in staff workload with the scheduling and performance of conciliation and face-to-face mediations, including multiparty mediations.
The overall number of people experiencing homelessness (sheltered and unsheltered) in Santa Barbara County has remained relatively consistent since the 2013 Point in Time (PIT) Count (1,882 in 2013 vs. 1,897 in 2020). According to the City’s HOME ARP Allocation Plan, Santa Barbara has the highest population of persons experiencing homelessness in Santa Barbara County.23 The 2022 PIT count found 1,962 persons experiencing homelessness countywide, with approximately 53 percent of those in the South Coast. Notably, of the total countywide homeless population, 42 percent were specifically within the City of Santa Barbara.24
In regard to demographics, VI-SPDAT (Vulnerability Index - Service Prioritization Decision 4 Assistance Tool) assessment data shows that: 80 percent of persons experiencing homelessness were White; ten percent were Black/African-American; two percent were Native Hawaiian or Pacific Islander; one percent were Asian. Of these, 31 percent were Hispanic. These demographics are generally in line with U.S. Census demographics with two exceptions: Black/African-American persons only make up two percent of the overall citywide population, while making up ten percent of the homeless population; and Native Hawaiian or Pacific Islanders, which only make up two tenths percent of the general population, but make up two percent of the homeless population. While two different data sources were used for this assessment, this disparity should still be noted and a greater emphasis should be placed on addressing the needs of these particular populations. Additionally, VI-SPDAT data shows that 19 percent have a physical disability, 44 percent have a chronic health condition, 30 percent have a substance use disorder, and 34 percent have mental health conditions or brain injuries. The PIT 23 City of Santa Barbara, “Home ARP Allocation Plan,” published in March 2022 available at:
https://www.hud.gov/sites/dfiles/CPD/documents/HOME-ARP/ALLOCATIONPLANS/SantaBarbaraCAAllocationPlan.pdf. 24 County of Santa Barbara, “2022 Santa Barbara County Homeless Point-In-Time County & Survey,” published in March 2022 available at: https://content.civicplus.com/api/assets/4344ab0c-a9f5-47dd-8d52-fd7ad028dca9.
City of Santa Barbara | General Plan Page | B-57
identified 117 homeless veterans countywide, which is a decrease from 210 counted in 2020.25 New Beginnings Counseling Center reported serving 372 veterans and their families in Santa Barbara through its Supportive Services for Veteran Families program. 26 Although the supportive and housing services needed by this population vary, generally, all need health care and counseling immediately following the event and continued mental health support to assist with the traumatic stress disorder related to the event. Victims may also require assistance with substance abuse and mental health services, both of which are common among this population.
Moreover, access to affordable housing is also critical: the National Alliance to End Homelessness argues that a “strong investment in housing is crucial [to victims of domestic violence] …so that the family or woman is able to leave the shelter system as quickly as possible without returning to the abuse.” The Alliance also reports that studies have shown a correlation between domestic violence and homelessness.27
Disadvantaged Communities
Senate Bill 1000 (2016) requires cities with designated disadvantaged communities to include environmental justice goals and policies in the General Plan. Per SB 1000, the California EPA uses CalEnviroScreen to identify disadvantaged communities. As seen in Figure B-26, there are no identified disadvantaged communities in the City of Santa Barbara. The only designated disadvantaged community in Santa Barbara County is in the northwestern corner of the County.
Disproportionate Housing Needs and Displacement Risk
The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines “disproportionate housing needs” as “a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.” The analysis of disproportionate housing needs is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing. In addition, this analysis examines homelessness and displacement risk.
COST BURDEN (OVERPAYMENT)
A household is considered cost-burdened if it spends more than 30 percent of its income in housing costs, including utilities. Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes.
Local and Regional Analysis
Over 60 percent of renter households in Santa Maria, Lompoc, and cities in the southern coastal area have high-cost burdens. The County’s lowest rates of renter households with high-cost burdens (under 25 County of Santa Barbara, “2022 Santa Barbara County Homeless Point-In-Time County & Survey,” published in March 2022 available at: https://content.civicplus.com/api/assets/4344ab0c-a9f5-47dd-8d52-fd7ad028dca9. 26 City of Santa Barbara, “Home ARP Allocation Plan,” published in March 2022 available at:
https://www.hud.gov/sites/dfiles/CPD/documents/HOME-ARP/ALLOCATIONPLANS/SantaBarbaraCAAllocationPlan.pdf. 27 City of Santa Barbara, “Home ARP Allocation Plan,” published in March 2022 available at:
https://www.hud.gov/sites/dfiles/CPD/documents/HOME-ARP/ALLOCATIONPLANS/SantaBarbaraCAAllocationPlan.pdf.
City of Santa Barbara | General Plan Page | B-58
30 percent), are found in tracts to the south and west of Santa Maria and in central areas bordering Los Padres National Forest. Three areas of the Consortium stand out with a disproportionately high homeowner cost burden (over 40 percent of owner households). These areas are north of Santa Maria, central areas bordering Los Padres National Forest, and along the south coastline west of Goleta.
Many of the tracts located around the cities in the County have cost burden higher than the rural tracts of the region.28
Key findings from both stakeholder and resident focus groups notes that across the board, residents and stakeholders expressed concern about the shortage of affordable housing, particularly rental housing in Santa Barbara. Residents and stakeholders noted that the city’s economy supports a number of retail and service jobs which do not pay wages high enough to live in the city. This creates long commutes for workers and has both traffic and environmental consequences.29 Residents expressed the need for more affordable housing options throughout the city, particularly for families and larger households, including renting and/or buying homes. Residents specifically noted a shortage of rentals priced around $1,200 per month or for purchase housing with a mortgage of around $2,000 per month or less. Residents currently experiencing homelessness desired more extremely affordable rental options and identified a need for one-bedrooms, studios, and/or single room occupancy units. Residents with disabilities highlighted the need for accessible housing, particularly near transit.
Stakeholders emphasized a need for housing options across the spectrum including the need for increased shelter space, transitional housing, and permanent supportive housing. These types of housing are particularly difficult to develop in Santa Barbara due to not-in-my-backyard (NIMBY) attitudes along with financing challenges. Stakeholders identified the following barriers to affordable development and the siting/development of shelters/transitional housing: Community resistance, insufficient funding, environmental requirements, bias toward and stereotyping of expected residents, cultural resistance to density, and parking requirements.
Figures B-27 and B-28 show overpayment rates for renters and homeowners in Santa Barbara County.
In most areas of Santa Barbara County (Figures B-27), overpayment affects 41 to 60 percent of all renter households. As seen in Figure B-29 and B-30, the highest rates of overpayment for both City renter and homeowners (61 percent or greater) occurs in the southern portions of the City, south of Highway 101. See the Housing Challenges section of the Housing Element for more information about cost burden. The problems of overpayment are addressed in the Housing Element through efforts to facilitate production and preservation of affordable housing. 28 County of Santa Barbara HOME Consortium, “Analysis of Impediments to Fair Housing Choice,” published in 2020. 29 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020.
City of Santa Barbara | General Plan Page | B-59
Figure B‐26 Disadvantaged Communities – Santa Barbara County
City of Santa Barbara | General Plan Page | B-60
Figure B‐27 Renters Overpaying for Housing – Santa Barbara County 
Santa Barbara
Santa Maria
Lompoc
Vandenberg AFB
Goleta Montecito
Carpinteria
Solvang
Isla Vista
Buellton
Cuyama
Los Padres Natl Forest
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community :
024 1
Mile
1:348,642
NAD 1983 State Plane
California V FIPS 0405 (Feet)
Map prepared by City of Santa Barbara, Planning Division, June, 2022 City of Santa Barbara
Countywide Renters Overpaying for Housing
Pacific Ocean
Legend
SB County Limits
SB City Limits
Percent of Renter Households for whom Gross
Rent (Contract Rent Plus Tenant-Paid Utilities) is
30.0 Percent or More of Household Income
< 25%
26 - 50%
51 - 75%
> 76%
Source: American Community Survey 2015 - 2019.
City of Santa Barbara | General Plan Page | B-61
Figure B‐28 Homeowners Overpaying for Housing – Santa Barbara County 
Santa Barbara
Santa Maria
Lompoc
Vandenberg AFB
Goleta Montecito
Carpinteria
Solvang
Isla Vista
Buellton
Cuyama
Los Padres Natl Forest
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community :
024 1
Mile
1:348,642
NAD 1983 State Plane
California V FIPS 0405 (Feet)
Map prepared by City of Santa Barbara, Planning Division, June, 2022 City of Santa Barbara
Countywide Homeowners Overpaying for Housing
Pacific Ocean
Legend
SB County Limits
SB City Limits
Percent of Owner Households with Mortgages
whose Monthly Owner Costs are 30.0 Percent or
More of Household Income
< 20%
21 - 40%
41 - 60%
> 61%
Source: American Community Survey 2015 - 2019.
City of Santa Barbara | General Plan Page | B-62
Figure B‐29 Renters Overpaying for Housing – City of Santa Barbara State St
!(192
!(154
£¤101
£¤101
Ortega St
Milpas St
De la Vina St
Calle Real
Carrillo St
Hope Cielito
Riviera
Foothill
Bel Air
Campanil
Alta Mesa
Westside
Eastside
Oak Park
Eucalyptus Hill
Laguna
East Mesa
Hidden Valley
Upper East
West Mesa
East Beach
Hitchcock
San Roque
Upper State
Lower Riviera
East San Roque
Downtown
West Beach
Lower East
Samarkand
Waterfront
West Downtown
Lower West
Lower State
Milpas
Coast Village
Cliff Dr
Foothill Rd
Garden St
Castillo St
Modoc Rd
Haley St
Cabrillo Blvd
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Salinas St
Summit Rd
Valerio St
Mission St
San Andres St
Alameda Padre Serra
Padre St
Yanonali St Robbins St
Braemar Dr
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Alston Rd
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Constance Ave
Voluntario St
Quinientos St
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Rd
Ontare
Rd
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Coast V illage Rd
Gutierrez St
Mo untain Dr
Sycamore Canyon Rd
Valerio St
Mountain Dr On
ta
re
Rd
Modoc Rd
Sycamore
Canyon
Rd
Calle Real
Voluntario St
Yanonali St
Castillo St
State St
Alamar Ave
Padre
St
Alston Rd
Mountain Dr
Mountain Dr
Valerio St
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0 0.2 0.4 0.1
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NAD 1983 State Plane California V FIPS 0405 (Feet)
Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Renters Overpaying for Housing
Pacific Ocean
Legend
Inventory SitesCity LimitsNeighborhood Boundaries
Percent of RenterHouseholds for whomGross Rent (Contract RentPlus Tenant-Paid Utilities)is 30.0 Percent or More ofHousehold Income < 40%41 - 60%> 61%
Source: American Community Survey 2015 - 2019.
Draft
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Figure B‐30 Homeowners Overpaying for Housing – City of Santa Barbara State St
!(192
!(154
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£¤101
Ortega St
Milpas St
De la Vina St
Calle Real
Carrillo St
Hope Cielito
Riviera
Foothill
Bel Air
Campanil
Alta Mesa
Westside
Eastside
Oak Park
Eucalyptus Hill
Laguna
East Mesa
Hidden Valley
Upper East
West Mesa
East Beach
Hitchcock
San Roque
Upper State
Lower Riviera
East San Roque
Downtown
West Beach
Lower East
Samarkand
Waterfront
West Downtown
Lower West
Lower State
Milpas
Coast Village
Cliff Dr
Foothill Rd
Garden St
Castillo St
Modoc Rd
Haley St
Cabrillo Blvd
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Salinas St
Summit Rd
Valerio St
Mission St
San Andres St
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Padre St
Yanonali St Robbins St
Braemar Dr
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Valerio St
Mountain Dr On
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Rd
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Canyon
Rd
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Voluntario St
Yanonali St
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0 0.2 0.4 0.1
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NAD 1983 State Plane California V FIPS 0405 (Feet)
Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Homeowners Overpaying for Housing
Pacific Ocean
Legend
Inventory SitesCity LimitsNeighborhood Boundaries
Percent of Owner Householdswith Mortgages whose MonthlyOwner Costs are 30.0 Percentor More of Household Income < 30%31 - 60%> 61%
Source: American Community Survey 2015 - 2019.
Draft
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OVERCROWDING
“Overcrowding” is defined by the Census Bureau as a housing unit occupied by more than 1.01 persons per room (excluding kitchens, porches, and hallways). A unit with more than 1.51 occupants per room is considered “severely overcrowded.” The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units.
In such a high-cost market, many residents in the City accept substandard living conditions by paying high rents for units in very poor condition and others live in overcrowded situations, sometimes with entire families renting a single room in a home.
Many residents and stakeholders also described situations of extreme overcrowding in the City, stemming from the shortage of affordable, appropriately sized units. In many cases families are sharing a single-room and individuals are renting what stakeholders described as “closets” for hundreds of dollars per month.30
Overcrowding is also related to overpayment, because households may not be able to afford a large enough home to accommodate their needs. Overcrowding can lead to a variety of other problems such as lower educational performance among children, psychological stress, and adverse health impacts.
Local and Regional Analysis
In high-cost markets, such as Santa Barbara, many residents may accept substandard living conditions by paying high rents for units in very poor condition, and others may live in overcrowded situations, sometimes with entire families renting a single room in a home. According to the City AI, many residents and stakeholders also described situations of extreme overcrowding, stemming from the shortage of affordable, appropriately sized units. For Santa Barbara County as a whole, overcrowding is most common in the northwestern portion of the County to the west of Santa Maria (Figure B-31). In Santa Barbara, the highest rates of overcrowding occur in the southeastern portion of the City (Figure B-32). The problems of overcrowding are addressed in the Housing Element through efforts to facilitate production and preservation of affordable housing.
30 City of Santa Barbara, “Analysis of Impediments to Fair Housing Choice”, published in April 2020.
City of Santa Barbara | General Plan Page | B-65
Figure B‐31 Overcrowded Households – Santa Barbara County 
Santa Barbara
Santa Maria
Lompoc
Vandenberg AFB
Goleta Montecito
Carpinteria
Solvang
Isla Vista
Buellton
Cuyama
Los Padres Natl Forest
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community :
024 1
Mile
1:348,642
NAD 1983 State Plane
California V FIPS 0405 (Feet)
Map prepared by City of Santa Barbara, Planning Division, June, 2022 City of Santa Barbara
Countywide Overcrowded Households
Pacific Ocean
Legend
SB County Limits
SB City Limits
Percent of Overcrowded
< 8.2% (Statewide Average)
83. - 12%
13 - 20%
> 21%
Source: Comprehensive Housing Affordability Strategy 2020.
City of Santa Barbara | General Plan Page | B-66
Figure B‐32 Overcrowded Households – City of Santa Barbara State St
!(192
!(154
£¤101
£¤101
Ortega St
Milpas St
De la Vina St
Calle Real
Carrillo St
Hope Cielito
Riviera
Foothill
Bel Air
Campanil
Alta Mesa
Westside
Eastside
Oak Park
Eucalyptus Hill
Laguna
East Mesa
Hidden Valley
Upper East
West Mesa
East Beach
Hitchcock
San Roque
Upper State
Lower Riviera
East San Roque
Downtown
West Beach
Lower East
Samarkand
Waterfront
West Downtown
Lower West
Lower State
Milpas
Coast Village
Cliff Dr
Foothill Rd
Garden St
Castillo St
Modoc Rd
Haley St
Cabrillo Blvd
L
a
s
P
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s
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t
a
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R
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Sola St
Calle Real
H
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r
e Rd
State St
Salinas St
Summit Rd
Valerio St
Mission St
San Andres St
Alameda Padre Serra
Padre St
Yanonali St Robbins St
Braemar Dr
O
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v
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M
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Las Alturas Rd
Milpas St
Alston Rd
La Marina Dr
Constance Ave
Voluntario St
Quinientos St
Syca
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a
nyon
Rd
Ontare
Rd
C
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Coast V illage Rd
Gutierrez St
Mo untain Dr
Sycamore Canyon Rd
Valerio St
Mountain Dr On
ta
re
Rd
Modoc Rd
Sycamore
Canyon
Rd
Calle Real
Voluntario St
Yanonali St
Castillo St
State St
Alamar Ave
Padre St
Alst on Rd
Mountain Dr
Mountain Dr
Valerio St
O
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Sycamore Canyon Rd
0 0.2 0.4 0.1
Mile :
1:30,000
NAD 1983 State Plane California V FIPS 0405 (Feet)
Map prepared by City of Santa Barbara, Planning Division, October 2023 City of Santa Barbara
Overcrowded Households
Pacific Ocean
Legend
City LimitsNeighborhood BoundariesInventory Sites
Percent of Overcrowded
< 8.2% (Statewide Average)8.3 - 12%> 12%
Source: Comprehensive Housing Affordability Strategy 2020.
Draft
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SUBSTANDARD HOUSING
Housing age is often an important indicator of housing condition. Housing units built prior to 1978, before stringent limits on the amount of lead in paint were imposed, may have interior or exterior building components coated with lead-based paint. Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.
The age and exterior condition of housing is one indicator of overall housing conditions. Approximately 75 percent of the City’s housing stock was built prior to 1980 (see Table 9 in the Housing Element), which can raise housing maintenance issues. Housing units older than 30 years typically need some rehabilitation work to address issues with roofing, siding, and plumbing and electrical systems.
Local and Regional Analysis
In the County, approximately 61.2 percent of the housing stock was built prior to 1980. Homes older than 1980 have a higher risk of containing lead-based paint, which means that over 70,000 units in the Consortium are at risk. In the Consortium newer homes are primarily concentrated in the northwest, particularly just west of Santa Maria. In those tracts the median year built is 1990 or later. Tracts running north and south along highway 101 also have newer homes with a median year built of 1980 or later. In general, tracts surrounding the cities have homes with a median year built of 1980 or later, and rural tracts have a median year built before 1980.
The Housing Condition section and Table 10 describes the City’s housing stock conditions for eight surveyed neighborhoods: Laguna, Eastside, Westside, the Mesa, San Roque, Samarkand, Downtown, and West Beach The housing condition survey included a total of 1,584 housing units (Table 10). The majority of units were single-unit dwellings, followed by multi-unit complexes, and duplexes. Of the 1,584 units surveyed, 833 were found to be sound, 727 were found to be in minor need of repair, 22 were found to be in moderate need of repair, and two in substantial need of repair. None of the units surveyed were considered to be dilapidated.
Table B‐6: Year Unit Built (City of Santa Barbara)
Range Number %
Built 2014 or Later 241 0.6%
Built 2010 to 2013 798 2.0%
Built 2000 to 2009 1,682 4.2%
Built 1990 to 1999 2,313 5.8%
Built 1980 to 1989 4,189 10.5%
Built 1970 to 1979 5,587 14.0%
Built 1960 to 1969 6,665 16.7%
City of Santa Barbara | General Plan Page | B-68
Table B‐6: Year Unit Built (City of Santa Barbara)
Built 1950 to 1959 7,319 18.3%
Built 1940 to 1949 2,829 7.1%
Built 1939 or earlier 8,309 20.8%
Total 39,932 100%
Data Source: 2015-2019 American Community Survey 5-Year Estimates (DP04) Table B-6 illustrates that City-wide, approximately 76.9 percent of the housing stock was built prior to 1980 whereas in the County, this figure is approximately 61.2 percent. Homes built prior to 1980 have a higher risk of containing lead-based paint, which means that over 30,000 units in the City are at risk. In the City, newer homes are primarily concentrated in the northwest and the downtown core. In those tracts, a significant portion of the housing stock was built in 1990 or later. Tracts that are located adjacent to Downtown, on the City’s Eastside, on the City’s Westside, and on the Mesa tend to have older housing stock.
The Housing Element Goals, Policies and Programs include implementations assisting homeowners with repairs. These policies include Policy 3.4: Financial Assistance and HE-13: Affordable Housing Trust Fund, both intended to provide financial assistance for income-qualified households for home repairs.
Regarding rental properties, Policy 5.1: Repair and Upgrade Housing, encourages the maintenance and repair of existing renter, and owner-occupied housing to prevent deterioration and assist property owners that can demonstrate financial need in upgrading substandard units. Lastly, in 2023, City Council established a Low-Income Homeowner Rehabilitation Pilot Program with funding from the Inclusionary Housing Reserve Funds to Habitat for Humanity to operate the program. As a result, HE-22: Fund Home Improvements and Repairs will support Habitat for Humanity or other local nonprofits that provide home repair and equipment grants to income-qualified households, including seniors or persons with disabilities, to improve safety, security, and comfort.
RHNA CAPACITY BY CENSUS TRACT
The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households. Table B-7 presents the RHNA capacity based on the census tract in the City, and the existing conditions for each tract as they relate to indicators of fair housing. Please note, not all tracts have identified sites to meet the RHNA.
City of Santa Barbara | General Plan Page | B-69
TABLE B‐7 DISTRIBUTION OF RHNA CAPACITY BY CENSUS TRACT City of Santa Barbara | General Plan Page | B-70
As seen in Table B-7, tracts 06083001000 and 06083000801 are the City’s two Moderate Resource, but Rapidly Changing tracts. According to the California Housing Task Force, to be eligible as Moderate Resource (Rapidly Changing), tracts or rural block groups must be first categorized as Moderate Resource and have index scores above the 40th percentile for the region or rural county, with Economic Domain scores above the 40th percentile and Educational and Environmental Domain scores above the 20th percentile for the region. The purpose of domain-specific thresholds is to ensure that areas categorized as Moderate Resource (Rapidly Changing) have minimum levels of resources and opportunity across multiple dimensions, with a higher threshold for the Economic Domain since change is calculated entirely based on indicators within this domain – and because, these indicators can act as “leading indicators” for improvement in other domains. Santa Barbara’s two Moderate Resource, but Rapidly Changing tracts both have a relatively high number of proposed RHNA low-income housing units. Consistent with the definition above, these two census tracts have a relative abundance of economic opportunities but are “rapidly changing”. These relatively high numbers of low-income RHNA housing units will enable the City of Santa Barbara to protect current low-income residents from displacement, while simultaneously allowing them to enjoy the new privileges associated with changing domain-specific thresholds.
Census tracts, 06083000200 and 06083000102 both have high numbers of suitable RHNA lower-income housing sites and are also within Highest Resource tracts. Current and future lower-income residents in this area access resources associated with being a Highest Resource tract. Conversely, census tract, 06083000900 has the lowest median income in the City. However, this tract has an Economic Domain Score of 63 percent, above the 40th percentile, and a high number of proposed RHNA lower-income housing units. Identification of capacity in these areas will facilitate housing mobility opportunities in areas of improved access to economic and environmental health opportunities.
Census tract, 06083000804 is the second-highest population tract, and includes the highest percentage of non-white residents. This census tract includes the highest number of suitable RHNA lower-income housing sites. AFFH strives to mitigate current disparities facing non-white residents, and Santa Barbara can assist in this endeavor, by building more affordable housing in this tract. The City aims to revitalize this portion of the city through improving the environmental conditions, improving the economic base, increasing the availability of services and amenities, and facilitating mixed-income development. These goals are intended to reduce the impacts of gentrification and improve access to opportunities for current and future lower-income households in the area.
With the exception of tract 06083001402, all tracts with identified capacity to meet the RHNA include lower-, moderate-, and above moderate-income units. This will facilitate mixed-income development, combat patters of income segregation, and provide housing opportunities for a range of households. In tract 06083001402, only capacity for lower-income units has been identified to reduce concentrations of affluence and support access to higher resource areas for lower-income households.
Table B-7 presents how the distribution of sites by income will help to combat existing fair housing issues in Santa Barbara through facilitation of mixed-income communities, reducing concentrations of affluence and poverty, and provide additional housing opportunities in high resource areas and areas that will reduce the displacement risk resulting from overpayment and overcrowding.
C-1
City of Santa Barbara | General Plan
Appendix C: Public Outreach TableThis table is a list of all the organizations contacted and methods of public outreach throughout development of the 2023-2031 Housing Element. Public comment letters and the City’s responses are posted on the project’s website here: https://www.santabarbaraca.gov/heu.
The City welcomes the opportunity to discuss the Housing Element with community members. Public outreach will continue throughout the 2023-2031 Housing Element process and beyond.
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Sign up for interested parties AIA Email March 2022 638 The American Institute of Architects is the voice of the architectural profession in the US and the resource for its members in service to society. Through a culture of innovation, AIA empowers its members and inspires the creation of a better built environment.
Sign up for interested parties
City News in Brief Email March 2022 32,744 To deliver a roundup of City news, important dates, and latest happenings to the citizens of the community.
Sign up for interested parties
Downtown Organization Email March 2022 5,000
To benefit the City through the promotion and enhancement of the Santa Barbara Downtown District for the benefit of its members, Santa Barbara residents and visitors.https://www.downtownsb.org/about/who-we-are Sign up for interested parties
Land Development Team (LDT)
Email March 2022 429
A list of interested parties and people interested in process improvements recommended by The Novak Consulting Group, Inc.
Sign up for interested parties Housing Fund Announcement March 2022 71 Advancing progressive change by strengthening movements for Economic, Environmental, Political, Racial, and Social Justice and to serve those in the community that have been denied power and justice. Mobilize collective wisdom and philanthropic capital to build empathetic, inclusive and resilient communities.
C-2
City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Sign up for interested parties
Housing Trust Fund of Santa Barbara County Email March 2022 Unknown The Housing Trust Fund of Santa Barbara County is a nonprofit financing agency and Community Development Financial Institution (CDFI) whose mission is to expand affordable housing opportunities for low-to-middle income residents and workers of Santa Barbara County, California. HTF helps maintain the socio-economic fabric of Santa Barbara County by addressing the fundamental building block of healthy communities – housing that is affordable to local workers and residents.
Sign up for interested parties
League of Women Voters
Email/ Announcement at Housing Forum
March 2022 Unknown Empowering voters. Defending Democracy for women in the community.
Introduction to Housing Element
Santa Barbara Housing Authority
Presentation April 6, 2022 20
To create safe, affordable, and quality housing opportunities for families and individuals while promoting self-sufficiency and neighborhood revitalization.
Notice of ADU use and rent survey ADU list Email about ADU Survey April 7, 2022 510 A list of people interested in the City’s ADU ordinance amendments. Introduction to Housing Element Santa Barbara American Institute of Architects
Presentation April 11, 2022 12
The AIA Santa Barbara Chapter serves members, the profession of architecture, and the community by promoting design excellence, professional development, education, and environmental and social equity.
Notice Of EIR Preparation /Scoping Hearing
Land Development Team list
Email announcing hearing
April 12,
2022 437
A list of interested parties and people interested in process improvements recommended by The Novak Consulting Group, Inc.
Notice Of Preparation/Scoping Hearing
Housing Element Update list
Email announcing hearing
April 12,
2022 232 A list of people interested in the Housing Element update.
Notice Of Preparation/Scoping Hearing
Multi-unit Housing list
Email announcing hearing
April 12,
2022 461 A list of people interested in the creation of multi-unit housing.
C-3
City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Introduction to Housing Element
Historic Landmark Commission
Presentation April 13, 2022 14
The Historic Landmark Commission (HLC) recommends and designates City Landmarks and Structures of Merit; and reviews plans for exterior alteration, demolition, relocation, moving, or construction of landmark districts to preserve the City’s historic landmarks Introduction to Housing Element
Architectural Board of Review Presentation April 18, 2022 11 The Architectural Board of Review (ABR) ensures that high standards of design are maintained in development and construction in the City of Santa Barbara.
Housing Element Goals
Planning Commission/City Council Joint meeting
Email Announcement
April 18,
2022 323
The Planning Commission reviews and approves certain
development projects, recommends adoption of ordinances, resolutions, policies, and General Plan amendments.
Introduction to Housing Element
CAUSE Board Members Presentation April 20, 2022 2
The Central Coast Alliance United for a Sustainable Economy (CAUSE) strives to build grassroots power to invoke social, economic and environmental justice for the people of California’s Central Coast Region through policy research, leadership development, organizing, and advocacy.
Notice of Preparation/Scoping Hearing
Planning Commission Presentation April 21, 2022 12 The Planning Commission reviews and approves certain development projects, recommends adoption of ordinances, resolutions, and policies.
Introduction to Housing Element
SBCAN Housing Advocacy Group Presentation April 25, 2022 6 Advocates for social and economic justice, affordable housing, alternative transportation, protecting the environment and preserving open space.
Joint Meeting on the Housing Element Update
City Council/ Planning Commission
Presentation April 28, 2022 35
The Planning Commission reviews and approves certain development projects, recommends adoption of General Plan amendments, ordinances, resolutions, and policies. City Council approves and adopts General Plan amendments, ordinances, resolutions, and policies.
Introduction to Housing Element
Youth Advisory Council Presentation May 2, 2022 14
Represents community youth to ensure their concerns, issues and viewpoints are presented for the City of Santa Barbara.
C-4
City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Introduction to Housing Element
Santa Barbara Sierra Club Presentation May 3, 2022 6
Santa Barbara Group works to protect wildlife and wildlands, clean air and water, public health, a sustainable future and a healthy environment across the Santa Barbara region.
Introduction to Housing Element
League of Women Voters Citizens Planning Association SBCAN Presentation May 6, 2022 21
Empowering voters. Defending Democracy for women in the community. Citizens Planning Association advocates for the best standards of design and natural resource protection in order to maintain sustainable communities and protect the heritage of Santa Barbara County. SBCAN advocates for social and economic justice, affordable housing, alternative transportation, protecting the environment and preserving open space.
Introduction to Housing Element
Single Family Design Board Presentation May 9, 2022 8
Single Family Design Board was created to promote the general welfare, protect and preserve the City’s natural and historical charm, and enhance the City’s aesthetic appeal and beauty.
Introduction to Housing Element
Legal Aid Foundation of Santa Barbara County Staff
Presentation May 9, 2021 12
Provides high-quality legal services to low-income and other vulnerable residents in order to ensure equal access to justice.
Introduction to Housing Element
Sanctuary Centers Presentation May 10, 2022 4
Committed to the vision of healthy, productive, independent lives for all who receive mental health care and treatment while working closely with all clients to create optimal, individualized treatment plans.
Introduction to Housing Element PATH Presentation May 17, 2022 10 Advance health equity through innovation and partnerships. Introduction to Housing Element CommUnify Presentation May 12, 2022 1 Provide education and supportive services in partnership with the community so Santa Barbara County residents can improve their economic security, become self-sufficient, and retain their dignity.
C-5
City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Introduction to Housing Element SBCAN Board Presentation May 13, 2022 10 Advocate for social and economic justice, affordable housing, alternative transportation, protecting the environment and preserving open space.
Introduction to Housing Element
SB Realtors Association Presentation May 16, 2022 6
Provide tools, resources, and advocacy for the success of members in real estate specialties, such as residential sales, commercial sales, development, property management, and appraisals Introduction to Housing Element PATH Presentation May 17, 2022 2 End homelessness for individuals, families, and communities Introduction to Housing Element Domestic Violence Solutions
Presentation May 18, 2022 5
Works to end the intergenerational cycle of domestic violence by providing prevention and intervention services and by challenging society’s attitudes, beliefs and behaviors to effect social change.
Introduction to Housing Element
Transition House Presentation May 18, 2022 Unknown
Dedicated to the solution of family homelessness in the Santa Barbara community. Capable and motivated families with children are offered life tools and respectful, non-sectarian residential services designed to alleviate poverty and restore self-sufficiency and dignity.
Introduction to Housing Element
United Way Board Presentation May 19, 2022 15
Enrich the lives of children and families and build resilient communities by leading local programs and partnerships that improve school readiness and academic achievement, financial empowerment, and crisis response and recovery.
Introduction to Housing Element
Access Advisory Committee Presentation May 20, 2022 10
Assist and advise staff on public disability accessibility issues by actively promoting the total integration and participation of person with disabilities into all areas of economic, political,and community life Introduction to Housing Element
Trust for Historic Preservation Presentation May 23, 2022 10 Stewards the past and present of the Presidio Neighborhood and inspires preservation advocacy throughout the County in order to create a more vibrant community Introduction to Housing Element
Good Samaritan Shelter Presentation May 24, 2022 5
Provide emergency, transitional and support services to the homeless and those in recovery throughout the greater Santa Maria Valley and Central Coast.
Introduction to Coastal Housing Presentation May 25, 2022 40 To develop a coalition of professionals and stakeholders who C-6
City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Housing Element Coalition are focused on achieving innovative workforce housing solutions in our community. We will accomplish this through conferences, education, advocating for smart housing policy, and facilitating collaborative interaction between housing developers, regulators, businesses, and the local community.
Introduction to Housing Element
SB ACT - Homelessness Collaborative
Presentation June 1, 2022 22
Equip the community to lovingly engage the marginalized while actively working for the betterment of their physical, spiritual, emotional, and mental needs.
Introduction to Housing Element
Independent Living Resource Center
Presentation June 7, 2022 2
Provides disability advocacy and independence increasing or maintaining services to Ventura, Santa Barbara, and San Luis Obispo Counties. ILRC provides this support to individuals with all disabilities, all ages, and all incomes levels.
Introduction to Housing Element
SBACT – Housing & Shelter Working Group
Presentation June 13, 2022 30 Equip the community to lovingly engage the marginalized while actively working for the betterment of their physical, spiritual, emotional, and mental needs Introduction to Housing Element
Chamber of Commerce Presentation June 29, 2022 12 Santa Barbara South Coast Chamber of Commerce aims to create a better business environment out of the devastation of the current economy.
Joint Public Workshop with the Cities of Carpinteria, Goleta, and the County of Santa Barbara Housing advocates, communitybased and faithbased organizations, including family service agencies, senior programs, health and human services, and residents Presentation and Breakouts
June 22,
2022
140 in
attendance
and 30 on
live stream
This was a joint meeting with other regional jurisdictions to educate and receive input on each of our Housing Elements.
C-7
City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Public Review & Comment
Planning Commission
Presentation/ Public Comment
July 14, 2022 20
The Planning Commission reviews and approves certain development projects, recommends adoption of ordinances, resolutions, policies, and General Plan amendments.
Public Review Draft SBACT Presentation July 20, 2022 60 Equip the community to lovingly engage the marginalized while actively working for the betterment of their physical, spiritual, emotional, and mental needs Public Review Draft Hearing Notification
Housing Element Update List
Email July 21, 2022 370+
Public Review Draft Notification
Instagram, NextDoor
Social Media Post July 25, 2022 Unknown
Public Review & Comment City Council
Presentation/ Public Comment
July 26, 2022 Unknown Elected legislative body of the City of Santa Barbara Housing Element Status Update
Joint Cities County Affordable Housing Task Force
Presentation July 28, 2022 30 Quarterly meeting of staff and elected officials to discuss affordable housing projects and programs Public Review Draft SBACT RAP Presentation August 8, 2022 25 Equip the community to lovingly engage the marginalized while actively working for the betterment of their physical, spiritual, emotional, and mental needs HCD Review Draft Notification Housing Element Interested Parties List
Email August 23, 2022 370+
HCD Review Draft Notification AIA Newsletter Email August 23, 2022 Unknown Housing Element Status Update and Programs for People Homeless Activists Luncheon
Presentation August 26, 2022 30 Group meeting for local activists addressing homelessness C-8
City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Experiencing Homelessness Housing Element Overview
KZSB Radio Real Estate Talk Radio Program
Interview August 29, 2022 Unknown Weekly real estate talk program Housing Element Overview and Programs for Special Needs Persons with Disabilities Alpha Resource Center/Parent Advocates for Disabled
Presentation and Discussion
September
16, 2022 10 Parent advocates for children with disabilities Housing Element Status Update
Joint Cities County Affordable Housing Task Force
Presentation October 27, 2022 30 Quarterly meeting of staff and elected officials to discuss affordable housing projects and programs Housing Element Status Update and Programs for People Experiencing Homelessness Elected Leaders Forum to Address Homelessness
Presentation November 4, 2022 54
County-sponsored regional forum for local elected representatives to learn about concerns, demographic trends, best practices, and future grant and other funding opportunities Housing Element Home Repair Program Discussion
Habitat for Humanity of Southern Santa Barbara County
Discussion November 10, 2022 2 Local nonprofit that helps individuals and families built and improve a place to call home.
Housing Element Status Update Habitat for
Humanity Education and Advocacy Committee
Presentation January 12, 2023 7 Local nonprofit that helps individuals and families built and improve a place to call home.
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City of Santa Barbara | General Plan
Table C‐1: Public Outreach Meetings
Outreach Organization Method Date People
Reached
Mission Statement/Purpose
Housing Element Status Update
Joint Cities County Affordable Housing Task Force
Presentation January 26, 2023 30 Quarterly meeting of staff and elected officials to discuss affordable housing projects and programs Housing Element Status Update City Council Presentation March 21, 2023 Unknown City Council hearing on the General Plan Annual Report and Housing Element Annual Report Housing Element Status Update Joint Cities County Affordable Housing Task Force
Presentation April 27, 2023 30 Quarterly meeting of staff and elected officials to discuss affordable housing projects and programs Housing Element Hearing
Planning Commission Presentation June 1, 2023 Unknown Planning Commission hearing on the Revised Draft Housing Element Housing Element Status Update
Joint Cities County Affordable Housing Task Force
Presentation July 27, 2023 30 Quarterly meeting of staff and elected officials to discuss affordable housing projects and programs Housing Element Status Update
American Institute of Architects (AIA)
Discussion August 14, 2023 15 Meeting with AIA Advocacy Group to discuss input on the Housing Element City of Santa Barbara | General Plan Page | D-1
Appendix D: Santa Barbara Accessory Dwelling
Unit Use and Affordability Survey
Introduction
Government Code § 65583.1 details how local governments can consider alternate means of accommodating the RHNA beyond vacant and underutilized sites. The potential for Accessory Dwelling Units (ADUs) within the planning period is one of the available alternatives. Since the location and rents of projected ADUs are unknown, local governments must make assumptions about which RHNA income categories they should be counted towards. For purposes of determining how ADUs are being used and, if rented, what rates are being charged, the City conducted a survey of property owners with ADUs. The data from the survey informed the ADU affordability used to assign ADUs to RHNA income categories in the 2023-2031 Housing Element.
Methodology
In April 2022, the City sent a postcard and email notifications to 349 property owners with ADUs that received certificates of occupancy, and encouraged them to take a short survey posted online. The survey included questions about ADU type, use, size, number of occupants, and rent charged (if rented). The availability of the survey was also announced using other platforms such as the American Institute of Architects newsletter and City News in Brief. The City received a total of 57 responses.
The results of the survey were analyzed to assign income categories to the ADUs anticipated in the eight years of the 6th Cycle Housing Element. The income category calculation was completed using the following steps:
Identify very low, low, and moderate income limits by household size; Calculate maximum affordable rent by household size (pre-utility deduction); Calculate utility allowance per the City of Santa Barbara Housing Authority 2021 Utility Allowance Schedule for residents of affordable rental housing (total of $97); and Calculate maximum affordable rent by household size with utility deduction.
As noted in the survey results below, some ADUs are used as guest spaces or offices, rather than longterm housing. Other uses for ADUs included the primary owner(s) living in the ADU while renting the main house. From the data, staff determined that 65 percent of ADUs permitted each year could be counted as housing units for RHNA purposes (ADUs with no occupants were not considered a housing unit). If the ADU has an occupant and no rent is charged, it was assigned to the very low income category per Southern California Association of Governments methodology. Survey respondents with tenants in the ADU but who declined to state the rent were considered in the above moderate income category.
City of Santa Barbara | General Plan Page | D-2
Of this total, it is anticipated that rents will be charged in accordance with the following affordability breakdown:
Very Low Income - 23 percent
Low Income – 23 percent
Moderate Income – 11 percent
Above Moderate Income – 41 percent
SURVEY RESULTS
19%
24%
57%
Q1 ‐ What type of ADU do you have?
Junior ADU
Attached ADU
Detached ADU
27%
42%
15%
7%
9%
Q2 ‐ How big is your ADU?
400 sq. ft. or less
401 to 600 sq. ft.
601 to 800 sq. ft.
801 to 1,000 sq. ft.
Over 1,000 sq. ft.
City of Santa Barbara | General Plan Page | D-3
40%
11%
14%
13%
22%
Q3 ‐ How do you use your ADU?
As a rental unit
For guests and visitors
As additional space to the main
house, such as an office, gym,
or extra room.
As free long‐term housing, such
as caretaker or family.
Other (please specify)
43%
18%
4%
35%
Q4 ‐ How many tenants are living in your ADU?
One tenant
Two tenants
Three tenants
Empty
City of Santa Barbara | General Plan Page | D-4
9%
5%
17%
12%
2% 10% 2%
43%
Q5 ‐ What is the monthly rent of your ADU?
$500 to $1000
$1001 to $1500
$1501 to $2000
$2001 to $2500
$2501 to $3000
$3001 to $3500
Above $3501
No charge
City of Santa Barbara | General Plan Page | D-5
TABLE D‐1: ADU SURVEY RESULTS
Q4: How many
tenants living
in your ADU?
Q5: What is
monthly rent
of your ADU?
Classification Affordable to
Very Low
Income?
Affordable to
Low Income?
Affordable to
Moderate
Income?
Affordable to
Above
Moderate?
1 $0 Very Low Income Y Y Y 1 $1,000 Very Low Income Y Y Y 0 $0 non housing unit
for RHNA
purposes
1 Declined to state Above Moderate 2 Declined to state Above Moderate 1 Declined to state Above Moderate 0 $0 non housing unit
for RHNA
purposes
1 $600 Very Low Income Y Y Y 0 $0
non housing unit
for RHNA
purposes
0 $0
non housing unit
for RHNA
purposes
0 $0
non housing unit
for RHNA
purposes
0 $0
non housing unit
for RHNA
purposes
0 $0
non housing unit
for RHNA
purposes
0 $0 non housing unit for RHNA
City of Santa Barbara | General Plan Page | D-6
TABLE D‐1: ADU SURVEY RESULTS
Q4: How many
tenants living
in your ADU?
Q5: What is
monthly rent
of your ADU?
Classification Affordable to
Very Low
Income?
Affordable to
Low Income?
Affordable to
Moderate
Income?
Affordable to
Above
Moderate?
purposes
0 $0
non housing unit
for RHNA
purposes
1 $2,000 Moderate Income N N Y 1 $2,300 Above Moderate N N N 0 $0 non housing unit
for RHNA
purposes
1 $1,800 Low Income N Y Y 1 $2,500 Above Moderate N N N 0 $0 non housing unit
for RHNA
purposes
0 $0
non housing unit
for RHNA
purposes
1 $1,800 Low Income N Y Y 2 Declined to state Above Moderate 1 $600 Very Low Income Y Y Y 2 $0 Very Low Income 2 $2,600 Above Moderate N N N 0 $0 non housing unit
for RHNA
purposes
0 $0
non housing unit
for RHNA
purposes
City of Santa Barbara | General Plan Page | D-7
TABLE D‐1: ADU SURVEY RESULTS
Q4: How many
tenants living
in your ADU?
Q5: What is
monthly rent
of your ADU?
Classification Affordable to
Very Low
Income?
Affordable to
Low Income?
Affordable to
Moderate
Income?
Affordable to
Above
Moderate?
2 $3,500 Above Moderate N N N 1 $1,300 Low Income N Y Y 0 $0 non housing unit
for RHNA
purposes
1 Declined to state Above Moderate 0 $0
non housing unit
for RHNA
purposes
1 $1,800 Low Income N Y Y 1 $1,800 Low Income N Y Y 1 $2,600 Above Moderate N N N 2 $4,500 Above Moderate N N N 2 $2,200 Moderate Income N N Y 1 $2,250 Above Moderate N N N 1 $2,600 Above Moderate N N N 1 $2,800 Above Moderate N N N 0 $0 non housing unit
for RHNA
purposes
2 $0 Very Low Income 1 $1,950 Moderate Income N N Y 2 $0 Very Low Income 1 $1,200 Low Income N Y Y 1 $1,000 Very Low Income Y Y Y City of Santa Barbara | General Plan Page | D-8
TABLE D‐1: ADU SURVEY RESULTS
Q4: How many
tenants living
in your ADU?
Q5: What is
monthly rent
of your ADU?
Classification Affordable to
Very Low
Income?
Affordable to
Low Income?
Affordable to
Moderate
Income?
Affordable to
Above
Moderate?
2 $2,250 Moderate Income N N Y 0 $0
non housing unit
for RHNA
purposes
3 $2,350 Low Income N Y Y 1 $1,600 Low Income N Y Y
Notes: If the ADU has an occupant and no rent is charged, assigned to Very Low per Southern California Association of Governments Methodology. ADUs with No Occupants can't be considered a Housing Unit for RHNA purposes. Survey respondents who "Decline to State" the rent were considered "Above Moderate" to err on the conservative side.
City of Santa Barbara | General Plan Page | D-9
City of Santa Barbara | General Plan Page | E-1
Appendix E: Housing Stock Surveys
Housing Conditions by Neighborhood
The following tables display housing condition survey data for the Laguna, Eastside, Westside, Mesa, San Roque, Samarkand, Downtown, and West Beach neighborhoods collected in 2022.
The Laguna survey area included 22 housing units (Table E-1). Of the 22 housing units surveyed, the majority of units (12) were single-unit dwellings, followed by multi-unit complexes (8) and duplexes (2).
In the Laguna survey, 2 units were found to be in moderate need of repair. None of the units surveyed were considered dilapidated or in substantial need of repair.
TABLE E‐1: HOUSING CONDITIONS SURVEY: LAGUNA
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 3 8 1 0 0 12
Duplex 0 2 0 0 0 2
Multi-unit 1 6 1 0 0 8
Total 4 16 2 0 0 22
Percentage 18.2% 72.7% 9.1% 0% 0%
2022 City Housing Stock Condition Survey
The Eastside survey area included 268 housing units (Table E-2). Of the 268 housing units surveyed, the majority of units (197) were single-unit dwellings, followed by duplexes (45) and multi-unit complexes (26). In the Eastside survey, 6 units were found to be in moderate or substantial need of repair. None of the units surveyed were considered dilapidated.
TABLE E‐2: HOUSING CONDITIONS SURVEY: EASTSIDE
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 106 87 3 1 0 197
Duplex 22 21 2 0 0 45
Multi-unit 18 8 0 0 0 26
Total 146 116 5 1 0 268
Percentage 54.5% 43.3% 1.9% 0.4% 0%
2022 City Housing Stock Condition Survey
City of Santa Barbara | General Plan Page | E-2
The Westside survey area included 279 housing units (Table E-3). Of the 279 housing units surveyed, the majority of units (229) were single-unit dwellings, followed by duplexes (32) and multi-unit complexes (18). In the Westside survey, 3 units were found to be in moderate or substantial need of repair. None of the units surveyed were considered dilapidated.
TABLE E‐3: HOUSING CONDITION SURVEY: WESTSIDE
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 116 110 2 1 0 229
Duplex 18 14 0 0 0 32
Multi-unit 6 12 0 0 0 18
Total 140 136 2 1 0 279
Percentage 50.2% 48.7% 0.7% 0.4% 0%
2022 City Housing Stock Condition Survey
The Mesa survey area included 382 housing units (Table E-4). Of the 382 housing units surveyed, the majority of units (366) were single-unit dwellings, followed by multi-unit complexes (10) and duplexes (6). In the Mesa survey, 5 units were found to be in moderate need of repair. None of the units surveyed were considered dilapidated or in substantial need of repair.
TABLE E‐4:HOUSING CONDITION SURVEY: MESA
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 235 127 4 0 0 366
Duplex 2 4 0 0 0 6
Multi-unit 5 4 1 0 0 10
Total 242 135 5 0 0 382
Percentage 63.4% 35.3% 1.3% 0% 0%
2022 City Housing Stock Condition Survey
The San Roque survey area included 186 housing units (Table E-5). Of the 186 housing units surveyed, the majority of units (184) were single-unit dwellings. Only 2 housing units were duplexes and none were multi-unit complexes. In the San Roque Survey, 1 unit was found to be in moderate need of repair. None of the units surveyed were considered dilapidated or in substantial need of repair.
City of Santa Barbara | General Plan Page | E-3
TABLE E‐5: HOUSING CONDITION SURVEY: SAN ROQUE
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 92 91 1 0 0 184
Duplex 1 1 0 0 0 2
Multi-unit 0 0 0 0 0 0
Total 93 92 1 0 0 186
Percentage 50% 49.5% 0.5% 0% 0%
2022 City Housing Stock Condition Survey
The Samarkand survey area included 180 housing units (Table E-6). Of the 180 housing units surveyed, the majority of units (168) were single-unit dwellings, followed by duplexes (7) and multi-unit complexes (5). In the Samarkand, all units were either in sound (102) or minor (78) condition. None of the units surveyed were considered dilapidated or in substantial need of repair.
TABLE E‐6: HOUSING CONDITION SURVEY: SAMARKAND
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 96 72 0 0 0 168
Duplex 4 3 0 0 0 7
Multi-unit 2 3 0 0 0 5
Total 102 78 0 0 0 180
Percentage 56.7% 43.3% 0% 0% 0%
2022 City Housing Stock Condition Survey
The Downtown survey area included 105 housing units (Table E-7). Of the 105 housing units surveyed, the majority of units (67) were single-unit dwellings, followed by multi-unit complexes (27) and duplexes (11). In the Downtown survey, 1 unit was found to be in moderate need of repair. None of the units surveyed were considered dilapidated or in substantial need of repair.
TABLE E‐7: HOUSING CONDITION SURVEY: DOWNTOWN
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 29 37 1 0 0 67
City of Santa Barbara | General Plan Page | E-4
Duplex 3 8 0 0 0 11
Multi-unit 10 17 0 0 0 27
Total 42 62 1 0 0 105
Percentage 40% 59% 1% 0% 0%
2022 City Housing Stock Condition Survey
The West Beach survey area included 162 housing units (Table E-8). Of the 162 housing units surveyed, the majority of units (89) were multi-unit complexes, followed by single-unit dwellings (43) and duplexes (30). In the West Beach survey, 6 units were found to be in moderate need of repair.
None of the units surveyed were considered dilapidated or in substantial need of repair.
TABLE E‐8: HOUSING CONDITION SURVEY: WEST BEACH
Housing Type Sound Minor Moderate Substantial Dilapidated Total Single-unit 13 25 5 0 0 43
Duplex 10 19 1 0 0 30
Multi-unit 41 48 0 0 0 89
Total 64 92 6 0 0 162
Percentage 39.5% 56.8% 3.7% 0% 0%
2022 City Housing Stock Condition Survey
City of Santa Barbara | General Plan Page | F-1
Appendix F: Residential Development Standards
This Appendix contains more detailed descriptions regarding development standards and other factors related to the production of housing in Santa Barbara.
PARKING STANDARDS
Required off-street parking spaces are as follows:
1. Each lot shall provide the minimum number of automobile and bicycle parking spaces stated in F-1, except provided below:
a. Minimum Number of Spaces. Fractions shall be rounded pursuant to Section 30.15.050, Fractions.
i. Automobile Parking. If the result of rounding is less than one automobile parking space, a minimum of one automobile parking space shall be required for every new use established and new main building constructed.
ii. Bicycle Parking. When bicycle parking is required pursuant to this chapter, and the result of rounding is less than one space, a minimum of one bicycle parking space shall be provided. Rounding for bicycle parking shall take place prior to the determination of the numbers of short term and long term bicycle parking, as described below.
iii. Short Term and Long Term Bicycle Parking. When the numbers of short and long term bicycle parking spaces required per Table 30.175.040, Required OffStreet Parking Spaces, result in fractions of a space, the one remaining required bicycle parking space represented by the sum of the fractions may be provided as either short term or long term.
TABLE F 1: OFF STREET PARKING REQUIREMENTS
Use Classification or
Development Type
Required Automobile Parking
Spaces
Required Bicycle Parking
Spaces
(long term %/short term %)
Residential Housing Types
Single-Unit Residential
2 per unit; see §30.175.030. N, Covered
Parking and §30.175.050, Parking
Exceptions and Reductions
None
Two-Unit Residential
2 per unit; see §30.175.030. N, Covered
Parking and §30.175.050, Parking
Exceptions and Reductions
None
Multi-Unit Residential
Studio: 1.25 per unit
One-bedroom: 1.5 per unit
Two or more bedrooms: 2 per unit
See §30.175.050, Parking Exceptions
and Reductions and §30.175.030.O,
Guest Parking and §30.175.030.H
1 space per unit (100%/0%)
City of Santa Barbara | General Plan Page | F-2
TABLE F 1: OFF STREET PARKING REQUIREMENTS
Use Classification or
Development Type
Required Automobile Parking
Spaces
Required Bicycle Parking
Spaces
(long term %/short term %)
Accessible Parking
Special Residential Types
Accessory Dwelling Unit §30.185.040, Accessory Dwelling Unit None Additional Residential Unit Consistent with Single-Unit Residential None Caretaker Unit 1 per unit; see §30.185.120, Caretakers
Unit
None
Garden Apartment Consistent with Multi-Unit Residential 1 per unit (100%/0%) Affordable Housing See §30.175.050.A, Affordable and
Senior Housing
1 per unit (100%/0%)
Sources: City of Santa Barbara Municipal Code, Table 30.175.040; BAE, 2022.
TABLE F 2: DEVELOPMENT STANDARDS, TWO‐UNIT AND MULTI‐UNIT ZONES Zone R‐2 R‐M R‐MH
Lot Size and Street Frontage (Minimum Net Lot Area for Newly Created Lots) Average Slope less
than 10%
7,000 14,000 14,000
Average Slope 10% to
20%
10,500
Average Slope 20% to
30%
14,000
Average Slope over
30%
21,000
Minimum Public Street
Frontage (ft.)
60 60 60
Maximum Base Residential Density
Less than 5,000 sq. ft.
Net Lot Area
1 unit 1 unit
5,000 to 5,999 sq. ft.
Net Lot Area
1 unit 2 units
6,000 to 6,999 sq. ft.
Net Lot Area
2 units if average slope
less than 10%, 1 unit
otherwise
2 units
7,000 and more sq. ft.
Net Lot Area Average
Slope less than 10%
1 unit/ 3,500 sq. ft. of
net lot area
3 units, or 1 unit/3,500 sq. ft. of net lot area, whichever is greater
Average Slope 10% to
20%
1 unit/ 5,250 sq. ft. of
net lot area
Average Slope over
20% to 30%
1 unit/ 7,000 sq.
Average Slope over
30%
1 unit/ 10,500 sq. ft. of
net lot area
Additional Residential Density Allowances
All lots, in compliance See §30.185.040, Accessory Dwelling Units City of Santa Barbara | General Plan Page | F-3
TABLE F 2: DEVELOPMENT STANDARDS, TWO‐UNIT AND MULTI‐UNIT ZONES Zone R‐2 R‐M R‐MH
with the applicable
section
See §30.140.220, Variable Density in Certain Zones
See Chapter 30.150, Average Unit-Size Density Incentive Program See Chapter 30.145, Affordable Housing and Density Bonus and Development Incentives
Structure Form and Location
Minimum Residential
Unit Size See §30.140.150, Residential Unit
Maximum Height (ft.)
30 45 45
Except as further limited in accordance with §30.140.170, Solar Access Height Limitations
Minimum Setbacks (ft.),
Residential Structures
See also §30.140.090, Encroachments into Setbacks and Open Yards See Chapter 30.150, Average Unit-Size Density
Front
Portions of structures
15 feet or less in
height: 15; Portions of
structures more than 15
feet in height: 20;
Street facing covered
parking: 20
See also (B), Setback
Reduction for Sloping
Lots
1st and 2nd Stories: 10
Portions of structures above 2nd story: 20
Covered parking: 10
Covered parking, street-facing: 20
Interior Covered parking: 3
Other Structures: 6
1st and 2nd Stories: 6
Portions of structures above 2nd story: 10
Covered parking:
- Single-Unit Residential and Two-Unit Residential: 3
- Multi-Unit Residential: 6 except as provided in C, Interior Setback Reduction for Covered Parking on Lots 55 Feet or Less and D, Interior Setback for Covered Parking Opposite the Primary Front Lot Line
Minimum Setbacks (ft.),
Nonresidential
Structures
See also §30.140.090, Encroachments into Setbacks and Open Yards Front Same as for Residential Structures
Interior (Conversion
and Alterations)
Conversions of existing residential structures to nonresidential structures, or alterations of existing structures that contain nonresidential uses, are subject to the setback requirements for residential structures
Interior (New or
Additions) 12
New nonresidential structures or additions to existing
nonresidential structures are subject to the following interior setback:
- 1st and 2nd Stories: 12
- Portions of structures above 2nd story: 20
- Exception: Neighborhood Markets and Community
Gardens are subject to the setback requirements for
residential structures.
Minimum Setbacks,
Mixed-Use
Portions of structures that contain residential uses are subject to the setback for residential structures, and portions of structures used for nonresidential uses are subject to the setback requirement for nonresidential structures.
City of Santa Barbara | General Plan Page | F-4
TABLE F 2: DEVELOPMENT STANDARDS, TWO‐UNIT AND MULTI‐UNIT ZONES Zone R‐2 R‐M R‐MH
Portions of structures used by both the residential and nonresidential uses are subject to the setback requirement for nonresidential structures.
Minimum Setbacks,
Uncovered Parking See §30.175.060, Location of Required Automobile and Bicycle Parking Open Yard
Open Yards See §30.140.140, Open Yards
See Chapter 30.150, Average Unit-Size Density
OPEN SPACE REQUIREMENTS
The City’s development standards for multi-unit residential zones and uses are specified below in Table F-3. The table identifies development standards for residential projects that require some type of open space, whether common area open space, recreation open space, privately accessible open space, or other types.
TABLE F 3: OPEN SPACE REQUIREMENTS FOR RESIDENTIAL ZONES Open Space
Requirements
Existing Multi‐Unit Zones Existing Non‐Residential Zones (Multi‐unit is allowed in non‐
residential)
Minimum Area 15% of lot area No minimum area
Per Unit
Private Yard required:
Studio Unit: 60 – 100 sq. ft.
1 Bedroom: 72 – 120 sq. ft.
2 Bedroom: 84 – 140 sq. ft.
3+ Bedroom: 96 – 160 sq. ft.
Private Yard Required:
Studio Unit: 60 – 100 sq. ft.
1 Bedroom: 72 – 120 sq. ft.
2 Bedroom: 84 – 140 sq. ft.
3+ Bedroom: 96 – 160 sq. ft.
Minimum Dimension
Must Provide:
15% Area: 10’ x 10’
Private On-Grade: 10’ x 10’
Private Balcony: 6’ x 6’
Common: 20’ x 20’
Must Provide:
Private On-Grade: 10’ x 10’
Private Balcony: 6’ x 6’
Common Open Yard
Waiver Required
15% Area: 10’ x 10’
Plus, One Area: 20’ x 20’
Allowed Instead of Private Yards:
15% of Lot Area
Plus, One Area: 20’ x 20’
Shared Amenities
Subjective Findings
“The alternative open yard
design is necessary to provide
flexibility in architectural style or
site organization, such as the
preservation of natural features,
enhanced circulation, shared
amenities, or the
protection/creation of scenic
views.”
If More Than 4 Units:
One Common Area: 15’ by 15’
Variations Not Allowed Not Allowed
Sources: City of Santa Barbara, 2022; BAE, 2022.
City of Santa Barbara | General Plan Page | F-5
City of Santa Barbara | General Plan Page | F-6
TABLE F 4: PROCESSING AND PERMIT PROCEDURES
PROCESS STEPS Ministerial
(SB‐35)
Objective
(SB‐330)
Discretionary
1. Submit Pre-Application
(PRE)
Preliminary Housing Application: Required1
Preliminary Housing Application: Optional1
Optional 2
2. Tribal Scoping Consultation 30 days from PRE-app, City contacts Native American tribes. After consultation, if eligible, submit full application. If not eligible, application may submit under other process
N/A N/A
3. Submit Full Planning
(PLN) Application
Required. Submit within 180 days from PRE-app
Required. If a preliminary
housing application is submitted, full application must be submitted within 180 days from PRE-app Required.
4. Completeness or
Consistency Review by Staff
Staff review for consistency: 60 days if ≤ 150 units 90 days if ≥ 151 units If incomplete, applicant must resubmit; if complete, project is scheduled for ministerial design review hearing Staff review for completeness: 30 days3
If incomplete, applicant must resubmit in 90 days When complete, project is scheduled for limited number of public hearings Staff review for completeness: 30 days3
If incomplete, project scheduled for Conceptual Design Review, and applicant resubmits When complete, project scheduled for project approval
5. Appeal of Incompleteness
Determination
N/A Optional. May be appealed to
Planning Commission within 60 days
Optional. May be appealed to Planning Commission within 60 days 1 Preliminary Housing Application consistent with Gov’t Code §65941.1 2 Mandatory City Pre-Application is required for certain types of development projects per SBMC §30.205.030, Pre-Application Review 3 Pursuant to Permit Streamlining Act, Gov’t Code §65943 4 City may conduct no more than 5 public hearings (including appeal hearings) per Gov’t Code §65905.5.(a) 5 No limit to number of hearings; however, after 4 design review hearings additional fees will apply City of Santa Barbara | General Plan Page | F-7
TABLE F 4: PROCESSING AND PERMIT PROCEDURES
PROCESS STEPS Ministerial
(SB‐35)
Objective
(SB‐330)
Discretionary
6. Design Review: Conceptual
Review
N/A Optional. Requires separate
PRE submittal for one Conceptual Review
Optional. Separate PRE submittal not required. Some projects require Conceptual Review
7. Environmental Determination
by Staff
N/A Required. 30 days from
application complete; CEQA timelines apply
Required. 30 days from application complete; CEQA timelines apply
8. Land Use Decision N/A Required. 60-90 days from
Environmental Review.3, 4
If no land use decision required, skip to PDA
Required. 60-90 days from Environmental Review.3, 5
If no land use decision required, skip to PDA
9. Design Review: Project
Design Approval (PDA)
Required. One ministerial design review hearing: 90 days if ≤ 150 units 180 days if ≥ 151 units Required. If no land use
decision, PDA is the final hearing/project approval 4
Required. If no land use
decision, PDA is the substantive approval, with FA for review of details 5
10. Design Review:
In-Progress Review
N/A N/A Optional. 5
11. Design Review:
Final Approval (FA)
N/A N/A Required. PDA & FA may occur
at one or more hearings 5
12. Review-After-Final Approval
(RAF)
Optional. Review of
modifications per Gov’t Code 65913.4 (g): 60 days if staff review 90 days if design review Optional. Amendments to approved plans may require new hearing Optional. Amendments to approved plans may require new hearing
13. Appeals Optional. Denial may be
appealed within 10 days
Optional. Appeals allowed within 10 days 4
Optional. Appeals allowed within 10 days
14. Submit Building
(BLD) Permit Application
Required. Approval is valid for 3 years & 1 year time extension. BLD must be issued before PLN expires Required. Approval is valid for
3-4 years & extensions, max 5 years. BLD must be issued before PLN expires Required. Approval is valid for 3-4 years & extensions, max 5 years. BLD must be issued before PLN expires City of Santa Barbara | General Plan Page | F-8
TABLE F 4: PROCESSING AND PERMIT PROCEDURES
PROCESS STEPS Ministerial
(SB‐35)
Objective
(SB‐330)
Discretionary
15. Plan Check Review
by Staff
2-4 weeks; Staff reviews plans and issues corrections
2-4 weeks; Staff reviews plans and issues corrections
2-4 weeks; Staff reviews plans and issues corrections
16. Submit Corrected Plans Time varies by applicant
response period
Time varies by applicant response period
Time varies by applicant response period
17. Corrections Verified by Staff 5 days; if corrections completed, permit is ready to issue. If not, repeat step above until all corrections made 5 days; if corrections completed, permit is ready to issue. If not, repeat step above until all corrections made 5 days; if corrections completed, permit is ready to issue. If not, repeat step above until all corrections made
18. Permit Issued &
Construction Starts
Time varies by applicant response period
Time varies by applicant response period6
Time varies by applicant response period
19. Request Inspections 1 day/per inspection 1 day/per inspection 1 day/per inspection 20. Final Inspection / Certificate of Occupancy
Project Completed Project Completed Project Completed
6 Construction must commence within 2.5 years of the housing development’s final approval City of Santa Barbara | General Plan Page | G-1
Appendix G: Suitable Sites Inventory
Zoning and Existing Use Acronyms Key
Zone/Overlay Definition Existing Use
ACS Auto, Commercial, and
Services
C Commercial
C-G Commercial General C & I Communication and
Information
C-R/C-1 Restricted Commercial I Institutional
HRC-2 Hotel and Related
Commerce 2
M Manufacturing
M-C Manufacturing Commercial MU Mixed Use
OC Ocean-Oriented
Commercial
R Residential
O-M Office Medical T Transportation
O-R Office Restricted V Vacant
R-4 Hotel-Motel-Multiple
Residence
R-M Residential Multi-Unit
R-MH Residential Multi-Unit and
Hotel
RS/E-3 Residential Single Unit
S-D-3 Coastal Overlay Zone
USS Upper State Street Area
City of Santa Barbara | General Plan Page | G-2
NOTES ON THE INVENTORY
Realistic Capacity Assumption
The assumption is calculated by multiplying the Realistic Density by the Parcel Size. In some cases, the realistic capacity assumption does not match the parcel size because:
The site has existing units on it that are assumed to remain; The site is a pending project using Density Bonus incentives to produce more units; The site is listed as likely to consolidate with other parcels, in which case the number of units is assumed on only one of the parcels in the consolidated site assumption.
Leases/Sales
Staff reviewed the sites for information on available leases or recent sales. Where lease information was available, the majority are for 3-5 year terms. Because these terms are shorter than the eight year Housing Element cycle, they are included in the inventory as a potential site for housing. Sites with new leases and evidence that they are undergoing renovations for the new use were removed from the inventory.
Sites with Existing Residential Uses
Inventory sites with existing residential units assumes that the existing units are retained. The “Total Capacity” column indicates new unit potential on the site. The true site capacity equals the existing units plus the units assumed under “Total Capacity”. These sites are included in the inventory because they meet the criteria for new housing construction including an underdeveloped site with portions of the parcel, (e.g., parking lots, open space) considered suitable for adding units.
Three sites in the inventory (721 Laguna Street, 304 Rancheria Street, and 175 S. La Cumbre Lane) with existing low-income residential units include a total number of units (i.e., existing units plus total capacity) higher than would be assumed under realistic density. These sites are owned by the Housing Authority of Santa Barbara (HASB) and, in consultation with HASB staff, they are planned for redevelopment within the next eight years to provide additional units at a higher density.
Pending Projects
The pending project sites includes projects that submitted for optional or mandatory pre-application (PRE) and projects that have submitted a full planning (PLN) application.
NEIGHBORHOOD SITES OPPORTUNITY AREAS
The City is comprised of 32 different neighborhoods that were first identified in the Neighborhood Fact Book prepared in 1974 and later described in the Land Use Element and Appendix B of the General Plan. The City has 446 sites that met the Suitable Sites Summary Inventory Summary screening methodology to be counted as available to meet the City’s housing needs. These sites are located in 18 neighborhoods that allow multi-unit and mixed-use housing. Figure 1 shows the neighborhoods and number of units anticipated, not counting pending projects and accessory dwelling units.
City of Santa Barbara | General Plan Page | G-3
Figure 1: Suitable Sites Neighborhoods and Units
Due to the large number of suitable sites in the City’s inventory, the following nine neighborhood analyses were prepared to describe development patterns and highlight a select number of representative suitable sites by General Plan neighborhoods. Neighborhoods with a small number of suitable sites, usually due to having larger land area zoned for single unit development, parks and recreation, or other uses, were combined with and described with adjacent neighborhoods.
Neighborhoods in the City that are exclusively designated for low density hillside and single-unit development are not included in this analysis because they did not meet the criteria for suitable sites described in the Suitable Sites Inventory Summary. Housing development still occurs in these areas, either as new single-unit homes on vacant lots (counted as “pending” in the inventory) or accessory dwelling units (ADUs) (included as a total unit count in the inventory but not identified on any particular site). As of July 2023, 467 ADUs have been constructed, mostly in the single-unit neighborhoods.
Each neighborhood analysis is prepared to support the assumption that the sites are suitable for housing and have the capacity to accommodate the City’s RHNA. The analyses includes the following information:
Existing land use and zoning designations;
Number of existing and pending residential units;
Number of sites and units assumed available for housing in the suitable sites inventory; City of Santa Barbara | General Plan Page | G-4
California Tax Credit Allocation Committee (TCAC) composite resource opportunity scores, indicating which neighborhoods are ideal for lower income households with children; Location and description of each neighborhood;
List of notable prior residential and affordable housing developments; Brief description of pending projects; and
Tables describing a selection of suitable sites that represent typical or prime locations for new housing.
Many suitable sites are along “high quality transit corridors” which means there is a fixed route bus service with service intervals no longer than 15 minutes during peak commute times.
Regarding the TCAC scores, they are based on the HCD and TCAC California Fair Housing Task force methodology for the purpose of creating Opportunity Maps to identify resource levels across the state to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with Low Income Housing Tax Credits (LIHTCs). These opportunity maps are made from composite scores of three different domains based on indicators shown below. The opportunity maps include a measure or “filter” to identify areas with poverty (i.e., tracts with at least 30% of the population under the federal poverty line) and racial segregation (i.e., tracts with location quotient of higher than 1.25 for Black, Hispanic, Asian, or all people of color in comparison to the county). In the City, the opportunity scores are ranked from Highest to Low. Higher composite scores mean areas of higher resources. Moderate (Rapidly Changing) means that index scores are just below High and this area is experiencing rapid increases in key indicators.
Table 1: TCAC Scores Indicators
Domain Indicator
Economic Poverty: Percent of population with income above 200% of federal poverty line Adult Education: Percent of adults with a bachelor’s degree or higher Employment: Percent of adults from 20-64 who are employed Proximity to Jobs: Number of jobs filled by workers with less than a BA that fall within a given radius
Median Home Value: Value of owner-occupied units
Environmental CalEnviroScreen 4.0: Pollution (exposures and environmental effect) Education Math and Reading Proficiency: Percent of 4th graders who meet or exceed standards
High School Graduation Rates: Percent that graduated on time Student Poverty Rate: Percent of students not receiving free or reduced-price lunch
Housing Element programs that could facilitate additional housing in each neighborhood area include:
City of Santa Barbara | General Plan Page | G-5
Program HE-4: Use-by-Right Permitting. Multiple sites included in the 4th and 5th Cycle Housing Elements and not yet developed for housing could be eligible for streamlined permitting if they include 20 percent affordable units.
Program HE-6: Facilitate Production of Accessory Dwelling Units. Additional ADUs could be accommodated in most neighborhoods.
Program HE-7: Objective Design Standards. The areas zoned for multi-unit and mixed-use development will be eligible for this program.
Program HE-9: Resource Protection and Development Certainty. Developments adjacent to the creeks are currently subject to case-by-case creek setback determinations, which can take extra time, studies, and cost to finalize. A measurable, standard setback will provide better certainty for housing development.
Program HE-12: Prioritize Affordable Housing. Affordable housing development is projected to increase under this program.
Program HE-20: Evaluate Hotel Zones. The areas zoned to allow multi-unit housing and hotels will be evaluated for methods to prioritize housing over hotel development. Program HE-22: Affirmatively Furthering Fair Housing Program and Opportunities. Most neighborhoods are high opportunity areas suitable for housing with easy access to transit, jobs, and services.
City of Santa Barbara | General Plan Page | G-6
Hope/Hitchcock/Upper State Neighborhood Opportunity Area Size 911 Acres
Land Use Designations
and Residential Density
Allowed
6% High Density Residential (28-36 du/ac)
31% Medium High Density (15-27 du/ac)
9% Medium Density (12 du/ac)
28% Low Density (5 du/ac)
9% Institutional
17% Parks/Open Space
Zoning Designations Residential: R-S, R-2, R-M, R-MH
Commercial and Office: C-G, C-R, O-R, O-M
Parks and Recreation: P-R
Applicable Overlay Zones 10% Priority Housing Overlay (37-63 du/ac) 57% Upper State Street (USS)
Existing Residential Units 3,786
Pending Residential Units 738
Available Sites Capacity 965 Lower Income
1,187 Moderate and Above Moderate Income
Total Sites Capacity 2,890 units
TCAC Resource
Categories (Composite)
High (Hitchcock and Upper State)
Highest (Hope and Upper State)
City of Santa Barbara | General Plan Page | G-7
Location and Description
The Hope/Hitchcock/Upper State neighborhoods are located in the northwest portion of the City, along the northwestern section of State Street where it connects with Highway 101 and State Route 154. The neighborhoods straddle State Street, with the Hope neighborhood to the north, the Upper State Street neighborhood along State Street, and the Hitchcock neighborhood to the south. State Street is a highquality transit corridor, with multiple Class II bikeways connecting through the area (State, La Cumbre, Hope, and De la Vina).
Hope and Hitchcock includes single unit, duplex, and multi-unit development and Upper State Street is mainly a commercial area anchored by La Cumbre Plaza, Five Points Shopping Center, and Loreto Plaza. Other non-residential uses include auto dealerships, offices, motels, banks, restaurants, and medical offices. Public and institutional uses include four schools (two elementary, one junior high, and one private high school), U.S. Army Reserve Armory (proposed as an Indian Health Service site), MacKenzie Park, Municipal Golf Course, the YMCA, and the State-owned Earl Warren Showgrounds.
Arroyo Burro Creek and San Roque Creek cross through this area.
Housing opportunity sites in these three neighborhoods are clustered around upper State Street, La Cumbre Plaza Shopping Center, and blocks adjacent to State Street. The Upper State Street corridor and nearby sites are identified in the inventory as suitable for housing because:
Sites have the zoning capacity to accommodate multi-unit housing, including the Priority Housing Overlay.
Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what is allowed under current zoning.
City of Santa Barbara | General Plan Page | G-8
There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). With increased popularity of e-commerce and changes in demand for office space due to remote work, the financial viability of existing commercial uses (offices, hotels, retail) are showing signs of increasing redevelopment opportunities. Some redevelopment to housing has occurred even prior to the pandemic. New hotels are being proposed downtown and along the waterfront but not in this part of the City.
The sites are close to transit and bike lanes, schools, and parks. There is easy access to Highway 101 and Highway 154. As this area is on the northeast boundary of the City, it also has easy access to job centers in Goleta and at the University of California Santa Barbara. This is an opportunity rich area for low income families with children. These neighborhoods have 147 ADUs (constructed, approved, pending) and this type of housing opportunity is expected to continue.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 51 sites are available to accommodate 2,152 new residential units (not counting pending projects).
Nearly all of these sites are within the Upper State Street (USS) Overlay Zone, which has more restrictive standards (i.e., 45 feet or three story height limit, greater front setbacks) than other areas of the City. The more restrictive standards are intended to maintain and enhance the character of Upper State Street, including the public streetscape, open space, creeks, views, site design, and building aesthetics. As noted in the Governmental Constraints analysis, the USS Overlay Zone has not been shown to constrain development based on the track record of constructed and pending projects that can meet or exceed allowed maximum density within the height limits and other standards.
During the 5th Cycle Housing Element, notable residential development in the area includes:
The Marc, 89 units on a former motel/office site.
Grace Village, 58 affordable senior units on a former church site. The Gardens on Hope, 90 affordable senior units on a former vacant site. Estancia Santa Barbara, 72 townhouses on a former motel/restaurant site.
Several prominent affordable housing projects constructed prior to the 5th Cycle in the area include:
St Vincent’s Gardens, 75 low income family units and Via Caridad 95 units for low income seniors constructed in 2004.
Rancho Franciscan, 111 moderate income units constructed in 1988.
Pending residential development includes two projects proposing five units and two projects of 10 or more units as follows:
3805 State Street, proposing 685 units, 39 of which would be lower income and 17 moderate, on a portion of La Cumbre Plaza shopping center to be demolished.
City of Santa Barbara | General Plan Page | G-9
220 N. La Cumbre, approved for 48 lower income household units on a commercial site to be demolished. This project is using State Density Bonus and will exceed the 45-foot height limit by approximately 3 feet.
Representative Sites
HOPE/HITCHCOCK NEIGHBORHOODS
Most of the land area in the Hope neighborhood is zoned for single or two-unit residential development.
This neighborhood was developed more recently than the rest of Santa Barbara and there were only a few sites that met the criteria to accommodate housing as described in the Suitable Sites Inventory Summary. Similarly, the Hitchcock neighborhood only has a few areas zoned for multi-unit housing development and one site that qualified for the inventory. Following are the parcels in the Hope and Hitchcock neighborhoods that could accommodate new residential units.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
222 Pesetas
Lane and
Pesetas
Lane/La
Colina Road
Consolidation of one vacant and one underdeveloped
parcel with an existing medical clinic constructed in the early 1970s. Both parcels are owned by Sansum Clinic and could be developed as employer-sponsored housing.
1.3 28
101
Hitchcock
Way
Existing one and two story garden apartment complex
constructed in 1974. Additional units could be developed in carport parking areas or as redevelopment of the
underdeveloped single-story units.
5.5 103
(existing)
17 (new)
City of Santa Barbara | General Plan Page | G-10
UPPER STATE NEIGHBORHOOD
The Upper State Street area was developed in the 1950s-1970s with mainly one- to two-story buildings with surface parking areas. Most sites are underdeveloped relative to their potential under current City of Santa Barbara | General Plan Page | G-11
zoning. Accordingly, this neighborhood has the potential for significant redevelopment accommodating the highest number of units of the City’s total suitable sites, most of which would occur from redevelopment of the large La Cumbre Plaza site.
The following representative sites are located along or perpendicular to the State Street corridor.
La Cumbre Plaza
La Cumbre Plaza is a 31-acre shopping center opened in 1967 with Sears and J.W. Robinson’s (now Macy’s) as the anchor stores, with one-story, outdoor, smaller retail spaces between them surrounded by large surface parking lots. Sears closed in 2019 and the entire site, which is within the Priority Housing Overlay (37-63 units/acre), is suitable for substantial redevelopment as housing. Ownership is split between two property owners and they each have indicated interest in redevelopment. The five sites listed below share property lines. The Macy’s site is a pending project and the remaining sites are likely to be proposed as housing within the next eight years. Program HE-2: La Cumbre Plaza Planning Area is proposed to guide and facilitate redevelopment of this large site to ensure future housing is designed in accordance with General Plan policies for circulation, parks, environmental resources, and sustainability.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
3805 State Currently Macy’s, and a pending project of 685 units. 8.72 685 110 S.
Hope
One story portion of La Cumbre Plaza Shopping Center and surrounding surface parking lot. Four spaces are vacant and being offered with one-year “Quikspace” leases
5.26 310
130 S
Hope
One story portion of La Cumbre Plaza Shopping Center and surrounding surface parking lot. One space is vacant and being offered with one-year “Quikspace” lease.
5.69 335
3800 Block
State
Parking lot suitable to accommodate housing. 0.78 45
3845 State Former Sears site and surrounding surface parking lot. The ground story is leased and the upper story is vacant.
10.63 525
City of Santa Barbara | General Plan Page | G-12
Upper State Street Corridor
This area was developed in the 1950s-1980s with one- to two-story buildings, many with large surface parking lots since there is no street parking until the 3100 block of State Street. Existing uses include restaurants, retail, offices, motels, and parking lots. This area is zoned for medium high residential of 15-27 du/ac and with a couple of parcels within the Priority Housing Overlay (37-63 du/ac). The commercial uses are bordered by single- and multi-unit residential. Some sites are adjacent to each other but not under the same ownership so they were not assumed to consolidate. The following representative sites are suitable for redevelopment as housing.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
3866 State Real estate office and surface parking lot originally constructed as a Building and Loan office in the early
1960s. This site is close to shopping and has easy access to Highway 101 from La Cumbre Road.
0.9 19
55 South
La Cumbre
Two-story auto parts retail, office, and surface parking lot, originally constructed as a hardware store and office in 1963. This site is in the Priority Housing Overlay, is close to shopping and schools, and has easy access to Highway
101 at La Cumbre Road.
0.59 34
3712 State One story office (Automobile Club) and large surface parking lot constructed in the late 1960s. The I/ft2 ratio
0.89 19
City of Santa Barbara | General Plan Page | G-13
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
(10.29) is well below average. This site is close to grocery stores, restaurants, and the YMCA.
3525 State Two-story motel and parking lot constructed in the early 1960s. The I/ft2 ratio (18.57) is below average. The most recent improvement permit for the site (addition of an
elevator) was submitted in 2013. This site is close to Loreto Plaza shopping center
1.32 29
3304 &
3312 State
Consolidation of two lots consisting of a bank and adjacent parking lot under same owner. Building was constructed in the early 1970s and the parking lot was
expanded/constructed in 1989. The I/L ratio (0.58) is below average. This site is across the street from Loreto Plaza shopping center, is close to McKenzie Park and the
Municipal Golf Course, and has easy access to Highway
101 via Las Positas Road.
0.51 10
2824 &
2800 State
Consolidation of two lots consisting of a one-story motel and parking lot under same owner, constructed in the early 1950s. The I/L ratio (0.59 and 0.62) is lower than average on these sites. These sites are near shopping and
restaurants.
0.56 11
City of Santa Barbara | General Plan Page | G-14
City of Santa Barbara | General Plan Page | G-15
City of Santa Barbara | General Plan Page | G-16
City of Santa Barbara | General Plan Page | G-17
Oak Park/Upper East/Lower Riviera Opportunity Areas
Area 1,099 Acres
Land Use Designations
and Residential Density
Allowed
0% High Density Residential (28-36 du/ac)
36% Medium High Density (15-27 du/ac)
17% Medium Density (12 du/ac)
37% Low Density (5 du/ac)
6% Institutional
4% Parks/Open Space
Zoning Designations Residential: R-S, R-2, R-M, R-MH
Commercial and Office: C-R, C-G, O-M, O-R
Parks and Recreation: P-R
Specific Plan: SP-8 (Cottage Hospital)
Applicable Overlay Zones 1% Upper State Street (USS)
3.7% Priority Housing Overlay (37-63 du/ac)
Existing Residential Units 6,785
Pending Residential Units 39
Available Sites Capacity 274 Lower Income
172 Moderate and Above Moderate Income
Total Sites Capacity 485 Units
TCAC Resource
Categories (Composite)
Highest/Moderate (Upper East)
High/Highest (Lower Riviera)
High/Moderate (Oak Park)
City of Santa Barbara | General Plan Page | G-18
Location and Description
The Oak Park/Upper East/Lower Riviera Opportunity Area is located north of Highway 101 and towards the center of the City. The neighborhoods straddle State Street, with Upper East to the north and Oak Park to the south. Mission Creek runs along the northern boundaries. Both neighborhoods are in the downtown “grid” land use pattern. The Lower Riviera neighborhood lies northeast of the Upper East and below the Riviera Neighborhood and Alameda Padre Serra. It is bordered on the west by the Old Mission and on the east by Canon Perdido Street.
State Street is a high-quality transit corridor and Class II bikeway, with several other Class II bikeways connecting through the area (portions of Chapala, De la Vina, Castillo). Santa Barbara Cottage Hospital is located in Oak Park. Six City parks are in these neighborhoods (Oak, Alameda, Alice Keck Park, Mission Historical Park and A.C. Postel Rose Garden, and part of Orpet Park). There is one private school in the Upper East Neighborhood and one elementary school in the Lower Riviera Neighborhood.
The Upper East Neighborhood is primarily a residential neighborhood of single and multi-unit residential development, a portion of which is in the City’s High Fire Hazard Area. Along the southwestern portion of the neighborhood, there is a mix of structures including apartments, motels, offices, churches, parks, and schools.
The Oak Park Neighborhood is predominantly a medium high density neighborhood. The land uses are predominantly multi-unit, medical related, office, and institutional.
Lower Riviera Neighborhood is mainly small lots on steep slopes within a High Fire Hazard Area with limited opportunities for new residential development in the multi-unit zones. Recent new housing in this neighborhood includes the 115 unit Cottage Health Systems employee housing project approved in 2008.
City of Santa Barbara | General Plan Page | G-19
The sites identified in the inventory as suitable for housing are mainly clustered around the State Street corridor. These sites suitable for housing because:
They have the zoning capacity to accommodate multi-unit housing Select areas have been identified for increased residential density in the Priority Housing Overlay.
Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what could be allowed under current zoning.
There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). With increased popularity of e-commerce and changes in demand for office space due to the Covid-19 pandemic, the financial viability of existing commercial uses (offices, hotels, retail) are showing signs of increasing redevelopment opportunities. Some redevelopment to housing has occurred, even prior to the pandemic.
The sites are close to transit and bike lanes, schools, and parks. There is easy access to Highway 101 and Downtown.
This is an opportunity rich area for low income families with children. There are 147 ADUs (constructed, approved, pending) and that housing type is expected to continue.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 28 sites could accommodate 446 new residential and mixed-use projects (not including pending projects).
One site (2701 De la Vina) is within the Upper State Street (USS) Overlay Zone, which has more restrictive standards (i.e., 45 feet or three story height limit, greater front setbacks) than other areas of the City. The more restrictive standards are intended to maintain and enhance the character of Upper State Street, including the public streetscape, open space, creeks, views, site design, and building aesthetics, and limit generation of new traffic.
During the 5th Cycle Housing Element, notable residential development in the area includes:
16 W. Mission with 23 units created from a change in use from office to residential rental.
Project received State Density Bonus and two units are for very low income households. 316 W. Micheltorena with a lot merger and 21 units, including rehabilitation of two potentially historic resources.
1818 Castillo with seven units on former single unit and studio apartment site.
Pending residential development includes eight sites with five or fewer units for a total of 25 new units and three sites with five or more units as follows:
City of Santa Barbara | General Plan Page | G-20
1529 State Street proposed for a lot merger and mixed-use 27 units, two of which would be for moderate income households on a site with existing grocery store. 515 W. Los Olivos Street approved for six units on a site with an existing single unit to be demolished.
533 E. Micheltorena approved for six units on a site with an existing surface parking lot. Existing two units will be retained and parking will be accommodated between a reconfigured lower level and new parking garage.
Representative Sites
For each of these neighborhoods, the height of the existing one- and two-story buildings described below are generally undersized compared to what could be allowed (i.e., 45’ or up to 60’ in limited areas for a Community Benefit Housing Project that meets specific findings).
OAK PARK
This neighborhood is developed with an eclectic mix of single unit, duplex, and multi-unit homes, predominately constructed between 1900s-1920s, surrounded by medical offices the large Cottage Hospital complex. New housing is anticipated mainly on State, Chapala, and De la Vina streets.
Following are typical and prime representative sites for this neighborhood.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
1922 De la
Vina
Existing one story retail complex of four small
businesses and surface parking lot, originally
constructed in the 1930s with various additions since
then. The I/ft2 ratio (15.05) is below average. The
buildings cover approximately two-thirds of the site.
0.51 11
1427 State Existing one story retail complex and surface parking lot constructed in the 1950s. The I/ft2 ratio (6.07) is well below average and over half of the site is dedicated to surface parking. Site is a prime location for housing as it is on a transit corridor, is in the Priority Housing Overlay and is close to Alameda Park, shopping, and
restaurants.
0.47 27
1400 Block
Chapala
Existing surface parking lot located behind commercial
buildings on Micheltorena Street. Site is in Priority
Housing Overlay and is located close to shopping and
restaurants.
0.26 15
City of Santa Barbara | General Plan Page | G-21
City of Santa Barbara | General Plan Page | G-22
UPPER EAST/STATE STREET CORRIDOR
The northern boundary of the Upper East neighborhood is in a high fire hazard area and a larger portion of this neighborhood is zoned for single-unit housing. The single-unit neighborhoods have supported 42 constructed and pending ADUs. Multi-unit housing development potential is focused on the State Street corridor with a few sites on perpendicular streets. This portion of State Street is mainly developed with one- to two-story buildings. Existing uses include restaurants, retail, offices, motels, and parking lots. This area is zoned for medium high residential of 15-27 du/ac and some areas are within the Priority Housing Overlay. The commercial uses are bordered by single- and multi-unit residential.
Following are prime and typical suitable sites for housing.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
15-19 E
Arrellaga
Existing one story medical offices and surface parking
lot constructed in 1954. This site is close to Alameda
and Alice Keck Park and a private school. The I/ft2 ratio (10.11) is below average and the buildings cover
approximately two-thirds of the site.
0.54 11
15 & 17 E.
Sola, 1408
State
Consolidation of three underdeveloped parcels with
existing funeral home and parking lots constructed in
the 1940s. When consolidated, surface parking covers
about one-half of the parcels. Site is in Priority Housing Overlay and the I/L and I/ft2 ratios (.27 and 10.59
respectively) of the developed site is well below
0.8 47
City of Santa Barbara | General Plan Page | G-23
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
average.
1520 & 1522
State
Consolidation of two underdeveloped parcels with
medical and office buildings constructed in the late
1940s. Site is in Priority Housing Overlay.
0.23 13
1528 State Existing one story retail and surface parking lot constructed in 1942. Site is in Priority Housing Overlay and about two-thirds of the site is dedicated to surface parking. The I/L ratio (0.14) is well below average.
0.18 10
City of Santa Barbara | General Plan Page | G-24
City of Santa Barbara | General Plan Page | G-25
LOWER RIVIERA
Most of the Lower Riviera neighborhood is steeply sloped and in a high fire hazard area; therefore, only a small portion is zoned for multi-unit housing and only a few sites in the 500 block of E. Micheltorena Street, N. Milpas, and E. Arrellaga met the criteria for inclusion on the suitable sites inventory. Existing uses include single and multi-unit housing and medical offices. Following are two sites considered suitable for housing.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
511 E.
Micheltorena
Existing two-story medical office building and surface
parking lot, constructed in 1965. About two-thirds of the site is dedicated to surface parking. Adjacent site with the same owner is a pending housing project.
0.78 17
601 E.
Arrellaga
Existing two-story medical office building and surface
parking lot constructed in the 1980s. About one-half of the lot is dedicated to surface parking. The site is
surrounded by other multi-unit housing projects
(apartments, condominiums, and single-unit homes).
0.52 11
1040 N.
Milpas
Existing single-unit home constructed in 1931. The lot is developed with one unit but could accommodate ~11.
0.52 1 (existing)
10 (new)
City of Santa Barbara | General Plan Page | G-26
City of Santa Barbara | General Plan Page | G-27
City of Santa Barbara | General Plan Page | G-28
Westside/Lower West Opportunity Area
Size 529 Acres
Land Use Designations
and Residential Density
0% High Density Residential (28-36 du/ac)
34% Medium High Density (15-27 du/ac)
22% Medium Density (12 du/ac)
38% Low Density (5 du/ac)
4% Institutional
1% Parks/Open Space
Zoning Designations Residential: R-S, R-2, R-M, R-MH
Commercial and Office: C-R
Parks and Recreation: P-R
Applicable Overlay Zones None
Existing Residential Units 4,998
Pending Residential Units 19
Available Sites Capacity 73 Lower Income
10 Moderate and Above Moderate
Total Sites Capacity 102 Units
TCAC Resource
Categories (Composite)
Low/Moderate (rapidly changing)
City of Santa Barbara | General Plan Page | G-29
Location and Description
The Westside and Lower West neighborhoods are located south of Highway 101, below the Mesa neighborhoods and towards the coast, bounded to the west by Las Positas Road, north by Highway 101, east by Cliff Drive, and south by the Bel Air and Alta Mesa neighborhoods. There are four transit lines through these neighborhoods and Modoc and Rancheria are Class II bikeways. A small portion of this area is within ½ mile of a major transit stop (transit center and rail station).
The Westside neighborhood is developed with a mix of single-, duplex, and multi-unit residential units.
Since 1989, the Westside neighborhood has added a significant number of new units in the R-2 and RM areas, particularly projects with 1-5 net new units. Other than renovations, there has been no new commercial square footage added from 1989 to the present. Neighborhood serving uses easily accessed by neighborhood residents are supported in the commercial areas of San Andres Street.
Creek restoration and additions to Bohnett Park as well as public improvements completed over the past ten years have enhanced the neighborhood. Further planned improvements are underway with the Westside Community Paseos project that includes improved crosswalks, access ramps, signage, high visibility bike lanes, traffic signals, traffic diverter medians, and new street lighting. It will also create a connected crosstown bikeway network.
The large publicly owned and privately operated Elings Park can be accessed from the Westside through Valerio Street. Pilgrim Terrace Community Gardens is also located in this neighborhood. The Westside Boys and Girls Club is located in this neighborhood next to Bohnett Park and an elementary and junior high school are in the area.
The Lower West neighborhood is the City’s most densely settled residential area, with a mix of modest single unit homes, many older apartment buildings, and some condominium development. Future residential growth will result in part from redevelopment of some single unit residential and duplex areas into multiple-unit use. This neighborhood is adjacent to Santa Barbara City College.
City of Santa Barbara | General Plan Page | G-30
Lower West has a small commercial market that serves the neighborhood as well as some commercial uses on the corner of Castillo and Montecito Street. Also in this neighborhood is Parque de los Niños and Children’s Orchard, a small park with orchard and vegetable gardens for residents of Santa Barbara's lower westside, built in 1996.
Housing opportunity sites in these neighborhoods are clustered around San Andres and San Pascual Streets with a few additional sites on Rancheria Street and Coronel Place. These sites are identified in the inventory as suitable for housing because:
Sites have the zoning capacity to accommodate multi-unit housing. Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what is allowed under current zoning.
There are several pending projects in these neighborhoods, typically adding a modest number of units to small, underdeveloped lots with existing residential development. There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). The sites are close to transit and bike lanes, with easy access to Highway 101 and downtown.
Future transportation improvements are underway.
A portion of the neighborhood is within ½ mile radius of a major transit stop and eligible for parking reductions provided by AB 2097.
This is moderate but rapidly changing opportunity rich area for low income families with children. These neighborhoods have 176 ADUs (constructed, approved, pending)—the highest number of any City neighborhood. This type of housing opportunity is expected to continue.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that seven sites could accommodate 83 new residential and mixed-use projects. These neighborhoods will continue to be redeveloped with small projects of less than 10 units that will be counted towards the City’s RHNA but are not included in the inventory because they did not meet the screening criteria.
During the 5th Cycle Housing Element, notable residential development of more than five units in the area includes:
1220 & 1222 San Andres Street, merger of two lots, demolition of existing residential units, and construction of five duplexes and two single unit two- and three-story dwellings for a total of 12 units.
312 Rancheria Street, two-story building with seven units constructed on a small (0.3 acres) vacant parcel.
Notable affordable housing projects constructed prior to the 5th Cycle in the area include:
Monteria Village, 512-524 W. Montecito Street/305 Rancheria Street, 28 affordable units.
City of Santa Barbara | General Plan Page | G-31
1913 San Pascal, 10 affordable units for seniors and families. 1910 San Pascal, 12 affordable units for seniors and families. Milagro de Ladera, 322 Ladera Street, 51 lower income units. Rancheria Village, 424-430 Rancheria Street, 14 lower income units. Coronel Place, 625-629 Coronel Place, 20 lower and nine moderate income units. Pinecone, 1838 San Andres, 10 moderate income ownership units.
Pending residential development in this area includes six sites with five or fewer units for a total of 12 new units and one site with more than five units as follows:
1230 San Andres Street, proposing to demolish two existing dwellings and construct a new three-story multi-unit building with seven units on a small parcel (0.3 acres).
Representative Sites
These neighborhoods were predominately developed in the 1920s-1940s with one- to two-story single and multi-unit residential. Most sites are underdeveloped relative to their potential under current zoning (i.e., up to three stories and 15-27 du/ac). The average I/L and I/ft2 ratio for projects in this density tier are 0.69 and 22.65, respectively. The following sites represent both typical housing opportunities and a prime opportunity for redevelopment by the Housing Authority of Santa Barbara.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
1511-1519
San
Pascual
Consolidation of three narrow lots under common ownership.
Each lot has three one-story units (duplex and single units).
No original building permits were found in the files except for a duplex constructed in 1956 and a single unit constructed in 1905. These sites are within one block of a shopping center and close to Micheltorena Street, which crosses Highway 101 for easy access to downtown.
0.97 10 (new)
9 (existing)
1329 San
Andres
Existing one story commercial center and surface parking lot permitted around 1952 with an addition permitted around 1962. The site has a low I/ft2 ratio (9.06) and has not been improved in recent years. It is close to Bohnett Park and recent multi-unit housing projects.
0.58 12
304
Rancheria
This site is owned by the Housing Authority and planned for redevelopment to increase the number of affordable units.
The project site is currently developed with eight two-story buildings containing 28 units constructed in the 1970s.
2.13 30 (new)
28 (existing)
City of Santa Barbara | General Plan Page | G-32
City of Santa Barbara | General Plan Page | G-33
City of Santa Barbara | General Plan Page | G-34
West Downtown Opportunity Area
Size 178 Acres
Land Use Designations
and Residential Density
74% High Density Residential (28-36 du/ac)
22% Medium High Density (15-27 du/ac)
0% Medium Density (12 du/ac)
0% Low Density (5 du/ac)
1% Institutional
3% Parks/Open Space
Zoning Designations Residential: R-M, R-MH
Commercial and Office: C-R
Parks and Recreation: P-R
Applicable Overlay Zones 24% Priority Housing Overlay (37-63 du/ac) Existing Residential Units 2,013
Pending Residential Units 100
Available Sites Capacity 290 Lower Income
435 Moderate and Above Moderate Income
Total Sites Capacity 825 Units
TCAC Resource
Categories (Composite)
Moderate (Rapidly Changing).
City of Santa Barbara | General Plan Page | G-35
Location and Description
The West Downtown neighborhood is within the downtown grid and bounded on the north by Sola Street, on the south and west by Highway 101, and on the east by De la Vina, Ortega, and Chapala Streets. Bath and Castillo are Class II bikeways connecting West Downtown to neighborhoods to the north and the beach. The Carrillo Corridor is a high quality transit corridor, a significant gateway into the City’s Downtown, and one of the most traveled arterials in the City circulation system with access to Highway 101. The neighborhood is adjacent to the transit center and two transit lines cross this neighborhood from the east side of Santa Barbara to the west side.
The West Downtown Neighborhood is one of the oldest neighborhoods in the City. It is predominantly developed with commercial uses and multi-unit residential; however, there are a number of single unit residences as well. This area has seen increased development over the past 20 years including the construction of some high profile affordable housing projects, and larger mixed use commercial and condominium projects along Chapala Street. There is one pocket park in this neighborhood, the Westside Neighborhood Center, and several nearby City parks.
Housing opportunity sites in these this neighborhood are clustered around the Carrillo Street corridor with additional sites along Figueroa Street and between Sola and Victoria. The Carrillo Street corridor and other nearby sites are identified in the inventory as suitable for housing because:
Sites have the zoning capacity to accommodate multi-unit housing, and most of this neighborhood is within the Priority Housing Overlay.
Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what is allowed under current zoning.
City of Santa Barbara | General Plan Page | G-36
There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). With increased popularity of e-commerce and changes in demand for office space due to remote work, the financial viability of existing commercial uses (mainly small business, offices, and retail) are showing signs of increasing redevelopment opportunities. Some redevelopment to housing has occurred even prior to the pandemic.
The sites are close to transit and bike lanes, with easy access to Highway 101 and downtown. The neighborhood is within ½ mile radius of a major transit stop and eligible for parking reductions provided by AB 2097.
This is moderate but rapidly changing opportunity rich area for low income families with children. Multiple deed restricted affordable housing projects have been constructed in this neighborhood as noted below.
Conversion of service stations to housing (representing two sites in this neighborhood) more likely due to State’s upcoming zero emission vehicle mandate. This neighborhood has 22 ADUs (constructed, approved, pending) and this type of housing opportunity is expected to continue.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 58 sites could accommodate 725 new residential and mixed-use projects.
During the 5th Cycle Housing Element, notable residential development in the area includes:
325 W. Anapamu Street, eight units on an underdeveloped, small (0.2 acres) lot. One existing unit was retained.
610 and 618 Castillo Street, two projects permitted separately but in conjunction on underdeveloped lots for a total of eight new units. Several existing units were retained. Bradley Studios, 512 Bath Street, 54 very low income studios constructed in 2019.
Several prominent affordable housing projects constructed prior to the 5th Cycle in the area include:
Casa de las Fuentes, 335 W Carrillo, 42 lower income units constructed on a small lot (0.34 acres) in 2002.
El Carrillo, 315 W Carrillo, 61 very low income units constructed on a small lot (0.49 acres) in 2006.
Hotel de Riviera, 125 W. Carrillo, 30 SRO units for people experiencing homelessness and suffering from mental illness combined with alcohol and/or drug problems. Building was constructed in 1915 but made affordable in 1988.
Cottage Gardens, 227 W De la Guerra, 17 low income units for seniors built on a small lot (0.46 acres) in 1993.
City of Santa Barbara | General Plan Page | G-37
Castillo Homes, 1031 Placido Avenue, 32 senior low income units for seniors constructed in 1987.
El Zoco, 211 W. Guiterrez, 16 moderate income units ownership units.
Pending residential development includes four sites with five or fewer units for a total of 12 new units and three sites with five or more units as follows:
208 Cottage Grove, proposing six above moderate units on small lot (0.14 acres) with an existing single residential unit to be demolished.
809 & 815 De la Vina, 208 W. De la Guerra, consolidation of three lots proposing 31 above moderate units. Existing buildings to be demolished and Structure of Merit to be moved. 400 W. Carrillo, proposing 30 moderate and 33 above moderate units on a City-owned parking lot.
Representative Sites
The West Downtown neighborhood was developed predominately before the 1900s though 1920s as a residential multi-unit neighborhood, with some commercial uses primarily along Carrillo, Bath, De la Vina, and Chapala streets. Most sites are underdeveloped relative to their potential under current zoning. This is a compact, grid neighborhood. Carrillo, De la Vina, and Bath are parallel one way streets, and Carrillo and Haley are the primary transportation corridors to and from downtown, Highway 101, and the beach. The following representative sites are organized by transportation corridors.
CARRILLO STREET CORRIDOR
There are 11 opportunity sites on this corridor, all except one (pending project) are in Priority Housing Overlay. Consolidation sites are under common ownership. The average I/L and I/ft2 ratios for projects in this density tier are 0.67 and 23.69 respectively. The following sites represent typical and prime housing opportunities along this corridor. These sites could be exempt from minimum residential parking requirements per AB 2097.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
312 & 316
W.
Carrillo
Consolidation of two vacant lots, which represents a prime development opportunity. The City has discussed potential development of this site with an affordable housing provider.
0.42 24
226-230
W.
Carrillo
Consolidation of four lots consisting of adjacent surface parking lots serving a restaurant, pharmacy, and offices. The
commercial parking could be retained on the ground floor with units added on top.
0.54 30
233 W.
Carrillo
Consolidation of two lots consisting of a one story business and surface parking lot. The building includes a Quonset hut with an attached addition, unclear when the current building was constructed but a building permit was submitted for the site in 1947. The parking lot was constructed in 1968. The building
0.35 19
City of Santa Barbara | General Plan Page | G-38
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
was last remodeled for the current tenant (paint store) in 2004. 303 W
Carrillo
Existing service station constructed in 1955. The I/L (1.0) and I/ft2 (12.33) ratios are well below average.
0.22 13
City of Santa Barbara | General Plan Page | G-39
City of Santa Barbara | General Plan Page | G-40
BATH STREET CORRIDOR
There are 11 opportunity sites on this corridor, including one potential lot consolidation. All are within Priority Housing Overlay and the average I/L and I/ft2 ratios for projects in this density tier are 0.67 and
23.69 respectively. These sites could be exempt from minimum residential parking requirements per AB 2097. The following sites represent typical and prime housing opportunities along this corridor.
SITE DESCRIPTION SIZE
(ACRE
S)
CAPACIT
Y (UNITS)
923 and
925 Bath
Consolidation of two lots consisting of a one-story residential unit constructed in 1928, a one-story meeting hall constructed in 1960s, and a surface parking lot. Parking lot and fencing is deteriorated and the existing building has peeling paint. Site has been subject to zoning and building code violations for dilapidated conditions and the I/L ratio is low (0.5). This site is close to Carrillo Street, restaurants, and commercial services.
0.49 28
821 Bath Existing two story 12 unit residential building constructed in 1965.
The lot is developed at 5.2 units/acre but can accommodate ~27 units. The most recent repair permit application (roof, wall heaters, plumbing) was submitted in 1990. The I/L ratio is below average (0.62).
0.43 12
(existing)1
3 (new)
500 and Consolidation of two lots consisting of parking lots constructed in 0.37 8 City of Santa Barbara | General Plan Page | G-41
SITE DESCRIPTION SIZE
(ACRE
S)
CAPACIT
Y (UNITS)
523 Bath 1986. If these lots were converted to housing, there are still multiple parking spaces serving existing businesses (sports club, medical clinic). This site has easy access to Highway 101 and the beach.
City of Santa Barbara | General Plan Page | G-42
City of Santa Barbara | General Plan Page | G-43
DE LA VINA STREET CORRIDOR
There are nine opportunity sites, including one potential lot consolidation. All are within Priority Housing Overlay and the average I/L and I/ft2 ratios for projects in this density tier are 0.67 and 23.69 respectively. These sites could be exempt from minimum residential parking requirements per AB 2097.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
911 and 921
De la Vina,
920 St.
Vincent and
no number St.
Vincent
Consolidation of four lots consisting of one story office uses and parking lots. 911 De la Vina was permitted in
1948 as a retail store, then used as a sheet metal shop, followed by current use as an office. Most recent exterior upgrades were permitted in 2009. 921 De la Vina was
permitted in 1941 as a retail store and is now an office.
Minor tenant improvements were last permitted in the
1990s. This site is close to Carrillo Street and a large grocery store and other services.
0.57 32
817 De la
Vina
Existing seven unit residential development comprised of several buildings. The original larger house in the front was constructed some time before 1938. The lot
includes large surface parking areas and the
improvement to lot area ratio is low (0.59). The lot is developed at 2.4 units/acre but can accommodate ~22
units/acre.
0.34 7 (existing)
15 (new)
City of Santa Barbara | General Plan Page | G-44
CASTILLO STREET CORRIDOR
There are four opportunity sites, one of which is a potential consolidation site under common ownership. All are within Priority Housing Overlay and the average I/L and I/ft2 ratios for projects in this City of Santa Barbara | General Plan Page | G-45
density tier are 0.67 and 23.69 respectively. These sites could be exempt from minimum residential parking requirements per AB 2097.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
1314 Castillo Existing nine unit one-story residential development comprised of five to six buildings. New units were added in the 1920s, unclear when existing units were
constructed. The lot is developed at 3 units/acre but can accommodate ~21 units/acre. No recent permits for
improvements are on file.
0.33 9 (existing)
14 (new)
1329 Castillo
and 401 W.
Sola
Consolidation of 2 lots consisting of one-story single
residential units. 1329 Castillo was constructed prior to 1936 and 401 W. Sola was constructed prior to 1945. No
recent improvement permits are on file. If consolidated, the lots are developed at 0.4 units/acre but can
accommodate ~13 units/acre.
0.21 2 (existing)
10 (new)
City of Santa Barbara | General Plan Page | G-46
City of Santa Barbara | General Plan Page | G-47
Downtown/Lower State Opportunity Area
Size 294 Acres
Land Use Designations
and Residential Density
39% High Density Residential (28-36 du/ac)
50% Medium High Density (15-27 du/ac)
0% Medium Density (12 du/ac)
0% Low Density (5 du/ac)
7% Institutional
4% Parks/Open Space
Zoning Designations Commercial and Office: C-G,
Title 28 Coastal Zones: O-C, HRC-2
Manufacturing: M-C
Parks and Recreation: P-R
Applicable Overlay Zones 36% Priority Housing Overlay (37-63 du/ac) S-D-3 (Coastal Zone Overlay)
Existing Residential Units 890
Pending Residential Units 262
Available Sites Capacity 526 Lower Income
561 Moderate and Above Moderate Income
Total Sites Capacity 1,349 Units
TCAC Resource
Categories (Composite)
Moderate/Moderate (Rapidly Changing) (Downtown)
Low/Moderate (Lower State)
City of Santa Barbara | General Plan Page | G-48
Location/Description
The Downtown and Lower State neighborhoods are located in the heart of the City grid focused around the primary commercial and transportation corridor of State Street. Downtown is bounded by Sola, De la Vina, Ortega, and Santa Barbara streets and connected to Lower State, which is bounded by Ortega, Chapala, and Santa Barbara streets and Cabrillo Boulevard. Highway 101 bisects Lower State and the portion below Highway 101 is in the Coastal Zone.
The Downtown Neighborhood is the most intensively used part of the City. In addition to its primary function as a viable commercial center, it is becoming the home to many City residents as more mixed use and residential land uses are developing Downtown, consistent with General Plan policy to encourage a mix of land uses in commercial areas, particularly in the Downtown. Residential uses are desired Downtown as it is the major employment center for the City. Downtown is also a major tourist draw with historic sites, a myriad of retail stores, restaurants and cultural arts venues. Aside from commercial uses, the Santa Barbara County Courthouse, County administrative offices, Central Library, Santa Barbara City Hall, Santa Barbara Museum of Art, Santa Barbara Historical Museum, the Presidio, Casa de la Guerra, De la Guerra Plaza, and the Arlington, Granada, and Lobero Theaters are all located Downtown. There are currently no schools in the Downtown or Lower State neighborhoods but there are private and public schools nearby.
The Lower State Street Neighborhood includes a mix of commercial retail, restaurant, hotel, office, warehouse, and light industrial uses. The area also has some mixed use and multi-unit development.
The portion below Highway 101 is in the Coastal Zone and not currently included in the AUD program.
A segment of this area zoned OC includes the area generally known as the “funk zone” that allows primarily ocean dependent and ocean oriented uses, commercial recreational uses, arts and related uses, restaurants and small stores. Residential uses are also allowed as part of mixed use in the OC zones. Portions of Mission Creek run through this area. The Lower State Street area contains Vera Cruz Park, Moreton Bay Fig Tree and the Amtrak railroad station.
City of Santa Barbara | General Plan Page | G-49
Housing opportunity sites in these neighborhoods are clustered around Anacapa, Chapala, and Haley streets. These sites are identified in the inventory as suitable for housing because:
Sites have the zoning capacity to accommodate multi-unit housing, and over a third of the land area in these neighborhoods are within the Priority Housing Overlay. Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what is allowed under current zoning.
There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). With increased popularity of e-commerce and changes in demand for office space due to remote work, the financial viability of existing commercial uses (mainly business, offices, and retail) are showing signs of increasing redevelopment opportunities. Some redevelopment to housing has occurred even prior to the pandemic.
The sites are close to jobs, transit, and bike lanes, with easy access to Highway 101. The neighborhoods are within ½ mile radius of a major transit stop and much of the area is eligible for parking reductions provided by AB 2097 and the City’s reduced parking requirements for projects within the Central Business District. .
These neighborhoods together experienced a 16 percent increase in residential units from 2011-2023.
Most of this area is a moderate but rapidly changing opportunity rich area for low income families with children.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 85 sites could accommodate 1.087 new residential and mixed-use projects (not counting pending projects).
During the 5th Cycle Housing Element, notable residential development in the area includes:
414 Chapala Street, 21 unit, four-story mixed-use project on a small site (0.3 acres) with the existing commercial building demolished.
634 Anacapa, 30 unit, three-story mixed-use project on a site where the existing commercial buildings were demolished.
1330 Chapala Street, 33 unit, three-story mixed-use project on a former surface parking lot.
A prominent affordable housing project constructed prior to the 5th Cycle in the area include:
Faulding Hotel, 15 E Haley, 71 lower income and 10 moderate income units.
Pending residential development includes two sites with nine or fewer units and eight sites of 10 or more units including:
410 State, lot merger of three parcels and 78 units in a mixed-use building, eight units affordable to moderate income households.
City of Santa Barbara | General Plan Page | G-50
821 State, 14 units in a mixed-use commercial building to be retrofitted to housing. Includes three low and one moderate income unit. This project is under construction. 425 Santa Barbara, 19 units in a mixed-use building with one for moderate income households. 113-117 De la Guerra, lot merger of two parcels and 23 units in a mixed-use building. 630 Chapala, lot merger of two parcels and 39 units in a mixed-use building, four units for moderate income households.
932 De la Vina, 22 units, two for moderate income households. 115 W. Anapamu, lot merger of two parcels and 34 low income units in a mixed-use building. 428 Chapala, 27 units in a mixed-use building, with two very-low and two moderate income units.
Representative Sites
These neighborhoods were developed primarily as commercial neighborhoods with infill residential multi-unit and mixed uses. Most sites are underdeveloped relative to their potential density and height limits under current zoning. For sites in the Priority Housing Overlay, the average I/L and I/ft2 ratios for projects in this density tier are 0.67 and 23.69, respectively. The following representative sites are organized by primary transportation corridors.
CHAPALA STREET CORRIDOR (DOWNTOWN NEIGHBORHOOD ORTEGA TO SOLA) This area includes one consolidated site, and four individual sites for housing, all in the Priority Housing Overlay density tier.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
701 Chapala Existing one story restaurant/coffee shop constructed in 1955 and surface parking lot. About one-half of the lot is dedicated to surface parking. The lot is kitty-corner from a large proposed housing project (39 units) and in a
prime downtown location for additional housing.
0.41 24
901 Chapala
& 112 W
Canon
Perdido
Consolidation of two lots on the corner of Chapala and
Canon Perdido consisting of a restaurant and surface
parking lot constructed in 1960 and a carwash. In 1997, the prior carwash permitted in the 1960s was
demolished and a replacement carwash facility
constructed. Once consolidated, about one-half of the
parcels is dedicated to surface parking.
0.68 39
1301 Chapala Existing one-story car repair shop and beauty salon on the site of a former gas station and accessory buildings originally permitted in 1940. It is a prime corner location across from the Public Market and next to a two-story
multi-unit residential building. The I/L (0.27) and I/ft2
0.33 19
City of Santa Barbara | General Plan Page | G-51
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
(14.10) ratios are well below average on this site.
City of Santa Barbara | General Plan Page | G-52
City of Santa Barbara | General Plan Page | G-53
ANACAPA STREET CORRIDOR (DOWNTOWN AND LOWER STATE NEIGHBORHOODS HIGHWAY 101 TO SOLA)
This area includes four consolidated sites under common ownership, and nine individual sites for housing, most in the Priority Housing Overlay density tier. Most sites are underdeveloped relative to their potential under current zoning.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
500-526
Anacapa
Consolidation of five lots taking up most of a City block.
Existing uses include seven residential units (one and
two-story buildings), unclear when each unit was
permitted, and one and two-story commercial
businesses and surface parking lots. This is a prime
downtown location for housing, close to a project under construction and other new housing developments. The
I/ft2 ratios are below average for all except one lot. In 2017, the property owner submitted an application for a lot merger for two of the lots and a mixed-use project
with seven units but did not proceed.
0.88 44 (new)
8 (existing)
718 Anacapa Existing large surface employee parking lot permitted in the late 1960s. The business that this lot was intended to serve recently declared bankruptcy. This is a prime
location for housing with a very low I/L ratio (0.02).
0.8 47
722 Anacapa Existing one story commercial business. The existing adobe dwelling was demolished in 1941 and there
appears to be an office or store permitted on the site
since the early 1930s. In the 1990s, applied for a water allocation (during a drought moratorium) to construct two units but they did not proceed.
0.33 19
City of Santa Barbara | General Plan Page | G-54
City of Santa Barbara | General Plan Page | G-55
HALEY STREET CORRIDOR (LOWER STATE NEIGHBORHOOD CHAPALA TO SANTA BARBARA STREET) This three block stretch of Haley includes two consolidated sites under common ownership, and three individual sites for housing, all within the Priority Housing Overlay. Most sites are underdeveloped relative to their potential under current zoning.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
18 E Haley &
417 Anacapa
Consolidation of two lots consisting of a parking lot and vehicle storage area.
0.79 46
114 E Haley Two-story office building and surface parking lot. A one story building was originally constructed 1973 with the second story added in 1983. A tentative subdivision map to convert the office building to 16 condominiums was
approved in the 1990’s but did not proceed. This site is near Vera Cruz Park and about one-half of the lot is
dedicated to surface parking.
0.67 39
113 E Haley One-story commercial business permitted in the mid1950s and surface parking lot. The I/L (0.18) and I/ft2 (3.15) ratios are well below average for projects in this density tier. This site is adjacent to Vera Cruz Park and more than one-half of the lot is dedicated to surface
parking.
0.25 15
City of Santa Barbara | General Plan Page | G-56
City of Santa Barbara | General Plan Page | G-57
City of Santa Barbara | General Plan Page | G-58
Milpas/Eastside Opportunity Area
Size 485 Acres
Land Use Designations
and Residential Density
8% High Density Residential (28-36 du/ac)
18% Medium High Density (15-27 du/ac)
57% Medium Density (12 du/ac)
11% Low Density (5 du/ac)
3% Institutional
1% Industrial
3% Parks/Open Space
Zoning Designations Residential: R-S, R-M, R-MH
Commercial and Office: C-G, C-R
Manufacturing: M-1
Parks and Recreation: P-R
Specific Plan: SP-10
Applicable Overlay Zones 8% Priority Housing Overlay (37-63 du/ac) S-D-3 (Coastal Zone Overlay)
Existing Residential Units 3,451
Pending Residential Units 194
Available Sites Capacity 308 Lower Income
398 Moderate and Above Moderate Income
Total Sites Capacity 900 Units
TCAC Resource
Categories (Composite)
Highest/Moderate (Rapidly Changing)/Low (Milpas)
Highest/High/Moderate (Rapidly Changing)/Low (Eastside) City of Santa Barbara | General Plan Page | G-59
Location and Description
The Milpas and Eastside neighborhoods are bounded on the north by Canon Perdido Street and on the south by Highway 101. They are separated on the east and west by a line mid-block behind commercial properties along Milpas Street. The Eastside is bounded to the east by the base of the Riviera.
Milpas is developed as primarily a strip of commercial uses along both sides of the street. There is currently a small number of residential uses above and behind shops. The Milpas corridor generally supports neighborhood commercial uses, with two larger shopping centers. Due to the availability of neighborhood serving uses and the close proximity to transit, this area could redevelop to incorporate more residential in mixed use projects to form a unique urban neighborhood.
The northeast portion of the Eastside is zoned for single- and two-unit residential, providing an area for moderate-cost housing within walking distance to shopping and jobs. The Eastside includes five mobile home or trailer parks, providing more affordable and much needed housing. The multi-unit residential portion of the Eastside is located to the southwest close to Highway 101. This area has experienced redevelopment of underdeveloped lots to accommodate more units. The Eastside contains two elementary schools. Sunflower Park, Eastside Neighborhood Park, and the Yanonali Community Gardens are in this area and Sycamore Creek runs through much of the Eastside. The Eastside area also contains the Municipal Tennis Courts, the Franklin Community Center, and the Eastside Branch Library, all which serve the neighborhood and community.
Milpas is the main transportation corridor and portions of streets within these neighborhoods support Class II bikeways. Planned improvements are underway with the Eastside Community Paseos project that includes pedestrian and bicyclist improvements and a connected crosstown bikeway network.
City of Santa Barbara | General Plan Page | G-60
Housing opportunity sites in these neighborhoods are mainly along Milpas Street with some additional sites on Cota and Quinientos streets. These sites are identified in the inventory as suitable for housing because:
Sites have the zoning capacity to accommodate multi-unit housing. Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what is allowed under current zoning.
There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). With increased popularity of e-commerce and changes in demand for retail, the financial viability of existing commercial uses (mainly small businesses and retail) are showing signs of increasing redevelopment opportunities. Some redevelopment to housing has occurred even prior to the pandemic.
The sites are close to jobs, transit, and bike lanes, with easy access to Highway 101 and the beach.
Portions of each neighborhoods are high and moderate opportunity rich areas for low income families with children.
There are 107 ADUs (constructed, approved, pending) in these neighborhoods, and that housing type is expected to continue.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 45 sites could accommodate 706 new residential and mixed-use projects (not counting pending projects).
During the 5th Cycle Housing Element, residential development was focused in the portion of the Eastside neighborhood zoned for multi-unit residential. There were a total of four projects and 17 net new units.
Notable affordable housing projects constructed prior to the 5th Cycle in the area includes:
Paseo Voluntario, 309-319 S. Voluntario Street, 20 units for lower income households Casa Marianna, 320 S. Salinas, 19 units for lower income households. Pueblo Andaluz, 33 Ocean View, 10 ownership units for moderate income households.
Pending residential development includes seven sites with nine or fewer units for a total of 30 units and the following larger projects:
701/711 N. Milpas, proposed 82 unit, four-story mixed-use building on a consolidated lot with an existing commercial business to be demolished.
418 N. Milpas/915 E. Gutierrez, proposed 82 units on a consolidated lot with a commercial business to be demolished.
City of Santa Barbara | General Plan Page | G-61
Representative Sites
Most of the opportunity sites are on the Milpas Street corridor, which is developed with an eclectic mix of one- to two-story buildings, some with surface parking areas. Nearly all sites on Milpas are in the Priority Housing Overlay and the average I/L and I/ft2 ratios for projects in this density tier are 0.67 and
23.69, respectively. The following sites are typical and prime locations for new housing.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
11 N
Milpas/N
Milpas St
Consolidation of two lots with existing one story residential units, storage, and surface parking. No structure age was found on file. The I/L (0.35) and I/ft2 (5.02) ratios are well below average for projects in this density tier. These sites are in the Priority Housing Overlay and have easy access to Highway 101 and the beach.
0.38 19
911-915
Quinientos
Consolidation of two lots with existing commercial business and storage. For 911 Quinientos, there was a house on the site in the 1930s and the most recent building permit on file is from the 1960s. For 915 Quinientos, there was a house in the 1920s and a garage permitted in the 1930s and no
records on file after that date. For both sites, the I/L and I/ft2 ratios are much lower than average. These sites are in the Priority Housing Overlay and are close to shops and
restaurants and has easy access to Highway 101 and the
beach.
0.27 14
22 N. Milpas Existing one-story commercial building and surface parking lot constructed in 1978. There are no recent building permit records of any improvements. This site is in the Priority Housing Overlay and is close to shops and restaurants and has easy access to Highway 101 and the beach.
0.61 35
201 N.
Milpas
Existing one-story commercial building and surface parking lot constructed in 1926. The use of the existing building has changed multiple times over the years. This site is in the Priority Housing Overlay and is close to shops and
restaurants.
0.45 26
1317 Punta
Gorda
Existing residence constructed in 1950. In 2018, an
application was submitted to construct seven duplexes. The project was issued building permits but they subsequently expired. The lot is developed with one unit but could
accommodate ~12. This site has easy access to Highway
101.
0.55 1 (existing)
11(new)
628/634 N Consolidation of two vacant lots. Existing buildings were 0.49 28 City of Santa Barbara | General Plan Page | G-62
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
Milpas demolished in 1990s. These sites are in the Priority Housing Overlay and close to shops and restaurants, Santa Barbara Junior High, and Santa Barbara High School. This is a prime location for housing.
735 N Milpas Existing commercial business and car storage lot. Building was constructed in 1928. This site is in the Priority Housing Overlay and is close to Santa Barbara Junior High and Santa Barbara High School.
0.21 12
803 N.
Milpas
Vacant lot. A tentative subdivision map and mixed-use
project with five condominiums was approved in 2010.
Several time extensions were approved but the project did not proceed to a building permit. As a vacant lot in the Priority Housing Overlay, it is a prime location for housing at a much higher density than the former condominium project.
0.51 30
820 E.
Ortega
Existing one-story commercial business. Original building was constructed in the 1930s. A new structure was added to the lot in 1980. The I/L and I/ft2 ratios are lower than average.
0.24 14
City of Santa Barbara | General Plan Page | G-63
City of Santa Barbara | General Plan Page | G-64
City of Santa Barbara | General Plan Page | G-65
City of Santa Barbara | General Plan Page | G-66
City of Santa Barbara | General Plan Page | G-67
Laguna Opportunity Area
Size 324 Acres
Land Use Designations
and Residential Density
8% High Density Residential (28-36 du/ac)
58% Medium High Density (15-27 du/ac)
7% Medium Density (12 du/ac)
0% Low Density (5 du/ac)
24% Institutional
3% Parks/Open Space
Zoning Designations Residential: R-2, R-M
Commercial and Office: C-G, O-R
Manufacturing: M-C
Parks and Recreation: P-R
Applicable Overlay Zones 8.9% Priority Housing Overlay (37-63 du/ac) Existing Residential Units 2,611
Pending Residential Units 40
Available Sites Capacity 309 Lower Income
245 Moderate and Above Moderate Income
Total Sites Capacity 594 Units
TCAC Resource
Categories (Composite)
High and Moderate
City of Santa Barbara | General Plan Page | G-68
Location and Description
The Laguna neighborhood is bounded on the north by Sola, Olive, and Micheltorena Streets; on the south by Cota Street; on the east by Milpas and Canon Perdido Streets, and the eastern boundary of Santa Barbara Junior High School; and on the west by Santa Barbara Street. Laguna contains a number of institutional uses including Santa Barbara High School, Santa Barbara Junior High School, the National Guard Armory, the City’s Community Development, Public Works and Park and Recreation Buildings, and the Santa Barbara School District offices. Several bus line cross this neighborhood and E. Canon Perdido is a Class II bikeway connecting through the area. Ortega Park, planned for significant improvements, is the only City park in the neighborhood.
The Laguna neighborhood is a mixed residential neighborhood that transitions to denser multi-unit, institutional, and office closer to Santa Barbara Street and Downtown. The northeastern part of the Laguna neighborhood is presently developed with single unit dwellings with some duplexes and multiunit homes interspersed throughout the neighborhood. A small portion of this area is hilly and designated as a High Fire Hazard Area. On the west, as it transitions into Downtown, mixed residential, commercial, and institutional uses have been developed. The neighborhood contains a number of existing senior and affordable housing projects including Presidio Springs senior housing, the Laguna Cottages for seniors, and Presidio Gardens family housing.
The sites identified in the inventory as suitable for housing are mainly closer to Downtown along Salsipuedes, Laguna, and Santa Barbara streets. These sites suitable for housing because:
They have the zoning capacity to accommodate multi-unit housing. Select areas have been identified for increased residential density in the Priority Housing Overlay.
Existing structures are typically one-to two-story buildings constructed 50 or more years ago.
City of Santa Barbara | General Plan Page | G-69
Lots are underdeveloped with low floor area ratios compared to what could be allowed under current zoning.
There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). With increased popularity of e-commerce and changes in demand for office space due to the Covid-19 pandemic, the financial viability of existing commercial uses (offices, manufacturing, retail) are showing signs of increasing redevelopment opportunities. Some redevelopment to housing has occurred, even prior to the pandemic.
The sites are close to transit and bike lanes, schools, and parks. There is easy access to Highway 101, Milpas Street, and Downtown.
Some sites are owned by the Housing Authority who has expressed interest in adding affordable units to existing underdeveloped sites.
This neighborhood has 29 ADUs (constructed, approved, pending) and this type of housing opportunity is expected to continue.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 35 sites could accommodate 554 new residential units (not counting pending projects).
During the 5th Cycle Housing Element, notable residential development in the area includes:
813 E Carrillo Street, 16 affordable units for veterans and one managers unit on a former single unit site.
835 Canon Perdido Street, 41 units created from a lot merger of three parcels and by demolishing former commercial and industrial buildings.
Notable affordable housing projects constructed prior to the 5th cycle in this area includes:
Building Hope, 617 Garden Street, 50 lower-income units. Mom’s Place 421-425 E. Cota, 16 lower-income units.
Pending residential development includes four sites with 10 or fewer units for a total of 18 new units and one site with 10 or more units as follows:
222 E Canon Perdido proposed for 27 units, three of which affordable to moderate income households. The project would be constructed on the existing surface parking lot and the existing commercial building would remain. This project is in the pre-application phase.
Representative Sites
The Laguna neighborhood was developed predominately between the 1900s though 1940s as a residential multi-unit neighborhood, with a smattering of office and industrial structures built from mid1940s through present day. One- to two-story buildings with surface parking areas is common. Most sites are underdeveloped relative to their potential under current zoning. Since this is a compact, grid neighborhood with no predominant transportation corridor, the following summarizes suitable sites by zone district and density allowance.
City of Santa Barbara | General Plan Page | G-70
HIGH DENSITY COMMERCIAL GENERAL (C‐G) AND OFFICE RESTRICTED (O‐R) ZONES These zones are closest to downtown and within the Priority Housing Overlay. There are a total of 17 sites with a capacity of 197 units in these zones. The average I/L and I/ft2 ratio for projects in this density tier are 0.67 and 23.69, respectively. The one- and two-story buildings described below are undersized compared to what could be allowed (i.e., 45’ or up to 60’ for a Community Benefit Housing Project that meets specific findings).
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
206 E
Anapamu
One- and two-story office with surface parking constructed in the 1970s. This site is a prominent corner lot and would be a prime location for housing as it is across the street from the Courthouse and close to the library, County building, and downtown.
0.31 18
222 E
Anapamu
Two-story office with subsurface and surface parking
constructed in the 1960s. This site is near 206 E. Anapamu and would also be a prime location for housing.
0.37 21
1000
Block
Santa
Barbara
Parking lot with low I/L (0.02) and I/ft2 (1.95) ratios. This site is close to the Courthouse and downtown in an area that has multiple surface and public parking lots available.
0.34 19
City of Santa Barbara | General Plan Page | G-71
MEDIUM HIGH DENSITY MANUFACTURING COMMERCIAL (M‐C) ZONE This zone comprises 4 blocks within the Priority Housing Overlay with 13 sites and a capacity of 253 units. This zone allows Emergency Shelters as a use by right. The average I/L and I/ft2 ratio for projects City of Santa Barbara | General Plan Page | G-72
in this density tier are 0.67 and 23.69, respectively. The one- and two-story existing buildings described below are undersized compared to what could be allowed (i.e., 45’ or up to 60’ for a Community Benefit Housing Project that meets specific findings). The sites described below are close to Ortega Park, planned for significant renovation, and Santa Barbara Junior High and Santa Barbara High School, making them prime locations for new housing.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
617 N
Salsipuedes
One story warehouse style building with several businesses and surface parking lot constructed in 1964. The I/ft2 ratio is below average (10.87).
0.69 40
625 and
627 N
Salsipuedes
Consolidation of two lots comprised of one story buildings used for commercial businesses, both constructed in 1964.
These sites are adjacent to 617 N. Salsipuedes, making it another prime location for housing.
0.76 44
619 Olive
Street
Two-story industrial building, surface parking lot, and seven apartments constructed in 1985. The existing building takes up approximately one half of the lot. The lot is developed with 7 units but could accommodate ~27.
0.46 7 (existing)
20 (new)
City of Santa Barbara | General Plan Page | G-73
MEDIUM HIGH DENSITY COMMERCIAL GENERAL (C‐G) ZONE
This zone has more limited capacity for residential development with four sites and a capacity of 43 units. The one- and two-story existing buildings described below are undersized compared to what City of Santa Barbara | General Plan Page | G-74
could be allowed (i.e., 45’ or up to 60’ for a Community Benefit Housing Project that meets specific findings).
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
411 E Canon
Perdido
One-story office and surface parking lot, constructed in 1958, currently vacant and listed for lease. The I/ft2 ratio (16.82) is low and lot is very underutilized with
approximately half of the area devoted to surface
parking. This is a prime location for new housing.
1.07 23
930 Laguna One and two-story office and surface parking lot.
Building was remodeled in the 1970s, unknown when
originally constructed. About half of the building is onestory and the surface parking lot comprises over half of the parcel area.
0.49 10
900 and 902
Laguna
Consolidation of two lots comprised of a one-story
medical building constructed in 1952 and surface
parking lot. The surface parking lot comprises about one third of the combined land.
0.51 10
City of Santa Barbara | General Plan Page | G-75
MEDIUM DENSITY RESIDENTIAL (R‐M) ZONE
Some of the sites in this zone present a unique opportunity for redevelopment with the City’s Housing Authority. The following sites are owned by the City’s Housing Authority, who are interested in adding units to sites that are currently underdeveloped. The capacity assumptions were determined in consultation with the Housing Authority.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
705 Laguna This site comprises an entire City block and is currently developed by the Housing Authority with 121 one- and
two-story affordable senior units and one manager’s unit.
It was constructed in 1977 as one of the first federal
public housing projects in Santa Barbara.
4.7 121
(existing)
55 (new)
814 Laguna This site is currently developed by the Housing Authority with 14 one- and two-story affordable family units
constructed in 1982.
1.45 14 (existing)
17 (new)
710 Olive This site is currently developed by the Housing Authority with 24 one- and two-story affordable family units
constructed in 1982.
1.68 24 (existing)
12 (new)
City of Santa Barbara | General Plan Page | G-76
City of Santa Barbara | General Plan Page | G-77
Lower East Opportunity Area
Size 1162 Acres
Land Use Designations
and Residential Density
7% High Density Residential (28-36 du/ac)
28% Medium High Density (15-27 du/ac)
0% Medium Density (12 du/ac)
0% Low Density (5 du/ac)
64% Industrial
0% Parks/Open Space
Zoning Designations Commercial and Office: C-G
Manufacturing: M-C, M-1
Parks and Recreation: P-R
Specific Plan: SP-10
Applicable Overlay Zones 10.2% Priority Housing Overlay (37-63 du/ac) Existing Residential Units 444
Pending Residential Units 166
Available Sites Capacity 469 Lower Income
398 Moderate and Above Moderate Income
Total Sites Capacity 1,033 Units
TCAC Resource
Categories (Composite)
Low, Moderate, and Moderate (rapidly changing)
City of Santa Barbara | General Plan Page | G-78
Location and Description
The Lower East Neighborhood is bounded on the north by Cota Street; on the south by Highway 101; on the east by a line mid-block behind commercial properties along Milpas Street; and on the west by Santa Barbara Street. Haley Street is a Class II bikeway through the area. It has easy access to downtown, Milpas Street, Highway 101, and the beach.
This neighborhood is generally developed with a mix of single- and multi-unit residential, industrial, manufacturing, commercial, office, and automotive type service uses. The portion of this neighborhood designated as Industrial includes a variety of manufacturing and industrial uses. The General Plan supports having an industrial area dedicated to industrial uses which provide vital services to the community as well as areas of the South Coast. Although there are some non-conforming residential units in the industrial area, new residential use is not allowed consistent with General Plan goals of preserving this area for industrial uses.
There are currently no parks in this neighborhood, although Ortega Park and the waterfront/beach recreation areas are in close proximity. La Casa de La Raza community space is located in this neighborhood. Planned improvements are underway with the Eastside Community Paseos project that includes pedestrian and bicyclist improvements and a connected crosstown bikeway network.
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 41 sites could accommodate 867 new residential and mixed-use projects (not counting pending projects).
Housing opportunity sites in these this neighborhood are clustered around Garden, Laguna, Cota, and Haley streets. These sites are identified in the inventory as suitable for housing because:
Sites have the zoning capacity to accommodate multi-unit housing.
City of Santa Barbara | General Plan Page | G-79
Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what is allowed under current zoning.
There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). With increased popularity of e-commerce and changes in demand for office space due to remote work, the financial viability of existing commercial uses (mainly small businesses and offices) are showing signs of increasing redevelopment opportunities. Some redevelopment to housing has occurred even prior to the pandemic.
The sites are close to jobs, transit, and bike lanes, with easy access to Highway 101. A portion is within ½ mile radius of a major transit stop and eligible for parking reductions provided by AB 2097.
During the 5th Cycle Housing Element, notable residential development in the area includes:
Jardin de las Rosas, 510 N. Salsipuedes Street, 40 low-income household units. 604 E. Cota Street, 29 units on a site with former commercial uses.
A prominent affordable housing project constructed prior to the 5th Cycle in the area includes:
Artisan Court, 416-424 E. Cota, 55 lower-income units.
Pending residential development includes six sites with nine or fewer units for a total of 20 units, and four sites of 10 or more units including:
201 E Haley, 48 units on a vacant lot.
219 E. Haley, 34 units in a mixed-use development, existing residential units to be demolished. 401 & 409 E. Haley, consolidation of two lots and 26 units on a mixed-use development, three units will be for moderate-income households, existing residential and commercial structures to be demolished.
425 Garden, 36 units, with two for moderate-income and four for low-income households on a small (0.4) acre site, existing commercial structures to be demolished. No parking is proposed on site.
Representative Sites
This is a compact, grid neighborhood and all the opportunity sites are in the Priority Housing Overlay.
The average I/L and I/ft2 ratios for projects in this density tier are 0.67 and 23.69, respectively.
Representative sites are within a 5 block area generally between Cota and Haley Streets. The following sites represent both typical and prime locations for new housing.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
202 E. Cota & Consolidation of two lots. 202 E. Cota is a group of one- 1.78 104 City of Santa Barbara | General Plan Page | G-80
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
523 Garden story commercial businesses with a surface parking lot permitted in the early 1960s, 523 Garden is a one-story commercial building permitted in 1988. This site is close to City offices (Community Development, Public Works,
Parks and Recreation) and Vera Cruz Park and has
easy access to Highway 101 via Garden Street. This site is within ½ mile radius of a major transit stop and is a prime location for housing.
500 Block
Garden Street
(031-211-021)
Existing surface parking lot with no improvements. This site is within ½ mile radius of a major transit stop.
0.38 22
320-322 E.
Cota
Consolidation of two lots. 320 E. Cota had three units
demolished in 1998. Site currently appears to be used
for parking. 322 E. Cota was permitted as an office and storage building in the early 1960s. A façade remodel
was permitted in the late 1990s. The I/L ratio of both
sites (0 and 0.36) is below average.
0.35 20
211 E. Haley Existing commercial business and large surface parking lot. No records were located for when the site was
originally permitted but the existing structure appears to be an older style house constructed in the 1940s. The I/L and I/ft2 ratios (0.03 and 1.02) are well below average.
0.38 22
535 Laguna Existing commercial business and surface parking lot/storage with unknown construction date. The I/L and I/ft2 ratios (0.37 and 13.7) are below average.
0.33 19
622 E. Cota &
529 N.
Quarantina
Consolidation of two lots. 622 E. Cota had six existing units in 1945. The number of existing units currently is unclear and there appears to be some commercial use
as well. 529 N. Quarantina appears to be a duplex with
no record of construction date. This is a prime location for family housing across the street from Santa Barbara Junior High.
0.98 49
417 E. Haley Existing one-story two-unit residential development.
There is no landscaping and the residences are
surrounded by multiple vehicles being stored on the lot.
The original unit was constructed in 1915, unclear when the second unit was constructed. The lot is developed
with 2 units but could accommodate ~13 units. The I/L
0.23 2 (existing)
11 (new)
City of Santa Barbara | General Plan Page | G-81
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
and I/ft2 ratios (0.37 and 12.09) are below average.
City of Santa Barbara | General Plan Page | G-82
City of Santa Barbara | General Plan Page | G-83
City of Santa Barbara | General Plan Page | G-84
City of Santa Barbara | General Plan Page | G-85
Coast Village/East Beach/West Beach Opportunity Area
Size 540 Acres
Land Use Designations
and Residential Density
0% High Density Residential (28-36 du/ac)
40% Medium High Density (15-27 du/ac)
0% Medium Density (12 du/ac)
5% Low Density (5 du/ac)
19% Institutional
12% Industrial
24% Parks/Open Space
Zoning Designations Title 28 Coastal Zones
Residential: R-2, R-3, R-4, E-1
Commercial and Office: C-1, C-2, OC, HRC-1, HRC-2
Industrial: M-1, OM-1
Parks and Recreation: P-R
Applicable Overlay Zones S-D-3 (Coastal Overlay Zone)
Existing Residential Units 1,387
Pending Residential Units 0
Available Sites Capacity 222 Lower Income
56 Moderate and Above Moderate Income
Total Sites Capacity 278 Units
TCAC Resource
Categories (Composite)
Moderate (West Beach)
Low (East Beach)
Highest (Coast Village)
City of Santa Barbara | General Plan Page | G-86
Location and Description
These neighborhoods are combined as they are all in the Coastal Zone and the potential for new housing is more limited compared to other areas of the City. The West Beach Neighborhood is bounded on the southeast by Cabrillo Boulevard/Shoreline Drive; on the southwest by the western property line of Santa Barbara City College; on the northwest by Montecito Street, Castillo Street, and Highway 101; and on the northeast by Yanonali and Chapala Streets and Kimberly Avenue. A small portion of West Beach above Montecito Street is outside the Coastal Zone. Sometimes known as the Ambassador area, the West Beach Neighborhood has motels along the ocean frontage, which merge into a multi-unit residential area behind Cabrillo Boulevard. The multi-unit residential portion has a high number of historic structures. There is a commercial area along Montecito Street.
Approximately half the land area of the West Beach Neighborhood is developed with Santa Barbara City College. This neighborhood contains Pershing Park, Ambassador Park, Plaza del Mar, and the Moreton Bay Fig Tree.
East Beach is bounded on the north by Highway 101; on the south by Cabrillo Boulevard; on the east by the City Limits; and on the west by Santa Barbara Street. The East Beach Neighborhood is developed with a diverse mix of industrial, manufacturing, hotel-motel, residential and public facility uses. Since the 1980’s, the area has seen significant development and new land uses including a large waterfront hotel, the expansion of Chase Palm Park, Villa Del Mar Condominiums, Casa Esperanza (a homeless center), and the Santa Barbara Rescue Mission. The western portion of the neighborhood includes City’s El Estero Water Resource Center (wastewater treatment plant).
The Santa Barbara Zoo, Andrée Clark Bird Refuge, Dwight Murphy Field (undergoing planning for significant upgrades), and Cabrillo Ball Park are located in this neighborhood.
City of Santa Barbara | General Plan Page | G-87
The Coast Village area is bounded on the north by the rear property lines of the lots on the north side of Coast Village Road; on the south by Highway 101; on the east by Olive Mill Road; and on the west by Hot Springs Road. Coast Village is predominantly a commercial corridor with some older multi-unit residential development. There are currently no institutional uses or parks in the Coast Village neighborhood.
These neighborhoods have easy access to Highway 101, downtown, and the beach. West and East Beach are close to the Amtrak train station, and there are multiple Class II bikeways connecting through the area. Pedestrian and bicycle improvements are planned on East Cabrillo Boulevard between Los Patos Way and the Cabrillo Interchange, to provide safe coastal access for pedestrians and bicyclists.
Housing opportunity sites are mainly along Coast Village Road with additional sites along Montecito Street and lower Milpas. The Coast Village Road corridor and other nearby sites are identified in the inventory as suitable for housing because:
Sites have the zoning capacity to accommodate multi-unit housing. Existing structures are typically one-to two-story buildings constructed 50 or more years ago. Lots are underdeveloped with low floor area ratios compared to what is allowed under current zoning.
The City’s Coastal Land Use Plan (2019) Land Use & Development Policies supports increased densities for affordable housing, ADUs, and incentives to facilitate housing similar to the AUD Program.
Senate Bill 423 (2023), if passed, will allow streamlined permitting for multi-unit housing projects in the Coastal Zone if consistent with all objective standards. There are no identified conditions that would preclude or impact housing development (i.e., shape, easements, contamination, significant biological resources or hazards). No sites are identified on the coastal bluffs, which are susceptible to erosion and bluff failure that will accelerate with sea level rise.
With increased popularity of e-commerce and changes in demand for office space due to remote work, the financial viability of existing commercial uses (mainly small business, offices, and retail) are showing signs of increasing redevelopment opportunities. The sites are close to transit and bike lanes, with easy access to Highway 101, the beach, and downtown.
All of West Beach is within ½ mile radius of a major transit stop and eligible for parking reductions provided by AB 2097.
Much of this area is a high/moderate opportunity rich area for low income families with children. West Beach has 22 ADUs (constructed, approved, pending) and this type of housing opportunity is expected to continue.
City of Santa Barbara | General Plan Page | G-88
Capacity Assumption
To determine the potential and realistic unit capacity for this area, it was assumed that 19 sites could accommodate 278 new residential and mixed-use projects (not counting pending projects). These neighborhoods are in the Coastal Zone, where the maximum residential density allowed is currently 27 units/acre. During the 6th cycle, the City intends to submit a Local Coastal Program amendment to the California Coastal Commission for certification to provide additional multi-unit housing density incentives to appropriate areas in the Coastal Zone. This is anticipated to spur redevelopment opportunities for housing once certified.
Pending residential development includes 20 individual ADUs in West Beach, and one project at 831 Cliff Drive proposing 16 ADUs by converting exiting garages. ADUs are not included at specific sites on the sites inventory but they are counted towards meeting the City’s RHNA.
As noted earlier, the AUD program is not certified in the Coastal Zone and therefore the incentives for multi-unit rental housing are not yet available. Most new residential development in the Coastal Zone neighborhoods have been condominium units, which meets the need for households seeking more affordable ownership opportunities. Since the early 2000s, new residential development in the area includes:
214 Yanonali Street, 40 condominium units and small commercial space on a lot that was developed with commercial and industrial buildings.
203 Chapala Street, seven condominium units from converted commercial use. 1298 Coast Village Road, five units in a mixed-use building. 302 W. Montecito Street, three units in a converted commercial space.
Representative Sites
All the sites allow up to 27 du/ac. Many sites are underdeveloped relative to their potential under current zoning. The average I/L and I/ft2 ratios for projects in this density tier is 0.69 and 22.65 respectively. The following are typical and prime sites for housing in these neighborhoods.
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
236 E.
Yanonali
Existing lot used for vehicle storage. The site has no
buildings. This is a prime site for housing with easy access to Highway 101, the beach, and the restaurants and bars in the Funk Zone.
0.54 10
335 S. Milpas Existing four one- and two-story commercial buildings and large surface parking lot. Original produce warehouse was permitted in 1950. This site is in a prime location for housing close to Highway 101 access, the beach, and
several City parks. A planning application for a mixed-use building has been submitted for this site but it is not counted as “pending” in the inventory since it came in after the cutoff
1.39 27
City of Santa Barbara | General Plan Page | G-89
SITE DESCRIPTION SIZE
(ACRES)
CAPACITY
(UNITS)
date of 7/31/23.
1225-1227
Coast Village
Consolidation of four lots under common ownership with
two-story commercial/office buildings and large surface parking lot permitted in the late 1950s with additions in the 1970s. This site is close to shops and restaurants. Access to the beach and Highway 101 is available at nearby Olive Mill Road. The I/L ratio of 1225 Coast Village (0.33) is lower than average.
1.8 34
1212 Coast
Village
Existing closed restaurant on a site that had a motel in the 1940s, and was remodeled from office use to restaurant in the 1970s. This site is close to shops and restaurants.
Access to the beach and Highway 101 is available at
nearby Olive Mill Road.
0.67 13
City of Santa Barbara | General Plan Page | G-90
City of Santa Barbara | General Plan Page | G-91
State St
State St
Andrée Clark
Bird Refuge
Lauro
Reservoir
Laguna
Blanca
P a c i f i c O c e a n
Cliff Dr
Foothill Rd
Garden St
Castillo St
Modoc Rd
Haley St
Cabrillo Blvd
De La Vina St
Carrillo St
Las Positas Rd
Alamar Ave
Micheltorena St
Victoria St
Shoreline Dr
San Roque Rd
Hot Springs Rd
Meigs Rd
Mountain Dr
La Cumbre Rd
State St
Salinas St
Summit Rd
Valerio St
Mission St
San Andres St
Alameda Padre Serra
Yanonali St
Robbins St
Braemar Dr
Olive Mill Rd
Las Alturas Rd
Milpas St
Alston Rd
La Marina Dr
Constance Ave
Voluntario St
Sycamore Canyon Rd
Ontare Rd
Calle Cesar Chavez
Campanil Dr
Coast Village Rd
Mission Canyon
Coast Village Rd
Alameda Padre Serra
Olive Mill Rd
Mountain Dr
Alston Rd
Castillo S
A
t
lamar Ave
Modoc Rd
Carrillo St
Valerio St
Yanonali St
Voluntario St
State St
Mountain Dr
Mission St
Alameda Padre Serra
Shor eline Dr
Milpas St
Hot Springs Rd
Mo untain Dr
Mountain Dr
Valerio St
Yanonali St
Victoria St
Yanonali St
Sycamore Canyon Rd
Map prepared by City of Santa Barbara, Planning Division, AJN, October 2023 NAD 1983 State Plane
California V FIPS 0405 (Feet)
City of Santa Barbara
Housing Element 2023 - Suitable Sites Inventory
0 650 1,300 2,600 3,900 5,200
Feet
1:30,000
Path: R:\GIS\Housing\HE_2023\HE 2023 Suitable Sites Map 11x17 Oct 2023.mxd :
Note:
- Sites with a designated Landmark or Structure of Merit were eliminated from the inventory. - Suitable Sites are vacant and underdeveloped sites.
- Pipeline projects include all proposed projects that have not received a building permit. - Only showing sites with a net new of 10 or more units per parcel.
Suitable Sites
Pipeline Projects
Priority Housing Overlay
Proposed Multi Unit Densities
Medium High Density
High Density
Dot size indicates unit count per parcel
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1000 COAST VILLAGE RD 009‐211‐038
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.54 T ‐ Parking Lot , 0 Available 10 8 2 0 Used in Prior Housing Element ‐ Non‐Vacant
1188 COAST VILLAGE RD 009‐222‐010
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.74 C ‐ Lodging with Restaurant , 0 Available 14 11 3 0
Not Used in Prior Housing Element
1212 COAST VILLAGE RD 009‐230‐002
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.67 C ‐ Commercial ‐ Various , 0 Available 13 10 3 0
Not Used in Prior Housing Element
1250 COAST VILLAGE RD 009‐230‐037
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.77 C ‐ Commercial ‐ Various , 0 Available 15 12 3 0
Not Used in Prior Housing Element
1120 COAST VILLAGE CIR 009‐291‐004
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.55 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 10 8 2 0 Used in Prior Housing Element ‐ Non‐Vacant
1165 COAST VILLAGE RD 009‐291‐007
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.84 C ‐ Commercial ‐ Various , 0 Available 16 13 3 0
Not Used in Prior Housing Element
1225 COAST VILLAGE RD 009‐291‐034 J
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.40 C ‐ Commercial ‐ Various , 0 Available 7 6 1 0
Not Used in Prior Housing Element
1235 COAST VILLAGE RD 009‐291‐035 J
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.46 C ‐ Commercial ‐ Various , 0 Available 9 7 2 0
Not Used in Prior Housing Element
1227 COAST VILLAGE RD 009‐291‐036 J
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.48 C ‐ Office (non‐
Institutional) ‐ Business, Profes* , 0 Available 9 7 2 0 Not Used in Prior Housing Element
1236 COAST VILLAGE CIR 009‐291‐037 J
Commercial/Medium High Residential (Max 27 du/acre)* C‐1/S‐D‐3 0.46 C ‐ Commercial ‐ Various , 0 Available 9 7 2 0
Not Used in Prior Housing Element
S SALINAS ST 015‐262‐010 Z
Commercial‐Medium High Density Residential C‐R 0.15 T ‐ Parking Lot , 0 Available 3 3 0 0 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
335 S SALINAS ST 015‐262‐011 Z
Commercial‐Medium High Density Residential C‐R 0.44
C ‐ Veterinary Services , 0 Available 9 7 2 0
Not Used in Prior Housing Element
401 1/2 OLD COAST HWY 015‐291‐010
Commercial‐Medium High Density Residential C‐R 0.17
R ‐ Multi‐Family Residence , 3
Pending Project 6 3 0 3 No
8 OCEAN VIEW AVE 015‐292‐014
Medium Density Residential (Max 12 du/acre) R‐2/S‐D‐3 0.12 R ‐ Single Family Residence , 1
Pending Project 6 0 0 6 No
236 E YANONALI ST 017‐021‐036
Coastal‐Oriented Commercial/Hotel & Related Commerce II (Max 27 du/acre) OC/HRC‐2/S‐D‐3 0.54
M ‐ Warehousing and Storage , 0 Available 10 8 2 0
Used in Prior Housing Element ‐ Non‐Vacant
231 N MILPAS ST 017‐042‐018
Commercial‐High Density Residential C‐G 0.33
C ‐ Gasoline Service , 0 Available 19 7 4 8
Used in Prior Housing Element ‐ Non‐Vacant
201 N MILPAS ST 017‐043‐018
Commercial‐High Density Residential C‐G 0.45
M ‐ Construction Related Businesses , 0 Available 26 9 5 12 Not Used in Prior Housing Element
236 N MILPAS ST 017‐051‐001
Commercial‐High Density Residential C‐G 0.21 C ‐ Car Dealer , 0 Available 12 1 5 6 Used in Prior Housing Element ‐ Non‐Vacant
101 N MILPAS ST 017‐083‐015 AO
Commercial‐High Density Residential C‐G 0.16 T ‐ Parking Lot , 0 Available 9 3 2 4 Used in Prior Housing Element ‐ Non‐Vacant
103 N MILPAS ST 017‐083‐016 AO
Commercial‐High Density Residential C‐G 0.12
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 7 3 1 3 Not Used in Prior Housing Element
825 E MASON ST 017‐083‐017 AO
Commercial‐High Density Residential C‐G 0.06 T ‐ Parking Lot , 1 Available 2 0 0 2 Not Used in Prior Housing Element
11 N MILPAS ST 017‐123‐007 H
Commercial‐High Density Residential C‐G 0.25
R ‐ Multi‐Family Residence , 2 Available 12 4 2 6
Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
N MILPAS ST 017‐123‐008 H
Commercial‐High Density Residential C‐G 0.13
M ‐ Warehousing and Storage , 0 Available 7 3 1 3
Used in Prior Housing Element ‐ Non‐Vacant
3 N MILPAS ST 017‐123‐009
Commercial‐High Density Residential C‐G 0.34
C ‐ Commercial ‐ Various , 0 Available 20 7 4 9
Used in Prior Housing Element ‐ Non‐Vacant
21 N MILPAS ST 017‐123‐013
Commercial‐High Density Residential C‐G 0.41
C ‐ Shopping Center , 0 Available 23 8 5 10
Used in Prior Housing Element ‐ Non‐Vacant
29 N MILPAS ST 017‐123‐014
Commercial‐High Density Residential C‐G 0.60
C ‐ Fast‐Food Restaurant , 0 Available 35 28 7 0
Used in Prior Housing Element ‐ Non‐Vacant
18 N MILPAS ST 017‐131‐006
Commercial‐High Density Residential C‐G 0.32
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 18 6 4 8 Used in Prior Housing Element ‐ Non‐Vacant
14 N MILPAS ST 017‐131‐007 BR
Commercial‐High Density Residential C‐G 0.31
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 18 6 4 8 Used in Prior Housing Element ‐ Non‐Vacant
915 QUINIENTOS ST 017‐131‐009 BK
Commercial‐High Density Residential C‐G 0.15
M ‐ Warehousing and Storage , 0 Available 8 3 2 3
Not Used in Prior Housing Element
911 QUINIENTOS ST 017‐131‐010 BK
Commercial‐High Density Residential C‐G 0.11
M ‐ Warehousing and Storage , 0 Available 6 3 1 2
Not Used in Prior Housing Element
2 N MILPAS ST 017‐131‐011 BK
Commercial‐High Density Residential C‐G 0.17
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 10 3 2 5 Used in Prior Housing Element ‐ Non‐Vacant
12 N MILPAS ST 017‐131‐013 BR
Commercial‐High Density Residential C‐G 0.17
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 10 3 2 5 Used in Prior Housing Element ‐ Non‐Vacant
22 N MILPAS ST 017‐131‐017
Commercial‐Medium High Density Residential C‐R 0.61
C ‐ Commercial ‐ Various , 0 Available 35 28 7 0
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
914 CARPINTERIA ST 017‐212‐013
Commercial‐Medium High Density Residential C‐R 0.91
C ‐ Shopping Center , 0 Available 19 16 3 0
Not Used in Prior Housing Element
225 S MILPAS ST 017‐251‐010
Commercial/Medium High Residential (Max 27 du/acre)* C‐2/S‐D‐3 0.51 MU ‐ Commercial with Residential , 0 Available 10 8 2 0 Used in Prior Housing Element ‐ Non‐Vacant
210 S VOLUNTARIO ST 017‐252‐009 Medium High Density Residential R‐M 0.26 R ‐ Single Family Residence , 1
Pending Project 9 1 0 8 Yes ‐ Same APN
1115 Hutash ST 017‐260‐010 Medium High Density Residential R‐M 0.12 R ‐ Single Family Residence , 1
Pending Project 3 0 0 3 Yes ‐ Same APN
335 S MILPAS ST 017‐285‐003
Commercial/Medium High Residential (Max 27 du/acre)* C‐2/S‐D‐3 1.39 C ‐ Grocery Store, Supermarket , 0 Available 27 22 5 0
Used in Prior Housing Element ‐ Non‐Vacant
1317 PUNTA GORDA ST 017‐300‐017 Medium High Density Residential R‐M 0.55 R ‐ Single Family Residence , 1 Available 11 9 2 0
Used in Prior Housing Element ‐ Non‐Vacant
1029 ORILLA DEL MAR DR 017‐322‐023
Hotel & Residential (Max 27 du/acre) R‐4/S‐D‐3 0.71 C ‐ Lodging , 0 Available 14 11 3 0 Not Used in Prior Housing Element
1801 E CABRILLO BLVD 017‐391‐008
Hotel & Related Commerce II/Medium High Residential (Max 27 du/acre) HRC‐2/S‐D‐3 2.23 C ‐ Commercial ‐ Various , 0 Available 44 35 9 0
Used in Prior Housing Element ‐ Non‐Vacant
2121 LAS TUNAS RD 019‐013‐001
Low Density Residential (Max 1 du/acre) RS‐1A 1.03
V ‐ Vacant (non Open‐
Space) or Vacant Building , 0
Pending Project 1 0 0 1 No
LAS ALTURAS RD 019‐031‐024
Low Density Residential (Max 1 du/acre) RS‐1A 0.89
V ‐ Vacant (non Open‐
Space) or Vacant Building , 0
Pending Project 1 0 0 1 No
981 COYOTE RD 021‐061‐006
Low Density Residential (Max 1 du/acre) RS‐1A 1.00
R ‐ Single Family Residence , 1
Pending Project 1 0 0 1 No
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
102 JORGENSON LN 021‐110‐040
Low Density Residential (Max 1 du/acre) RS‐1A 2.09 0
Pending Project 1 0 0 1 No
701 COYOTE RD 021‐141‐039
Low Density Residential (Max 1 du/acre) RS‐1A 1.98
R ‐ Single Family Residence , 1
Pending Project 1 0 0 1 No
2217 OAK PARK LN 025‐160‐009 Medium High Density Residential R‐M 0.26 R ‐ Multi‐Family Residence , 3
Pending Project 2 0 0 2 No
2215 DE LA VINA ST 025‐181‐013 Medium High Density Residential R‐MH 0.50 C ‐ Lodging , 0 Available 10 1 4 5 Not Used in Prior Housing Element
1922 DE LA VINA ST 025‐363‐018
Commercial‐Medium High Density Residential C‐G 0.51
C ‐ Commercial ‐ Various , 0 Available 11 9 2 0
Used in Prior Housing Element ‐ Non‐Vacant
33 W MISSION ST 025‐371‐019
Commercial‐Medium High Density Residential C‐G 0.57
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 12 10 2 0 Not Used in Prior Housing Element
1920 STATE ST 025‐372‐015
Commercial‐Medium High Density Residential C‐G 0.72 C ‐ Lodging , 0 Available 15 12 3 0 Used in Prior Housing Element ‐ Non‐Vacant
1801 STATE ST 027‐031‐014
Commercial‐Medium High Density Residential C‐G 0.15
C ‐ Medical Related Uses , 0
Pending Project 1 0 0 1 Yes ‐ Same APN
1725 STATE ST 027‐101‐010 AN
Commercial‐Medium High Density Residential C‐G 0.25
C ‐ Medical Related Uses , 0 Available 5 4 1 0
Used in Prior Housing Element ‐ Non‐Vacant
1721 STATE ST 027‐101‐011 AN
Commercial‐Medium High Density Residential C‐G 0.34
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 7 6 1 0 Used in Prior Housing Element ‐ Non‐Vacant
1715 STATE ST 027‐101‐021
Commercial‐Medium High Density Residential C‐G 0.72
C ‐ Commercial ‐ Various , 0 Available 15 12 3 0
Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1722 SANTA BARBARA ST 027‐112‐021 Low Density Residential (3 du/acre) RS‐15 0.26 V ‐ Vacant (non Open‐Space) or Vacant Building , 0
Pending Project 1 0 0 1 Yes ‐ Same APN
19 E ARRELLAGA ST 027‐182‐016
Office‐Medium High Density Residential O‐R 0.54
C ‐ Medical Related Uses , 0 Available 11 9 2 0
Used in Prior Housing Element ‐ Non‐Vacant
1501 STATE ST 027‐231‐011
Commercial‐High Density Residential C‐G 0.25
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 14 1 7 6 Not Used in Prior Housing Element
1502 CHAPALA ST 027‐231‐017
Commercial‐High Density Residential C‐G 0.26
MU ‐ Commercial with Residential , 7
Pending Project 4 0 0 4 No
1529 STATE ST 027‐231‐022
Commercial‐High Density Residential C‐G 0.43
C ‐ Commercial ‐ Various , 0
Pending Project 27 0 2 25 No
12 E ARRELLAGA ST 027‐232‐002 AC
Commercial‐High Density Residential C‐G 0.17
C ‐ Medical Related Uses , 0 Available 10 3 2 5
Used in Prior Housing Element ‐ Non‐Vacant
1522 STATE ST 027‐232‐009 AC
Commercial‐High Density Residential C‐G 0.14
C ‐ Medical Related Uses , 0 Available 8 3 2 3
Used in Prior Housing Element ‐ Non‐Vacant
1520 STATE ST 027‐232‐010 AC
Commercial‐High Density Residential C‐G 0.09
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 5 1 1 3 Used in Prior Housing Element ‐ Non‐Vacant
1528 STATE ST 027‐232‐012 AC
Commercial‐High Density Residential C‐G 0.18
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 10 3 2 5 Not Used in Prior Housing Element
420 E ARRELLAGA ST 027‐252‐003 AV Medium High Density Residential R‐M 0.21 R ‐ Multi‐Family Residence , 3
Pending Project 4 0 0 4 No
501 E MICHELTORENA ST 027‐260‐024 Medium High Density Residential R‐M 0.17 R ‐ Multi‐Family Residence , 2
Pending Project 4 0 0 4 No
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
511 E MICHELTORENA ST 027‐260‐029 AU Medium High Density Residential R‐M 0.78 C ‐ Medical Related Uses , 0 Available 17 13 4 0
Not Used in Prior Housing Element
525 E MICHELTORENA ST 027‐260‐031 AU Medium High Density Residential R‐M 0.51 C ‐ Medical Related Uses , 0 Available 11 9 2 0
Not Used in Prior Housing Element
601 E ARRELLAGA ST 027‐270‐028 Medium High Density Residential R‐M 0.52 C ‐ Medical Related Uses , 0 Available 11 9 2 0
Not Used in Prior Housing Element
533 E MICHELTORENA ST 027‐580‐CA1 Medium High Density Residential R‐M 0.49 Common Area , 0 Pending Project 6 0 0 6 No
1317 SANTA BARBARA ST 029‐071‐006
Commercial‐High Density Residential C‐G 0.30
R ‐ Multi‐Family Residence , 3 Available 14 1 7 6
Not Used in Prior Housing Element
215 E VICTORIA ST 029‐072‐013 Office‐High Density Residential O‐R 0.29 R ‐ Multi‐Family Residence , 5
Pending Project 5 0 0 5 Yes ‐ Same APN
205 E ANAPAMU ST 029‐123‐010 W
Commercial‐High Density Residential C‐G 0.14
C ‐ Commercial ‐ Various , 2 Available 6 3 1 2
Used in Prior Housing Element ‐ Non‐Vacant
1202 SANTA BARBARA ST 029‐123‐011 W
Commercial‐High Density Residential C‐G 0.15 T ‐ Parking Lot , 0 Available 8 3 2 3 Used in Prior Housing Element ‐ Non‐Vacant
1214 SANTA BARBARA ST 029‐123‐012 W
Commercial‐High Density Residential C‐G 0.13
MU ‐ Commercial with Residential , 2 Available 5 1 1 3
Used in Prior Housing Element ‐ Non‐Vacant
730 E VICTORIA ST 029‐150‐007 Medium High Density Residential R‐M 0.50 R ‐ Single Family Residence , 1 Available 10 8 2 0
Used in Prior Housing Element ‐ Non‐Vacant
222 E ANAPAMU ST 029‐162‐005 BS Office‐High Density Residential O‐R 0.37 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 21 7 4 10 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
226 E ANAPAMU ST 029‐162‐006 BS Office‐High Density Residential O‐R 0.26 R ‐ Single Family Residence , 1 Available 15 5 3 7 Yes ‐ Same APN 206 E ANAPAMU ST 029‐162‐039
Commercial‐High Density Residential C‐G 0.31
C ‐ Bank, Credit Union , 0 Available 18 6 4 8
Used in Prior Housing Element ‐ Non‐Vacant
325 E FIGUEROA ST 029‐172‐006 D Medium High Density Residential R‐M 0.66 R ‐ Multi‐Family Residence , 9 Available 5 4 1 0
Not Used in Prior Housing Element
300 BLK E FIGUEROA ST 029‐172‐013 D Medium High Density Residential R‐M 0.27 V ‐ Vacant , 0 Available 5 4 1 0 Not Used in Prior Housing Element
1108 OLIVE ST 029‐180‐012 Medium High Density Residential R‐M 0.17 R ‐ Single Family Residence , 1
Pending Project 4 0 0 4 Yes ‐ Same APN
1040 N MILPAS ST 029‐202‐028 Medium High Density Residential R‐M 0.52 R ‐ Single Family Residence , 1 Available 10 8 2 0
Used in Prior Housing Element ‐ Non‐Vacant
123 E CARRILLO ST 029‐211‐015
Commercial‐High Density Residential C‐G 0.06
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0
Pending Project 4 0 0 4 No
1036 ANACAPA ST 029‐211‐026
Commercial‐High Density Residential C‐G 0.63
C ‐ Bank, Credit Union , 0 Available 37 29 8 0
Not Used in Prior Housing Element
1000 BLK SANTA BARBARA ST 029‐212‐026
Commercial‐High Density Residential C‐G 0.34 T ‐ Parking Lot , 0 Available 19 7 4 8 Used in Prior Housing Element ‐ Non‐Vacant
231 E CANON PERDIDO ST 029‐292‐010 BB
Commercial‐High Density Residential C‐G 0.10
R ‐ Single Family Residence , 1 Available 4 0 2 2
Not Used in Prior Housing Element
229 E CANON PERDIDO ST 029‐292‐011 BB
Commercial‐High Density Residential C‐G 0.22
R ‐ Multi‐Family Residence , 4 Available 8 1 4 3
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
930 LAGUNA ST 029‐302‐001
Commercial‐Medium High Density Residential C‐G 0.49
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 10 1 4 5 Not Used in Prior Housing Element
902 LAGUNA ST 029‐302‐013 AS
Commercial‐Medium High Density Residential C‐G 0.34
C ‐ Medical Related Uses , 0 Available 7 6 1 0
Not Used in Prior Housing Element
900 BLK LAGUNA ST 029‐302‐014 AS
Commercial‐Medium High Density Residential C‐G 0.17 T ‐ Parking Lot , 0 Available 3 3 0 0 Used in Prior Housing Element ‐ Non‐Vacant
411 E CANON PERDIDO ST 029‐302‐017
Commercial‐Medium High Density Residential C‐G 1.07
I ‐ Public Administration , 0 Available 23 19 4 0
Used in Prior Housing Element ‐ Non‐Vacant
933 OLIVE ST 029‐302‐030
Commercial‐Medium High Density Residential C‐G 0.14
R ‐ Single Family Residence , 1
Pending Project 1 0 0 1 Yes ‐ Same APN
930 PHILINDA AVE 029‐313‐001
Commercial‐High Density Residential C‐G 0.35
R ‐ Multi‐Family Residence , 4 Available 16 6 3 7
Not Used in Prior Housing Element
924 PHILINDA AVE 029‐313‐002
Commercial‐High Density Residential C‐G 0.34
R ‐ Multi‐Family Residence , 4 Available 16 6 3 7
Not Used in Prior Housing Element
900 PHILINDA AVE 029‐313‐018
Commercial‐High Density Residential C‐G 0.17 M ‐ Retail w Office , 0 Pending Project 2 0 0 2 Yes ‐ Same Location
128 E CANON PERDIDO ST 031‐011‐004
Commercial‐High Density Residential C‐G 0.45
MU ‐ Commercial with Residential , 15 Available 11 1 5 5 Not Used in Prior Housing Element
109 E DE LA GUERRA ST 031‐011‐017
Commercial‐High Density Residential C‐G 0.40
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 23 8 5 10 Used in Prior Housing Element ‐ Non‐Vacant
226 E CANON PERDIDO ST 031‐012‐005
Commercial‐High Density Residential C‐G 0.32
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 18 6 4 8 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
222 E CANON PERDIDO ST 031‐012‐025
Commercial‐High Density Residential C‐G 0.63 C ‐ Office , 0 Pending Project 27 0 3 24 No
814 LAGUNA ST 031‐022‐011 Medium High Density Residential R‐M 1.45 R ‐ Multi‐Family Residence , 14 Available 17 13 4 0
Not Used in Prior Housing Element
817 N MILPAS ST 031‐042‐022 CM
Commercial‐High Density Residential C‐G 0.31
C ‐ Food sales (not grocery/supermarket) , 0 Available 18 6 4 8 Not Used in Prior Housing Element
833 N MILPAS ST 031‐042‐025
Commercial‐High Density Residential C‐G 0.31
C ‐ Commercial ‐ Various , 0 Available 18 6 4 8
Not Used in Prior Housing Element
821 N MILPAS ST 031‐042‐027 CM
Commercial‐High Density Residential C‐G 0.24
C ‐ Fast‐Food Restaurant , 0 Available 14 5 3 6
Used in Prior Housing Element ‐ Non‐Vacant
803 N MILPAS ST 031‐042‐028 CM
Commercial‐High Density Residential C‐G 0.51 V ‐ Vacant , 0 Available 30 24 6 0 Used in Two Consecutive Prior Housing Elements
826 N MILPAS ST 031‐051‐024
Commercial‐Medium High Density Residential C‐R 0.60
C ‐ Shopping Center , 0 Available 13 10 3 0
Used in Prior Housing Element ‐ Non‐Vacant
118 E DE LA GUERRA ST 031‐081‐005
Commercial‐High Density Residential C‐G 0.19
M ‐ Warehousing and Storage , 0 Available 11 1 5 5
Not Used in Prior Housing Element
718 ANACAPA ST 031‐081‐014
Commercial‐High Density Residential C‐G 0.80 T ‐ Parking Lot , 0 Available 47 38 9 0 Used in Prior Housing Element ‐ Non‐Vacant
722 ANACAPA ST 031‐081‐015
Commercial‐High Density Residential C‐G 0.33
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 19 7 4 8 Used in Prior Housing Element ‐ Non‐Vacant
705 LAGUNA ST 031‐091‐008 Medium High Density Residential R‐M 4.70 R ‐ Multi‐Family Residence , 122 Available 55 55 0 0
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
710 OLIVE ST 031‐101‐023 Medium High Density Residential R‐M 1.68 R ‐ Multi‐Family Residence , 24 Available 12 10 2 0
Not Used in Prior Housing Element
820 E DE LA GUERRA ST 031‐121‐001
Commercial‐High Density Residential C‐G 0.21
R ‐ Multi‐Family Residence , 2 Available 10 1 4 5
Used in Prior Housing Element ‐ Non‐Vacant
735 N MILPAS ST 031‐121‐018
Commercial‐High Density Residential C‐G 0.21 C ‐ Car Dealer , 0 Available 12 1 5 6 Used in Prior Housing Element ‐ Non‐Vacant
701 N MILPAS ST 031‐121‐025
Commercial‐High Density Residential C‐G 1.54
M ‐ Retail w Manufacturing , 0
Pending Project 82 0 16 66 Yes ‐ Same Location
732 N MILPAS ST 031‐122‐031
Commercial‐High Density Residential C‐G 0.25
C ‐ Commercial ‐ Various , 0 Available 14 1 7 6
Used in Prior Housing Element ‐ Non‐Vacant
118 E ORTEGA ST 031‐151‐002
Commercial Industrial‐Medium High Density Residential M‐C 0.20 M ‐ Manufacturing and Wholesale Trade , 0 Available 11 1 5 5 Used in Prior Housing Element ‐ Non‐Vacant
210 E ORTEGA ST 031‐152‐002 BT
Commercial Industrial‐Medium High Density Residential M‐C 0.20 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 11 4 2 5 Used in Prior Housing Element ‐ Non‐Vacant
606 SANTA BARBARA ST 031‐152‐015
Commercial Industrial‐Medium High Density Residential M‐C 0.20 M ‐ Manufacturing and Wholesale Trade , 0 Available 11 1 5 5 Used in Prior Housing Element ‐ Non‐Vacant
624 SANTA BARBARA ST 031‐152‐027 BT
Commercial Industrial‐Medium High Density Residential M‐C 0.54 M ‐ Warehousing and Storage , 0 Available 31 25 6 0
Used in Prior Housing Element ‐ Non‐Vacant
231 E COTA ST 031‐152‐031
Commercial Industrial‐Medium High Density Residential M‐C 0.29 C ‐ Clubs (including gyms, health & fitness clubs* , 0 Available 17 6 3 8 Used in Prior Housing Element ‐ Non‐Vacant
619 OLIVE ST 031‐160‐014
Commercial Industrial‐Medium High Density Residential M‐C 0.46 MU ‐ Commercial with Residential , 7 Available 20 7 4 9 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
518 E ORTEGA ST 031‐171‐003 BQ
Commercial Industrial‐Medium High Density Residential M‐C 0.35 R ‐ Multi‐Family Residence , 5 Available 15 6 3 6
Used in Prior Housing Element ‐ Non‐Vacant
517 E COTA ST 031‐171‐005 BQ
Commercial Industrial‐Medium High Density Residential M‐C 0.35 R ‐ Multi‐Family Residence , 3 Available 17 6 3 8
Used in Prior Housing Element ‐ Non‐Vacant
618 OLIVE ST 031‐171‐009
Commercial Industrial‐Medium High Density Residential M‐C 0.23 R ‐ Multi‐Family Residence , 3
Pending Project 1 0 0 1 Yes ‐ Same APN
620 OLIVE ST 031‐171‐010
Commercial Industrial‐Medium High Density Residential M‐C 0.23 R ‐ Multi‐Family Residence , 2 Available 11 1 5 5
Used in Prior Housing Element ‐ Non‐Vacant
531 E COTA ST 031‐171‐014
Commercial Industrial‐Medium High Density Residential M‐C 0.39 M ‐ Manufacturing and Wholesale Trade , 0 Available 23 8 5 10 Used in Prior Housing Element ‐ Non‐Vacant
534 E ORTEGA ST 031‐171‐016 AB
Commercial Industrial‐Medium High Density Residential M‐C 0.23 M ‐ Construction Related Businesses , 0 Available 13 4 3 6 Not Used in Prior Housing Element
617 N SALSIPUEDES ST 031‐171‐020
Commercial Industrial‐Medium High Density Residential M‐C 0.69 M ‐ Manufacturing and Wholesale Trade , 0 Available 40 32 8 0 Used in Prior Housing Element ‐ Non‐Vacant
627 N SALSIPUEDES ST 031‐171‐023 AB
Commercial Industrial‐Medium High Density Residential M‐C 0.24 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 14 11 3 0 Used in Prior Housing Element ‐ Non‐Vacant
625 N SALSIPUEDES ST 031‐171‐024 AB
Commercial Industrial‐Medium High Density Residential M‐C 0.52 M ‐ Construction Related Businesses , 0 Available 30 24 6 0 Used in Prior Housing Element ‐ Non‐Vacant
820 E ORTEGA ST 031‐181‐001 BU
Commercial‐High Density Residential C‐G 0.24
M ‐ Manufacturing and Wholesale Trade , 0 Available 14 5 3 6 Used in Prior Housing Element ‐ Non‐Vacant
621 N MILPAS ST 031‐181‐012 BU
Commercial‐High Density Residential C‐G 0.52
M ‐ Construction Related Businesses , 0 Available 30 24 6 0 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
628 N MILPAS ST 031‐182‐018 AM
Commercial‐High Density Residential C‐G 0.33 V ‐ Vacant , 0 Available 19 7 4 8 Used in Two Consecutive Prior Housing Elements
634 N MILPAS ST 031‐182‐019 AM
Commercial‐High Density Residential C‐G 0.16 V ‐ Vacant , 0 Available 9 3 2 4 Used in Two Consecutive Prior Housing Elements
1239 E COTA ST 031‐190‐047 Low Density Residential (5 du/acre) RS‐6 0.16 V ‐ Vacant (non Open‐
Space) or Vacant Building , 0
Pending Project 1 0 0 1 No
1241 E COTA ST 031‐190‐048 Low Density Residential (5 du/acre) RS‐6 0.21 V ‐ Vacant (non Open‐
Space) or Vacant Building , 0
Pending Project 1 0 0 1 No
113 E HALEY ST 031‐201‐016 BV
Commercial Industrial‐Medium High Density Residential M‐C 0.25 M ‐ Manufacturing and Wholesale Trade , 0 Available 15 6 3 6 Used in Prior Housing Element ‐ Non‐Vacant
510 ANACAPA ST 031‐201‐021 BH
Commercial Industrial‐Medium High Density Residential M‐C 0.10 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 6 5 1 0 Used in Prior Housing Element ‐ Non‐Vacant
518 ANACAPA ST 031‐201‐022 BH
Commercial Industrial‐Medium High Density Residential M‐C 0.10 C ‐ Car Service & Repair , 0 Available 6 5 1 0
Used in Prior Housing Element ‐ Non‐Vacant
520 ANACAPA ST 031‐201‐023 BH
Commercial Industrial‐Medium High Density Residential M‐C 0.15 T ‐ Parking Lot , 0 Available 8 6 2 0 Used in Prior Housing Element ‐ Non‐Vacant
502 VERA CRUZ LN 031‐201‐024 BV
Commercial Industrial‐Medium High Density Residential M‐C 0.24 M ‐ Other Industrial or Manufacturing , 0 Available 14 5 3 6 Used in Prior Housing Element ‐ Non‐Vacant
526 ANACAPA ST 031‐201‐026 BH
Commercial Industrial‐Medium High Density Residential M‐C 0.15 MU ‐ Commercial with Residential , 2 Available 6 5 1 0
Not Used in Prior Housing Element
500 ANACAPA ST 031‐201‐031 BH
Commercial Industrial‐Medium High Density Residential M‐C 0.38 MU‐Residential and Commercial , 4 Available 18 14 4 0
Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
501 GARDEN ST 031‐202‐010
Commercial Industrial‐Medium High Density Residential M‐C 0.15 M ‐ Manufacturing and Wholesale Trade , 0
Pending Project 7 0 0 7 Yes ‐ Same APN
219 E HALEY ST 031‐202‐014
Commercial Industrial‐Medium High Density Residential M‐C 0.58 MU ‐ Residential with Other (non Commercial) , 8
Pending Project 34 0 0 34 Yes ‐ Same APN
211 E HALEY ST 031‐202‐015
Commercial Industrial‐Medium High Density Residential M‐C 0.38 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 22 8 4 10 Used in Prior Housing Element ‐ Non‐Vacant
201 E HALEY ST 031‐202‐016
Commercial Industrial‐Medium High Density Residential M‐C 0.61 V ‐ Vacant (non Open‐
Space) or Vacant Building , 0
Pending Project 48 5 4 39 Yes ‐ Same APN
202 E COTA ST 031‐202‐024 AZ
Commercial Industrial‐Medium High Density Residential M‐C 1.56 C ‐ Shopping Center , 0 Available 91 73 18 0
Used in Prior Housing Element ‐ Non‐Vacant
523 GARDEN ST 031‐202‐025 AZ
Commercial Industrial‐Medium High Density Residential M‐C 0.22 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 13 10 3 0 Not Used in Prior Housing Element
306 E COTA ST 031‐211‐002 BW
Commercial Industrial‐Medium High Density Residential M‐C 0.19 C ‐ Commercial ‐ Various , 0 Available 11 4 2 5
Used in Prior Housing Element ‐ Non‐Vacant
310 E COTA ST 031‐211‐003 BW
Commercial Industrial‐Medium High Density Residential M‐C 0.18 C ‐ Car Service & Repair , 0 Available 10 3 2 5
Used in Prior Housing Element ‐ Non‐Vacant
320 E COTA ST 031‐211‐005 X
Commercial Industrial‐Medium High Density Residential M‐C 0.17 T ‐ Parking Lot , 0 Available 10 3 2 5 Used in Prior Housing Element ‐ Non‐Vacant
322 E COTA ST 031‐211‐006 X
Commercial Industrial‐Medium High Density Residential M‐C 0.17 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 10 3 2 5 Not Used in Prior Housing Element
326 E COTA ST 031‐211‐007 X
Commercial Industrial‐Medium High Density Residential M‐C 0.19 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 10 3 2 5 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
315 E HALEY ST 031‐211‐018
Commercial Industrial‐Medium High Density Residential M‐C 0.19 C ‐ Car Service & Repair , 0 Available 10 1 4 5
Used in Prior Housing Element ‐ Non‐Vacant
301 E HALEY ST 031‐211‐020
Commercial Industrial‐Medium High Density Residential M‐C 0.17 C ‐ Veterinary Services , 0 Available 10 1 4 5
Used in Prior Housing Element ‐ Non‐Vacant
500 BLK GARDEN ST 031‐211‐021
Commercial Industrial‐Medium High Density Residential M‐C 0.38 T ‐ Parking Lot , 0 Available 22 8 4 10 Used in Prior Housing Element ‐ Non‐Vacant
327 E HALEY ST 031‐211‐026
Commercial Industrial‐Medium High Density Residential M‐C 0.22 M ‐ Manufacturing and Wholesale Trade , 0 Available 13 1 6 6 Used in Prior Housing Element ‐ Non‐Vacant
535 LAGUNA ST 031‐211‐027
Commercial Industrial‐Medium High Density Residential M‐C 0.33 M ‐ Manufacturing and Wholesale Trade , 0 Available 19 7 4 8 Used in Prior Housing Element ‐ Non‐Vacant
412 E COTA ST 031‐212‐001
Commercial Industrial‐Medium High Density Residential M‐C 0.47 Communication & Information (TV, Newspape* , 0 Available 27 10 5 12 Not Used in Prior Housing Element
535 OLIVE ST 031‐212‐005
Commercial Industrial‐Medium High Density Residential M‐C 0.35 C ‐ Car Service & Repair , 0 Available 20 7 4 9
Used in Prior Housing Element ‐ Non‐Vacant
417 E HALEY ST 031‐212‐015 BX
Commercial Industrial‐Medium High Density Residential M‐C 0.23 MU ‐ Residential with Other (non Commercial) , 2 Available 11 4 2 5 Used in Prior Housing Element ‐ Non‐Vacant
409 E HALEY ST 031‐212‐017 BO
Commercial Industrial‐Medium High Density Residential M‐C 0.17 R ‐ Single Family Residence , 1
Pending Project 0 0 0 0 Yes ‐ Same APN
401 E HALEY ST 031‐212‐018 BO
Commercial Industrial‐Medium High Density Residential M‐C 0.34 MU ‐ Commercial with Residential , 2
Pending Project 28 0 3 25 No
512 LAGUNA ST 031‐212‐019 BX
Commercial Industrial‐Medium High Density Residential M‐C 0.23 MU ‐ Commercial with Residential , 1 Available 12 4 2 6 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
520 LAGUNA ST A 031‐212‐020 BX
Commercial Industrial‐Medium High Density Residential M‐C 0.20 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 11 4 2 5 Not Used in Prior Housing Element
526 LAGUNA ST 031‐212‐025 BX
Commercial Industrial‐Medium High Density Residential M‐C 0.34 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 20 7 4 9 Used in Prior Housing Element ‐ Non‐Vacant
435 E HALEY ST 031‐212‐026
Commercial Industrial‐Medium High Density Residential M‐C 0.34 C ‐ Car Service & Repair , 0 Available 20 7 4 9
Not Used in Prior Housing Element
622 E COTA ST 031‐222‐003 AJ
Commercial Industrial‐Medium High Density Residential M‐C 0.90 MU ‐ Commercial with Residential , 5 Available 47 38 9 0 Used in Prior Housing Element ‐ Non‐Vacant
529 N QUARANTINA ST 031‐222‐005 AJ
Commercial Industrial‐Medium High Density Residential M‐C 0.08 R ‐ Multi‐Family Residence , 2 Available 2 2 0 0
Not Used in Prior Housing Element
635 E HALEY ST 031‐222‐009
Commercial Industrial‐Medium High Density Residential M‐C 0.17 V ‐ Vacant , 0 Available 10 1 4 5 Used in Two Consecutive Prior Housing Elements
623 E HALEY ST 031‐222‐012 BY
Commercial Industrial‐Medium High Density Residential M‐C 0.23 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 13 4 3 6 Used in Prior Housing Element ‐ Non‐Vacant
609 E HALEY ST 031‐222‐017 BY
Commercial Industrial‐Medium High Density Residential M‐C 0.70 I ‐ Religious Institutions (Churches, etc.) , 0 Available 41 32 9 0 Used in Prior Housing Element ‐ Non‐Vacant
515 N QUARANTINA ST 031‐222‐022 AJ
Commercial Industrial‐Medium High Density Residential M‐C 0.23 MU ‐ Commercial with Manufacturing , 2 Available 11 4 2 5 Not Used in Prior Housing Element
710 E COTA ST 031‐231‐002
Commercial‐High Density Residential C‐G 0.11
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 1
Pending Project 3 3 0 0 Yes ‐ Same APN
712 E COTA ST 031‐231‐003
Commercial‐High Density Residential C‐G 0.12
R ‐ Single Family Residence , 1
Pending Project 3 3 0 0 Yes ‐ Same APN
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
730 E COTA ST 031‐231‐009
Commercial‐High Density Residential C‐G 0.12
R ‐ Single Family Residence , 1
Pending Project 5 0 0 5 Yes ‐ Same APN
516 N QUARANTINA ST 031‐232‐001
Commercial‐High Density Residential C‐G 0.12
C ‐ Medical Related Uses , 0
Pending Project 1 0 0 1 No
720 BOND AVE 031‐232‐005 AE
Commercial‐High Density Residential C‐G 0.11
M ‐ Warehousing and Storage , 0 Available 6 1 3 2
Used in Prior Housing Element ‐ Non‐Vacant
731 E HALEY ST 031‐232‐011
Commercial‐High Density Residential C‐G 0.20
R ‐ Multi‐Family Residence , 2 Available 10 1 4 5
Used in Prior Housing Element ‐ Non‐Vacant
723 E HALEY ST 031‐232‐013 AE
Commercial‐High Density Residential C‐G 0.12
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 6 0 4 2 Used in Prior Housing Element ‐ Non‐Vacant
523 N MILPAS ST 031‐233‐023
Commercial‐High Density Residential C‐G 0.31
C ‐ Car Service & Repair , 0 Available 18 6 4 8
Used in Prior Housing Element ‐ Non‐Vacant
501 N MILPAS ST 031‐234‐021
Commercial‐High Density Residential C‐G 0.39
C ‐ Fast‐Food Restaurant with Drive‐Thru , 0 Available 23 8 5 10 Used in Prior Housing Element ‐ Non‐Vacant
136 E HALEY ST 031‐271‐007
Commercial Industrial‐Medium High Density Residential M‐C 0.26 C ‐ Car Service & Repair , 0 Available 15 1 8 6
Used in Prior Housing Element ‐ Non‐Vacant
425 SANTA BARBARA ST 031‐271‐008
Commercial Industrial‐Medium High Density Residential M‐C 0.20 R ‐ Single Family Residence , 1
Pending Project 19 0 1 18 Yes ‐ Same APN
410 ANACAPA ST 031‐271‐018
Commercial Industrial‐Medium High Density Residential M‐C 0.20 M ‐ Warehousing and Storage , 0 Available 11 1 5 5
Used in Prior Housing Element ‐ Non‐Vacant
416 ANACAPA ST 031‐271‐020 BZ
Commercial Industrial‐Medium High Density Residential M‐C 0.21 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 12 4 2 6 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
401 SANTA BARBARA ST 031‐271‐027
Commercial Industrial‐Medium High Density Residential M‐C 0.43 C ‐ Car Service & Repair , 0 Available 25 8 5 12
Used in Prior Housing Element ‐ Non‐Vacant
114 E HALEY ST 031‐271‐028 BZ
Commercial Industrial‐Medium High Density Residential M‐C 0.67 C ‐ Office , 0 Available 39 32 7 0 Not Used in Prior Housing Element
202 E HALEY ST 031‐272‐001 CA
Commercial Industrial‐Medium High Density Residential M‐C 0.28 C ‐ Car Service & Repair , 0 Available 16 6 3 7
Used in Prior Housing Element ‐ Non‐Vacant
210 E HALEY ST 031‐272‐002 CA
Commercial Industrial‐Medium High Density Residential M‐C 0.18 C ‐ Car Service & Repair , 0 Available 10 3 2 5
Used in Prior Housing Element ‐ Non‐Vacant
425 GARDEN ST 031‐272‐006
Commercial Industrial‐Medium High Density Residential M‐C 0.38 C ‐ Retail ‐ Consumer Goods & Services , 0
Pending Project 36 5 2 29 No
217 E GUTIERREZ ST 031‐272‐009
Commercial Industrial‐Medium High Density Residential M‐C 3.75 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 221 176 45 0 Not Used in Prior Housing Element
314 E HALEY ST 031‐281‐004 I
Commercial Industrial‐Medium High Density Residential M‐C 0.09 C ‐ Commercial ‐ Various , 0 Available 5 1 1 3
Not Used in Prior Housing Element
427 ROSE AVE 031‐281‐005 I
Commercial Industrial‐Medium High Density Residential M‐C 0.09 C ‐ Car Dealer , 0 Available 5 1 1 3 Used in Prior Housing Element ‐ Non‐Vacant
328 E HALEY ST 031‐282‐002 M
Commercial Industrial‐Medium High Density Residential M‐C 0.15 M ‐ Warehousing and Storage , 0 Available 8 3 2 3
Used in Prior Housing Element ‐ Non‐Vacant
332 E HALEY ST 031‐282‐004 M
Commercial Industrial‐Medium High Density Residential M‐C 0.20 M ‐ Warehousing and Storage , 0 Available 11 4 2 5
Used in Prior Housing Element ‐ Non‐Vacant
434 E HALEY ST 031‐283‐011
Commercial Industrial‐Medium High Density Residential M‐C 0.18 C ‐ Car Service & Repair , 0 Available 10 1 4 5
Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
428 E HALEY ST 031‐283‐015
Commercial Industrial‐Medium High Density Residential M‐C 0.35 C ‐ Commercial ‐ Various , 0 Available 20 7 4 9
Used in Prior Housing Element ‐ Non‐Vacant
518 E HALEY ST 031‐291‐016
Commercial Industrial‐Medium High Density Residential M‐C 0.23 C ‐ Commercial ‐ Various , 0
Pending Project 1 0 0 1 No
606 E HALEY ST 031‐293‐002 E
Commercial Industrial‐Medium High Density Residential M‐C 0.14 C ‐ Car Service & Repair , 0 Available 8 3 2 3
Not Used in Prior Housing Element
600 BLK E HALEY ST 031‐293‐025 E
Commercial Industrial‐Medium High Density Residential M‐C 0.14 T ‐ Parking Lot , 0 Available 8 3 2 3 Used in Prior Housing Element ‐ Non‐Vacant
718 E HALEY ST 031‐301‐020
Commercial‐High Density Residential C‐G 0.46
C ‐ Commercial ‐ Various , 0 Available 27 10 5 12
Used in Prior Housing Element ‐ Non‐Vacant
415 N MILPAS ST 031‐304‐020
Commercial‐High Density Residential C‐G 0.21
C ‐ Full Service Restaurant , 0 Available 12 1 5 6
Used in Prior Housing Element ‐ Non‐Vacant
414 N MILPAS ST 031‐311‐028
Commercial‐High Density Residential C‐G 0.21
C ‐ Full Service Restaurant , 0 Available 12 1 5 6
Used in Prior Housing Element ‐ Non‐Vacant
422 N MILPAS ST 031‐311‐029 CB
Commercial‐High Density Residential C‐G 0.25
C ‐ Commercial ‐ Various , 0 Available 14 5 3 6
Used in Prior Housing Element ‐ Non‐Vacant
426 N MILPAS ST 031‐311‐032 CB
Commercial‐High Density Residential C‐G 0.38
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 22 8 4 10 Used in Prior Housing Element ‐ Non‐Vacant
418 N MILPAS ST 031‐311‐033 AT
Commercial‐High Density Residential C‐G 0.46
C ‐ Retail ‐ Consumer Goods & Services , 0
Pending Project 82 13 6 63 Yes ‐ Same APN
915 E GUTIERREZ ST 031‐311‐034 AT
Commercial‐High Density Residential C‐G 0.49
C ‐ Retail ‐ Consumer Goods & Services , 8
Pending Project 0 0 0 0 No
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
315 SANTA BARBARA ST 031‐331‐014 AF
Commercial Industrial‐Medium High Density Residential M‐C 0.24 M ‐ Warehousing and Storage , 0 Available 5 4 1 0
Used in Prior Housing Element ‐ Non‐Vacant
321 SANTA BARBARA ST 031‐331‐021 AF
Commercial Industrial‐Medium High Density Residential M‐C 0.20 R ‐ Multi‐Family Residence , 2 Available 2 2 0 0
Used in Prior Housing Element ‐ Non‐Vacant
300 BLK ANACAPA ST 031‐331‐022 AF
Commercial Industrial‐Medium High Density Residential M‐C 0.33 M ‐ Warehousing and Storage , 0 Available 7 6 1 0
Used in Prior Housing Element ‐ Non‐Vacant
326 ANACAPA ST 031‐331‐023 AF
Commercial Industrial‐Medium High Density Residential M‐C 0.23 M ‐ Construction Related Businesses , 0 Available 5 4 1 0 Used in Prior Housing Element ‐ Non‐Vacant
322 ANACAPA ST 031‐331‐024 AF
Commercial Industrial‐Medium High Density Residential M‐C 0.37 M ‐ Warehousing and Storage , 0 Available 8 6 2 0
Used in Prior Housing Element ‐ Non‐Vacant
315 N MILPAS ST 031‐363‐028 CC
Commercial‐High Density Residential C‐G 0.28 T ‐ Parking Lot , 0 Available 16 6 3 7 Not Used in Prior Housing Element
305 N MILPAS ST 031‐363‐030 CC
Commercial‐High Density Residential C‐G 0.19
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 11 4 2 5 Used in Prior Housing Element ‐ Non‐Vacant
818 E GUTIERREZ ST 031‐363‐033
Commercial‐High Density Residential C‐G 0.28
C ‐ Car Service & Repair , 2 Available 14 1 7 6
Not Used in Prior Housing Element
320 N MILPAS ST 031‐371‐020
Commercial‐High Density Residential C‐G 0.32
C ‐ Commercial ‐ Various , 0 Available 18 6 4 8
Used in Prior Housing Element ‐ Non‐Vacant
310 N MILPAS ST 031‐371‐022
Commercial‐High Density Residential C‐G 0.44
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 26 9 5 12 Used in Prior Housing Element ‐ Non‐Vacant
329 ALAMEDA PADRE SERRA 031‐392‐025 Medium Density Residential R‐2 0.39 R ‐ Single Family Residence , 1
Pending Project 4 0 0 4 Yes ‐ Same APN
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
433 W MONTECITO ST 033‐021‐006
Hotel & Residential (Max 27 du/acre) R‐4/S‐D‐3 0.76 C ‐ Lodging , 0 Available 15 12 3 0 Not Used in Prior Housing Element
205 W MONTECITO ST 033‐032‐010
Commercial/Medium High Residential (Max 27 du/acre)*
C‐2/S‐D‐3,R‐4/S‐D‐3 0.51
C ‐ Food sales (not grocery/supermarket) , 0 Available 10 8 2 0 Not Used in Prior Housing Element
120 E YANONALI ST 033‐084‐001 AR
Coastal‐Oriented Commercial/Medium High Residential (Max 27 du/acre) OC/S‐D‐3 0.11 C ‐ Commercial w/ Manufacture , 0 Available 0 0 0 0 Yes ‐ Same APN 130 E YANONALI ST 033‐084‐002 AR
Coastal‐Oriented Commercial/Medium High Residential (Max 27 du/acre) OC/S‐D‐3 0.11 R ‐ Single Family Residence , 1 Available 0 0 0 0 No
136 E YANONALI ST 033‐084‐003 AR
Coastal‐Oriented Commercial/Medium High Residential (Max 27 du/acre) OC/S‐D‐3 0.23 R ‐ Single Family Residence , 1 Available 0 0 0 0 Yes ‐ Same APN 121 SANTA BARBARA ST 033‐084‐004 AR
Coastal‐Oriented Commercial/Medium High Residential (Max 27 du/acre) OC/S‐D‐3 0.23 C ‐ Commercial ‐ Various , 0 Available 0 0 0 0 Yes ‐ Same APN 121 E MASON ST 033‐084‐005 AR
Coastal‐Oriented Commercial/Medium High Residential (Max 27 du/acre) OC/S‐D‐3 1.15 MU ‐ Commercial with Manufacturing , 0 Available 41 32 9 0 Yes ‐ Same APN 100 BLK GRAY AVE 033‐084‐006 AR
Coastal‐Oriented Commercial/Medium High Residential (Max 27 du/acre) OC/S‐D‐3 0.11 T ‐ Parking Lot , 0 Available 0 0 0 0 Yes ‐ Same APN 122 GRAY AVE 033‐084‐007 AR
Coastal‐Oriented Commercial/Medium High Residential (Max 27 du/acre) OC/S‐D‐3 0.11 T ‐ Parking Lot , 0 Available 0 0 0 0 Yes ‐ Same APN 21 BATH ST 033‐091‐003
Hotel & Residential (Max 27 du/acre) R‐4/S‐D‐3 0.68 C ‐ Lodging , 0 Available 13 10 3 0 Not Used in Prior Housing Element
640 CORONEL PL 035‐270‐002 Medium High Density Residential R‐M 0.55 R ‐ Multi‐Family Residence , 2 Available 10 8 2 0
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
827 ORANGE AVE 037‐023‐003 Medium High Density Residential R‐M 0.13 R ‐ Single Family Residence , 1
Pending Project 3 0 0 2 Yes ‐ Same APN
817 CASTILLO ST 037‐031‐011 High Density Residential R‐MH 0.23 R ‐ Multi‐Family Residence , 2 Available 11 1 5 5
Not Used in Prior Housing Element
821 BATH ST 037‐032‐021 High Density Residential R‐MH 0.43 R ‐ Multi‐Family Residence , 12 Available 13 1 6 6
Not Used in Prior Housing Element
809 BATH ST 037‐032‐024 High Density Residential R‐MH 0.21 R ‐ Multi‐Family Residence , 2 Available 10 1 4 5
Not Used in Prior Housing Element
205 W CANON PERDIDO ST 037‐041‐005
Commercial‐High Density Residential C‐G 0.21
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 12 1 5 6 Used in Prior Housing Element ‐ Non‐Vacant
817 DE LA VINA ST 037‐041‐007
Commercial‐High Density Residential C‐G 0.34
R ‐ Multi‐Family Residence , 5 Available 15 1 8 6
Used in Prior Housing Element ‐ Non‐Vacant
815 DE LA VINA ST 037‐041‐008 BP
Commercial‐High Density Residential C‐G 0.39
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0
Pending Project 0 0 0 0 Yes ‐ Same APN
809 DE LA VINA ST 037‐041‐009 BP
Commercial‐High Density Residential C‐G 0.12
M ‐ Construction Related Businesses , 3
Pending Project 31 0 0 31 No
208 W DE LA GUERRA ST 037‐041‐010 BP
Commercial‐High Density Residential C‐G 0.17
R ‐ Multi‐Family Residence , 3
Pending Project 0 0 0 0 No
124 W DE LA GUERRA ST 037‐042‐010 CD
Commercial‐High Density Residential C‐G 0.18
C ‐ Car Service & Repair , 0 Available 10 3 2 5
Used in Prior Housing Element ‐ Non‐Vacant
812 DE LA VINA ST 037‐042‐015 CE
Commercial‐High Density Residential C‐G 0.28 T ‐ Parking Lot , 0 Available 16 6 3 7 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
816 1/2 DE LA VINA ST 037‐042‐016 CE
Commercial‐High Density Residential C‐G 0.23
R ‐ Multi‐Family Residence , 3 Available 10 3 2 5
Used in Prior Housing Element ‐ Non‐Vacant
800 BLK CHAPALA ST 037‐042‐029 CD
Commercial‐High Density Residential C‐G 0.23
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 13 4 3 6 Not Used in Prior Housing Element
102 W DE LA GUERRA ST 037‐042‐038 CD
Commercial‐High Density Residential C‐G 0.59 C ‐ Office , 0 Available 34 27 7 0 Not Used in Prior Housing Element
30 E CANON PERDIDO ST 037‐052‐006
Commercial‐High Density Residential C‐G 0.36 T ‐ Parking Lot , 0 Available 21 7 4 10 Used in Prior Housing Element ‐ Non‐Vacant
211 W DE LA GUERRA ST 037‐081‐028 High Density Residential R‐M 0.29 R ‐ Multi‐Family Residence , 4 Available 13 1 6 6
Not Used in Prior Housing Element
218 W ORTEGA ST 037‐081‐031 High Density Residential R‐MH 0.17 M ‐ Warehousing and Storage , 0 Available 10 1 4 5
Not Used in Prior Housing Element
117 W DE LA GUERRA ST 037‐082‐003 BM
Commercial‐High Density Residential C‐G 0.19
C ‐ Commercial ‐ Various , 0
Pending Project 0 0 0 0 No
701 CHAPALA ST 037‐082‐008
Commercial‐High Density Residential C‐G 0.41
C ‐ Commercial ‐ Various , 0 Available 24 8 5 11
Used in Prior Housing Element ‐ Non‐Vacant
113 W DE LA GUERRA ST 037‐082‐027 BM
Commercial‐High Density Residential C‐G 0.19
C ‐ Retail ‐ Consumer Goods & Services , 0
Pending Project 23 0 0 23 Yes ‐ Same APN
304 W COTA ST A 037‐113‐021 High Density Residential R‐MH 0.68 R ‐ Multi‐Family Residence , 11 Available 28 22 6 0
Not Used in Prior Housing Element
615 DE LA VINA ST 037‐121‐010 High Density Residential R‐M 0.23 R ‐ Multi‐Family Residence , 2 Available 11 1 5 5
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
233 W ORTEGA ST 037‐121‐020 High Density Residential R‐MH 0.30 R ‐ Multi‐Family Residence , 6 Available 11 1 5 5
Not Used in Prior Housing Element
630 CHAPALA ST 037‐131‐001 BN
Commercial‐High Density Residential M‐C 0.38 C ‐ Car Dealer , 0 Pending Project 39 0 4 35 Yes ‐ Same APN
25 W ORTEGA ST 037‐131‐002 BN
Commercial‐High Density Residential M‐C 0.21 C ‐ Car Dealer , 0 Pending Project 0 0 0 0
Used in Prior Housing Element ‐ Non‐Vacant
0 BLK W COTA ST 037‐131‐012 BD
Commercial‐High Density Residential M‐C 0.06
M ‐ Warehousing and Storage , 0 Available 3 0 2 1
Used in Prior Housing Element ‐ Non‐Vacant
18 W COTA ST 037‐131‐013 BD
Commercial‐High Density Residential M‐C 0.09
C ‐ Car Service & Repair , 0 Available 5 1 1 3
Not Used in Prior Housing Element
22 W COTA ST 037‐131‐014 BD
Commercial‐High Density Residential M‐C 0.03
M ‐ Warehousing and Storage , 0 Available 1 0 0 1
Not Used in Prior Housing Element
24 W COTA ST 037‐131‐015 BD
Commercial‐High Density Residential M‐C 0.03
M ‐ Warehousing and Storage , 0 Available 1 0 0 1
Not Used in Prior Housing Element
26 W COTA ST 037‐131‐016 BD
Commercial‐High Density Residential M‐C 0.03
M ‐ Warehousing and Storage , 0 Available 1 0 0 1
Not Used in Prior Housing Element
28 W COTA ST 037‐131‐017 BD
Commercial‐High Density Residential M‐C 0.03
M ‐ Warehousing and Storage , 0 Available 1 0 0 1
Not Used in Prior Housing Element
037‐131‐018 BD
Commercial‐High Density Residential M‐C 0.02
M ‐ Warehousing and Storage , 0 Available 1 0 0 1
Not Used in Prior Housing Element
500 BLK BATH ST 037‐152‐014 G
Commercial‐Medium High Density Residential C‐R 0.18 T ‐ Parking Lot , 0 Available 4 3 1 0 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
316 W HALEY ST 037‐152‐022 G
Commercial‐Medium High Density Residential C‐R 0.13 T ‐ Parking Lot , 0 Available 2 2 0 0 Used in Prior Housing Element ‐ Non‐Vacant
523 BATH ST 037‐152‐025 G
Commercial‐Medium High Density Residential C‐R 0.19 T ‐ Parking Lot , 0 Available 4 3 1 0 Used in Prior Housing Element ‐ Non‐Vacant
527 ANACAPA ST 037‐173‐009
Commercial‐High Density Residential M‐C 0.24 C ‐ Car Wash , 0 Available 14 1 7 6 Used in Prior Housing Element ‐ Non‐Vacant
208 COTTAGE GROVE AVE 037‐201‐015
Commercial‐High Density Residential C‐G 0.11
R ‐ Single Family Residence , 1
Pending Project 6 0 0 6 Yes ‐ Same APN
228 COTTAGE GROVE AVE 037‐201‐021
Commercial‐Medium High Density Residential C‐R 0.14
MU ‐ Commercial with Residential , 1
Pending Project 2 0 0 2 No
227 W HALEY ST 037‐201‐028
Commercial‐High Density Residential C‐G 0.31
R ‐ Multi‐Family Residence , 2 Available 16 6 3 7
Not Used in Prior Housing Element
433 CHAPALA ST 037‐203‐004
Commercial‐High Density Residential C‐G 0.31
C ‐ Car Service & Repair , 0 Available 18 6 4 8
Used in Prior Housing Element ‐ Non‐Vacant
9 W HALEY ST 037‐211‐005 AH
Commercial‐High Density Residential M‐C 0.20
M ‐ Warehousing and Storage , 0 Available 11 4 2 5
Used in Prior Housing Element ‐ Non‐Vacant
423 STATE ST 037‐211‐012 AH
Commercial‐High Density Residential M‐C 0.09
C ‐ Bar or Drinking Place , 0 Available 5 1 1 3
Used in Prior Housing Element ‐ Non‐Vacant
428 CHAPALA ST 037‐211‐026
Commercial‐High Density Residential M‐C 0.36
C ‐ Full Service Restaurant , 0
Pending Project 27 2 2 23 Yes ‐ Same APN
0 BLK E HALEY ST 037‐212‐002 AK
Commercial‐High Density Residential M‐C 0.04 V ‐ Vacant , 0 Available 2 0 0 2 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
0 BLK E HALEY ST 037‐212‐003 AK
Commercial‐High Density Residential M‐C 0.38 T ‐ Parking Lot , 0 Available 22 8 4 10 Used in Prior Housing Element ‐ Non‐Vacant
18 E HALEY ST 037‐212‐004 AP
Commercial‐High Density Residential M‐C 0.55 T ‐ Parking Lot , 0 Available 32 26 6 0 Used in Prior Housing Element ‐ Non‐Vacant
425 ANACAPA ST 037‐212‐010 BC
Commercial‐High Density Residential M‐C 0.20 T ‐ Parking Lot , 0 Available 11 4 2 5 Used in Prior Housing Element ‐ Non‐Vacant
421 ANACAPA ST 037‐212‐011 BC
Commercial‐High Density Residential M‐C 0.21
C ‐ Car Service & Repair , 0 Available 12 4 2 6
Used in Prior Housing Element ‐ Non‐Vacant
417 ANACAPA ST 037‐212‐012 AP
Commercial‐High Density Residential M‐C 0.24
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 14 11 3 0 Used in Prior Housing Element ‐ Non‐Vacant
410 STATE ST 037‐212‐022 AX
Commercial‐High Density Residential M‐C 0.46
C ‐ Retail ‐ Consumer Goods & Services , 0
Pending Project 78 0 8 70 No
416 STATE ST 037‐212‐023
Commercial‐High Density Residential M‐C 0.23
C ‐ Bar or Drinking Place , 0 Available 13 1 6 6
Used in Prior Housing Element ‐ Non‐Vacant
409 ANACAPA ST 037‐212‐030 AX
Commercial‐High Density Residential M‐C 0.25
C ‐ Retail ‐ Consumer Goods & Services , 0
Pending Project 0 0 0 0 No
30 E HALEY ST 037‐212‐032 V
Commercial‐High Density Residential M‐C 0.10
R ‐ Single Family Residence , 1 Available 4 1 1 2
Used in Prior Housing Element ‐ Non‐Vacant
427 ANACAPA ST 037‐212‐033 BC
Commercial‐High Density Residential M‐C 0.07 T ‐ Parking Lot , 0 Available 4 1 1 2 Used in Prior Housing Element ‐ Non‐Vacant
24 E HALEY ST 037‐212‐034 V
Commercial‐High Density Residential M‐C 0.26 C ‐ Lodging , 0 Available 15 6 3 6 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
27 E GUTIERREZ ST 037‐212‐035 AX
Commercial‐High Density Residential M‐C 0.65 T ‐ Parking Lot , 0 Pending Project 0 0 0 0 Yes ‐ Same APN
305 LADERA ST 037‐221‐003 Medium High Density Residential R‐MH 0.25 R ‐ Multi‐Family Residence , 4
Pending Project 1 0 0 1 No
331 RANCHERIA ST 037‐222‐010 Medium High Density Residential R‐MH 0.16 R ‐ Single Family Residence , 1
Pending Project 1 0 0 1 Yes ‐ Same APN
304 RANCHERIA ST 037‐222‐032 Medium High Density Residential R‐MH 2.13 R ‐ Multi‐Family Residence , 28 Available 30 30 0 0
Not Used in Prior Housing Element
320 CASTILLO ST 037‐232‐014
Commercial‐Medium High Density Residential C‐G 1.10
MU ‐ Commercial with Residential , 1 Available 23 19 4 0 Used in Prior Housing Element ‐ Non‐Vacant
325 CHAPALA ST 037‐245‐004
Commercial‐Medium High Density Residential C‐G 0.50
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 10 1 4 5 Not Used in Prior Housing Element
300 BLK DE LA VINA ST 037‐245‐018
Commercial‐Medium High Density Residential C‐G 0.50 V ‐ Vacant , 0 Available 10 1 4 5 Not Used in Prior Housing Element
323 MOTOR WAY 037‐251‐003
Commercial‐Medium High Density Residential M‐C 0.62
C ‐ Commercial ‐ Various , 0 Available 13 10 3 0
Used in Prior Housing Element ‐ Non‐Vacant
333 ANACAPA ST 037‐254‐005
Commercial‐High Density Residential M‐C 0.18
C ‐ Car Service & Repair , 0 Available 10 1 4 5
Used in Prior Housing Element ‐ Non‐Vacant
825 STATE ST 037‐400‐008
Commercial‐High Density Residential C‐G 0.18
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 10 1 4 5 Used in Prior Housing Element ‐ Non‐Vacant
821 STATE ST 037‐400‐009 AV
Commercial‐High Density Residential C‐G 0.15
C ‐ Commercial ‐ Various , 0
Pending Project 14 3 1 10 No
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1427 STATE ST 039‐071‐008 CF
Commercial‐High Density Residential C‐G 0.47
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 27 10 5 12 Used in Prior Housing Element ‐ Non‐Vacant
1425 STATE ST 039‐071‐009 CF
Commercial‐High Density Residential C‐G 0.20
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 12 4 2 6 Used in Prior Housing Element ‐ Non‐Vacant
1401 STATE ST 039‐071‐013
Commercial‐High Density Residential C‐G 0.46 T ‐ Parking Lot , 0 Available 27 10 5 12 Used in Prior Housing Element ‐ Non‐Vacant
1400 BLK CHAPALA ST 039‐071‐023
Commercial‐High Density Residential C‐G 0.26 T ‐ Parking Lot , 0 Available 15 1 8 6 Not Used in Prior Housing Element
1400 BLK CHAPALA ST 039‐071‐028
Commercial‐High Density Residential C‐G 0.23 T ‐ Parking Lot , 0 Available 13 1 6 6 Used in Prior Housing Element ‐ Non‐Vacant
15 E SOLA ST 039‐072‐010 AL
Commercial‐High Density Residential C‐G 0.17
I ‐ Memorial Services (funeral homes, cemeteries) , 0 Available 10 8 2 0 Used in Prior Housing Element ‐ Non‐Vacant
17 E SOLA ST 039‐072‐018 AL
Commercial‐High Density Residential C‐G 0.29 T ‐ Parking Lot , 0 Available 17 13 4 0 Used in Prior Housing Element ‐ Non‐Vacant
1408 STATE ST 039‐072‐019 AL
Commercial‐High Density Residential C‐G 0.34 T ‐ Parking Lot , 0 Available 20 16 4 0 Used in Prior Housing Element ‐ Non‐Vacant
1424 STATE ST 039‐072‐020
Commercial‐High Density Residential C‐G 1.66
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 97 77 20 0 Not Used in Prior Housing Element
1329 SAN ANDRES ST 039‐092‐006
Commercial‐Medium High Density Residential C‐R 0.58
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 12 10 2 0 Used in Prior Housing Element ‐ Non‐Vacant
401 W SOLA ST 039‐111‐005 AY High Density Residential R‐MH 0.12 R ‐ Single Family Residence , 1 Available 6 1 3 2
Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1329 CASTILLO ST 039‐111‐006 AY High Density Residential R‐MH 0.09 R ‐ Single Family Residence , 1 Available 4 0 2 2
Not Used in Prior Housing Element
1309 CASTILLO ST 039‐111‐010 High Density Residential R‐MH 0.15 R ‐ Single Family Residence , 1
Pending Project 5 0 0 5 Yes ‐ Same APN
319 W SOLA ST 039‐112‐004 High Density Residential R‐MH 0.23 R ‐ Multi‐Family Residence , 3 Available 10 1 4 5
Not Used in Prior Housing Element
1327 BATH ST 039‐112‐009 CG High Density Residential R‐MH 0.27 C ‐ Lodging , 0 Available 15 6 3 6 Not Used in Prior Housing Element
1319 BATH ST 039‐112‐010 CG High Density Residential R‐MH 0.39 R ‐ Multi‐Family Residence , 7 Available 16 6 3 7
Not Used in Prior Housing Element
1314 CASTILLO ST 039‐112‐032 High Density Residential R‐MH 0.33 R ‐ Multi‐Family Residence , 5 Available 14 1 7 6
Not Used in Prior Housing Element
1333 DE LA VINA ST 039‐121‐007 CH
Commercial‐High Density Residential C‐G 0.27
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 15 6 3 6 Not Used in Prior Housing Element
1327 DE LA VINA ST 039‐121‐008 CH
Commercial‐High Density Residential C‐G 0.20
C ‐ Car Service & Repair , 0 Available 11 4 2 5
Used in Prior Housing Element ‐ Non‐Vacant
216 W VICTORIA ST 039‐121‐015 High Density Residential R‐M 0.71 R ‐ Multi‐Family Residence , 26 Available 15 12 3 0
Not Used in Prior Housing Element
1320 BATH ST 039‐121‐021 High Density Residential R‐MH 0.19 C ‐ Lodging , 1 Available 10 1 4 5 Used in Prior Housing Element ‐ Non‐Vacant
1332 DE LA VINA ST 039‐122‐001
Commercial‐High Density Residential C‐G 0.18
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 10 1 4 5 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1301 CHAPALA ST 039‐122‐007
Commercial‐High Density Residential C‐G 0.33
C ‐ Car Service & Repair , 0 Available 19 7 4 8
Used in Prior Housing Element ‐ Non‐Vacant
110 W VICTORIA ST 039‐122‐008
Commercial‐High Density Residential C‐G 0.33
C ‐ Clubs (including gyms, health & fitness clubs* , 0 Available 19 7 4 8 Used in Prior Housing Element ‐ Non‐Vacant
1309 STATE ST A 039‐131‐010
Commercial‐High Density Residential C‐G 0.06
C ‐ Commercial ‐ Various , 0
Pending Project 2 0 0 2 No
10 E SOLA ST 039‐132‐002 AA
Commercial‐High Density Residential C‐G 0.11 T ‐ Parking Lot , 0 Available 6 1 3 2 Used in Prior Housing Element ‐ Non‐Vacant
12 E SOLA ST 039‐132‐003 AA
Commercial‐High Density Residential C‐G 0.12 T ‐ Parking Lot , 0 Available 6 1 3 2 Used in Prior Housing Element ‐ Non‐Vacant
15 E VICTORIA ST 039‐133‐014
Commercial‐High Density Residential C‐G 0.57 T ‐ Parking Lot , 0 Available 33 26 7 0 Used in Prior Housing Element ‐ Non‐Vacant
1230 SAN ANDRES ST 039‐151‐002 Medium High Density Residential R‐M 0.26 R ‐ Multi‐Family Residence , 2
Pending Project 7 0 0 7 No
410 W ANAPAMU ST 039‐161‐016 High Density Residential R‐MH 1.70 R ‐ Multi‐Family Residence , 24 Available 76 61 15 0
Not Used in Prior Housing Element
1221 BATH ST 039‐162‐012 High Density Residential R‐MH 0.39 R ‐ Multi‐Family Residence , 9 Available 14 1 7 6
Not Used in Prior Housing Element
228 W ANAPAMU ST 039‐171‐016 AG High Density Residential R‐MH 0.34 R ‐ Multi‐Family Residence , 13 Available 6 5 1 0
Not Used in Prior Housing Element
230 W ANAPAMU ST 039‐171‐017 AG High Density Residential R‐MH 0.38 R ‐ Multi‐Family Residence , 5 Available 17 13 4 0
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1213 STATE ST 039‐182‐016
Commercial‐High Density Residential C‐G 0.30
C ‐ Commercial ‐ Various , 0 Available 17 6 3 8
Not Used in Prior Housing Element
6 W ANAPAMU ST 039‐182‐019
Commercial‐High Density Residential C‐G 0.21
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 12 1 5 6 Used in Prior Housing Element ‐ Non‐Vacant
1115 DE LA VINA ST 039‐221‐012 CI
Commercial‐High Density Residential C‐G 0.34
R ‐ Multi‐Family Residence , 8 Available 11 4 2 5
Used in Prior Housing Element ‐ Non‐Vacant
212 W FIGUEROA ST 039‐221‐017 CI
Commercial‐High Density Residential C‐G 0.17
C ‐ Medical Related Uses , 0 Available 10 3 2 5
Used in Prior Housing Element ‐ Non‐Vacant
220 W FIGUEROA ST 039‐221‐019 High Density Residential R‐MH 0.23 R ‐ Single Family Residence , 2 Available 11 1 5 5
Not Used in Prior Housing Element
1118 BATH ST 039‐221‐026 High Density Residential R‐MH 0.34 R ‐ Multi‐Family Residence , 6 Available 13 1 6 6
Not Used in Prior Housing Element
1132 DE LA VINA ST 039‐222‐021
Commercial‐High Density Residential C‐G 0.24 T ‐ Parking Lot , 0 Available 14 1 7 6 Used in Prior Housing Element ‐ Non‐Vacant
115 W ANAPAMU ST 039‐222‐029
Commercial‐High Density Residential C‐G 0.27
R ‐ Group Quarters , 0
Pending Project 34 34 0 0 No
400 W CARRILLO ST 039‐261‐009
Commercial‐Medium High Density Residential C‐G 1.09 T ‐ Parking Lot , 0 Pending Project 63 0 30 33 No
1027 BATH ST 039‐262‐009 High Density Residential R‐MH 0.27 R ‐ Single Family Residence , 1 Available 14 1 7 6
Used in Prior Housing Element ‐ Non‐Vacant
312 W CARRILLO ST 039‐262‐022 N
Commercial‐High Density Residential C‐G 0.21 V ‐ Vacant , 0 Available 12 4 2 6 Used in Two Consecutive Prior Housing Elements
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
316 W CARRILLO ST 039‐262‐023 N
Commercial‐High Density Residential C‐G 0.21 V ‐ Vacant , 0 Available 12 4 2 6 Used in Two Consecutive Prior Housing Elements
340 W CARRILLO ST 039‐262‐036
Commercial‐High Density Residential C‐G 0.36
C ‐ Gasoline Service , 0 Available 21 7 4 10
Not Used in Prior Housing Element
226 W CARRILLO ST 039‐271‐014 A
Commercial‐High Density Residential C‐G 0.14 T ‐ Parking Lot , 0 Available 8 6 2 0 Used in Prior Housing Element ‐ Non‐Vacant
230 W CARRILLO ST 039‐271‐015 A
Commercial‐High Density Residential C‐G 0.14 T ‐ Parking Lot , 0 Available 8 6 2 0 Used in Prior Housing Element ‐ Non‐Vacant
228 W CARRILLO ST 039‐271‐017 A
Commercial‐High Density Residential C‐G 0.06 T ‐ Parking Lot , 0 Available 3 3 0 0 Used in Prior Housing Element ‐ Non‐Vacant
228 W CARRILLO ST 039‐271‐018 A
Commercial‐High Density Residential C‐G 0.20 T ‐ Parking Lot , 0 Available 11 9 2 0 Used in Prior Housing Element ‐ Non‐Vacant
133 W FIGUEROA ST 039‐272‐002 Y
Commercial‐High Density Residential C‐G 0.26
C ‐ Car Service & Repair , 0 Available 15 6 3 6
Used in Prior Housing Element ‐ Non‐Vacant
125 W FIGUEROA ST 039‐272‐003 Y
Commercial‐High Density Residential C‐G 0.20 T ‐ Parking Lot , 0 Available 12 4 2 6 Used in Prior Housing Element ‐ Non‐Vacant
119 W FIGUEROA ST 039‐272‐004 Y
Commercial‐High Density Residential C‐G 0.22 T ‐ Parking Lot , 0 Available 13 4 3 6 Used in Prior Housing Element ‐ Non‐Vacant
115 W FIGUEROA ST 039‐272‐005 Y
Commercial‐High Density Residential C‐G 0.21
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 12 4 2 6 Not Used in Prior Housing Element
101 W FIGUEROA ST 039‐272‐006 CJ
Commercial‐High Density Residential C‐G 0.23 T ‐ Parking Lot , 0 Available 13 4 3 6 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1000 BLK CHAPALA ST 039‐272‐007 CJ
Commercial‐High Density Residential C‐G 0.18 T ‐ Parking Lot , 0 Available 10 3 2 5 Used in Prior Housing Element ‐ Non‐Vacant
414 W CANON PERDIDO ST 039‐301‐006 Medium High Density Residential R‐MH 0.08 R ‐ Single Family Residence , 1
Pending Project 2 0 0 2 No
923 CASTILLO ST 039‐301‐014 Medium High Density Residential R‐M 0.21 V ‐ Vacant (non Open‐
Space) or Vacant Building , 0
Pending Project 3 0 0 3 No
303 W CARRILLO ST 039‐302‐008 BJ
Commercial‐High Density Residential C‐G 0.22
C ‐ Gasoline Service , 0 Available 13 4 3 6
Used in Prior Housing Element ‐ Non‐Vacant
925 BATH ST 039‐302‐009 BJ
Commercial‐High Density Residential C‐G 0.13 T ‐ Parking Lot , 0 Available 7 3 1 3 Used in Prior Housing Element ‐ Non‐Vacant
923 BATH ST 039‐302‐010 BJ High Density Residential R‐M 0.36 C ‐ Clubs (including gyms, health & fitness clubs* , 0 Available 21 7 4 10 Not Used in Prior Housing Element
914 CASTILLO ST 039‐302‐020 High Density Residential R‐MH 0.42 R ‐ Multi‐Family Residence , 14 Available 10 1 4 5
Not Used in Prior Housing Element
233 W CARRILLO ST 039‐311‐001 U
Commercial‐High Density Residential C‐G 0.23
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 13 4 3 6 Not Used in Prior Housing Element
923 ST VINCENT AVE 039‐311‐004 BA
Commercial‐High Density Residential C‐G 0.25
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 14 5 3 6 Not Used in Prior Housing Element
915 ST VINCENT AVE 039‐311‐005 BA
Commercial‐High Density Residential C‐G 0.12
M ‐ Warehousing and Storage , 0 Available 6 3 1 2
Used in Prior Housing Element ‐ Non‐Vacant
233 W CARRILLO ST 039‐311‐013 U
Commercial‐High Density Residential C‐G 0.11 T ‐ Parking Lot , 0 Available 6 3 1 2 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
220 W CANON PERDIDO ST 039‐311‐016
Commercial‐High Density Residential C‐G 0.35
MU ‐ Commercial with Residential , 2 Available 18 6 4 8 Not Used in Prior Housing Element
921 DE LA VINA ST 039‐312‐004 B
Commercial‐High Density Residential C‐G 0.12
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 7 6 1 0 Not Used in Prior Housing Element
911 DE LA VINA ST 039‐312‐006 B
Commercial‐High Density Residential C‐G 0.13
C ‐ Commercial ‐ Various , 0 Available 7 6 1 0
Used in Prior Housing Element ‐ Non‐Vacant
909 DE LA VINA ST 039‐312‐007 B
Commercial‐High Density Residential C‐G 0.18
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 10 3 2 5 Used in Prior Housing Element ‐ Non‐Vacant
920 ST VINCENT AVE 039‐312‐013 B
Commercial‐High Density Residential C‐G 0.23 T ‐ Parking Lot , 0 Available 13 10 3 0 Used in Prior Housing Element ‐ Non‐Vacant
ST VINCENT AVE 039‐312‐014 B
Commercial‐High Density Residential C‐G 0.09 T ‐ Parking Lot , 0 Available 5 4 1 0 Used in Prior Housing Element ‐ Non‐Vacant
910 ST VINCENT AVE 039‐312‐016 B
Commercial‐High Density Residential C‐G 0.25
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 14 5 3 6 Used in Prior Housing Element ‐ Non‐Vacant
932 DE LA VINA ST 039‐313‐001
Commercial‐High Density Residential C‐G 0.35
C ‐ Car Service & Repair , 0
Pending Project 22 0 2 20
Used in Prior Housing Element ‐ Non‐Vacant
101 W CARRILLO ST 039‐313‐006
Commercial‐High Density Residential C‐G 0.24
C ‐ Gasoline Service , 0 Available 13 1 6 6
Not Used in Prior Housing Element
901 CHAPALA ST 039‐313‐011 R
Commercial‐High Density Residential C‐G 0.22
C ‐ Full Service Restaurant , 0 Available 13 10 3 0
Used in Prior Housing Element ‐ Non‐Vacant
112 W CANON PERDIDO ST 039‐313‐012 R
Commercial‐High Density Residential C‐G 0.46 C ‐ Car Wash , 0 Available 26 21 5 0 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
920 DE LA VINA ST 039‐313‐019 K
Commercial‐High Density Residential C‐G 0.21
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 12 4 2 6 Used in Prior Housing Element ‐ Non‐Vacant
118 W CANON PERDIDO ST 039‐313‐021 K
Commercial‐High Density Residential C‐G 0.13
M ‐ Construction Related Businesses , 0 Available 7 6 1 0 Used in Prior Housing Element ‐ Non‐Vacant
120 W CANON PERDIDO ST 039‐313‐025 K
Commercial‐High Density Residential C‐G 0.38
MU ‐ Commercial with Residential , 3 Available 19 16 3 0 Used in Prior Housing Element ‐ Non‐Vacant
912 DE LA VINA ST 039‐313‐026 K
Commercial‐High Density Residential C‐G 0.31 T ‐ Parking Lot , 0 Available 18 14 4 0 Used in Prior Housing Element ‐ Non‐Vacant
931 ANACAPA ST 039‐322‐047
Commercial‐High Density Residential C‐G 0.33
C ‐ Bank, Credit Union , 0 Available 19 7 4 8
Not Used in Prior Housing Element
720 W PEDREGOSA ST 043‐122‐016 Medium Density Residential R‐2 0.18 R ‐ Single Family Residence , 1
Pending Project 1 0 0 1 No
1812 SAN PASCUAL ST 043‐163‐011 Medium High Density Residential R‐M 0.26 R ‐ Multi‐Family Residence , 2
Pending Project 4 0 0 4 No
1717 THOMAS AVE 043‐193‐008 Medium High Density Residential R‐M 0.17 R ‐ Multi‐Family Residence , 2
Pending Project 2 0 0 2 No
1501 SAN ANDRES ST 043‐244‐015
Commercial‐Medium High Density Residential C‐R 1.00
C ‐ Shopping Center , 0 Available 21 16 5 0
Used in Prior Housing Element ‐ Non‐Vacant
1519 SAN PASCUAL ST 043‐251‐008 BE Medium High Density Residential R‐M 0.31 R ‐ Multi‐Family Residence , 3 Available 3 3 0 0
Not Used in Prior Housing Element
1513 SAN PASCUAL ST 043‐251‐009 BE Medium High Density Residential R‐M 0.36 R ‐ Multi‐Family Residence , 3 Available 4 3 1 0
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
1511 SAN PASCUAL ST 043‐251‐010 BE Medium High Density Residential R‐M 0.30 R ‐ Multi‐Family Residence , 3 Available 3 3 0 0
Not Used in Prior Housing Element
1553 SHORELINE DR 045‐173‐043 Residential (Max 5 du/acre) E‐3/S‐D‐3 0.53 V ‐ Vacant (non Open‐Space) or Vacant Building , 0
Pending Project 1 0 0 1 No
3649 CAMPANIL DR 047‐010‐060
Low Density Residential (Max 1 du/acre) RS‐1A 3.42
V ‐ Vacant (non Open‐
Space) or Vacant Building , 0
Pending Project 1 0 0 1 No
130 S HOPE AVE 051‐010‐007
Commercial‐High Density Residential C‐G/USS 5.69
C ‐ Shopping Center , 0 Available 335 68 84 183
Not Used in Prior Housing Element
3845 STATE ST 051‐010‐008
Commercial‐High Density Residential,Commercial‐Medium High Density Residential C‐G/USS 10.63 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 525 104 131 290 Not Used in Prior Housing Element
3800 BLK STATE ST 051‐010‐012
Commercial‐High Density Residential C‐G/USS 0.78 T ‐ Parking Lot , 0 Available 45 8 11 26 Used in Prior Housing Element ‐ Non‐Vacant
3805 STATE ST 051‐010‐013
Commercial‐High Density Residential C‐G/USS 8.72
C ‐ Retail ‐ Consumer Goods & Services , 0
Pending Project 685 39 17 629
Used in Prior Housing Element ‐ Non‐Vacant
110 S HOPE AVE 051‐010‐014
Commercial‐High Density Residential C‐G/USS 5.26
C ‐ Shopping Center , 0 Available 310 62 78 170
Not Used in Prior Housing Element
115 S LA CUMBRE RD 051‐010‐015
Commercial‐High Density Residential C‐G/USS 0.68
C ‐ Gasoline Service , 0 Available 39 32 7 0
Used in Prior Housing Element ‐ Non‐Vacant
55 S LA CUMBRE RD 051‐022‐028
Commercial‐High Density Residential C‐G/USS 0.59
C ‐ Commercial ‐ Various , 0 Available 34 27 7 0
Used in Prior Housing Element ‐ Non‐Vacant
3889 LA CUMBRE PLAZA LN 051‐022‐034
Commercial‐High Density Residential C‐G/USS 0.59
C ‐ Retail ‐ Consumer Goods & Services , 0 Available 34 27 7 0 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
3883 LA CUMBRE PLAZA LN 051‐022‐036
Commercial‐High Density Residential C‐G/USS 0.44
C ‐ Bank, Credit Union , 0 Available 26 9 5 12
Not Used in Prior Housing Element
175 S LA CUMBRE RD 051‐031‐002
Commercial‐Medium High Density Residential C‐G/USS 1.46 R ‐ Multi‐Family Residence , 36 Available 15 15 0 0
Not Used in Prior Housing Element
101 HITCHCOCK WAY 051‐040‐037 CK Medium High Density Residential R‐M/USS 5.50 R ‐ Multi‐Family Residence , 103 Available 17 13 4 0
Not Used in Prior Housing Element
55 HITCHCOCK WAY 051‐040‐038
Office‐Medium High Density Residential O‐R/USS 0.52
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 11 9 2 0 Used in Prior Housing Element ‐ Non‐Vacant
41 HITCHCOCK WAY 051‐040‐044 CK
Office‐Medium High Density Residential O‐R/USS 0.49
C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 10 3 2 5 Not Used in Prior Housing Element
23 S HOPE AVE 051‐040‐051
Commercial‐High Density Residential C‐G/USS 1.30
C ‐ Commercial ‐ Various , 0 Available 76 61 15 0
Not Used in Prior Housing Element
3643 STATE ST 051‐051‐001
Commercial‐Medium High Density Residential C‐R/USS 0.64 C ‐ Lodging , 0 Available 14 11 3 0 Not Used in Prior Housing Element
3505 STATE ST 051‐053‐017
Commercial‐Medium High Density Residential C‐R/USS 1.02 C ‐ Lodging , 0 Available 22 18 4 0 Used in Prior Housing Element ‐ Non‐Vacant
3525 STATE ST 051‐053‐018
Commercial‐Medium High Density Residential C‐R/USS 1.32 C ‐ Lodging , 0 Available 29 23 6 0 Used in Prior Housing Element ‐ Non‐Vacant
3441 STATE ST 051‐061‐021
Commercial‐Medium High Density Residential C‐R/USS 1.06 C ‐ Shopping Center , 0 Available 23 19 4 0
Used in Prior Housing Element ‐ Non‐Vacant
3343 STATE ST 051‐063‐004
Commercial‐Medium High Density Residential C‐R/USS 0.82 I ‐ Other Government (Military, DMV, Post Office) , 0 Available 18 14 4 0 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
3403 STATE ST 051‐063‐013
Commercial‐Medium High Density Residential C‐R/USS 0.46 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 10 1 4 5 Used in Prior Housing Element ‐ Non‐Vacant
3303 STATE ST 051‐100‐001 O
Commercial‐Medium High Density Residential C‐R/USS 4.96 C ‐ Shopping Center , 0 Available 46 37 9 0
Used in Prior Housing Element ‐ Non‐Vacant
3311 MCCAW AVE 051‐100‐002 O
Commercial‐Medium High Density Residential C‐R/USS 4.69 C ‐ Shopping Center , 0 Available 26 21 5 0
Used in Prior Housing Element ‐ Non‐Vacant
3055 DE LA VINA ST 051‐112‐004
Commercial‐Medium High Density Residential C‐G/USS 0.56 C ‐ Lodging , 0 Available 12 10 2 0 Not Used in Prior Housing Element
37 W CALLE LAURELES 051‐122‐008
Commercial‐Medium High Density Residential C‐G/USS 0.37 C ‐ Commercial ‐ Various , 0
Pending Project 4 0 0 4 No
2973 STATE ST 051‐122‐011
Commercial‐Medium High Density Residential C‐G/USS 1.59 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 34 27 7 0 Used in Prior Housing Element ‐ Non‐Vacant
2824 STATE ST 051‐132‐011 AD Medium High Density Residential R‐MH/USS 0.21 C ‐ Lodging , 0 Available 4 3 1 0 Not Used in Prior Housing Element
2800 STATE ST 051‐132‐018 AD Medium High Density Residential R‐MH/USS 0.35 C ‐ Lodging , 0 Available 7 6 1 0 Not Used in Prior Housing Element
2701 DE LA VINA ST 051‐213‐017
Commercial‐Medium High Density Residential C‐G/USS 0.57 C ‐ Commercial ‐ Various , 0 Available 12 10 2 0
Not Used in Prior Housing Element
2840 DE LA VINA ST 051‐220‐023
Commercial‐Medium High Density Residential C‐R/USS 2.08 C ‐ Shopping Center , 0 Available 45 36 9 0
Used in Prior Housing Element ‐ Non‐Vacant
2623 DE LA VINA ST 051‐292‐001
Commercial‐Medium High Density Residential C‐G 0.67
C ‐ Bank, Credit Union , 0 Available 14 11 3 0
Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
3790 STATE ST 053‐300‐025
Commercial‐Medium High Density Residential C‐R/USS 1.11 C ‐ Bank, Credit Union , 0 Available 24 19 5 0
Used in Prior Housing Element ‐ Non‐Vacant
3712 STATE ST 053‐300‐027
Commercial‐Medium High Density Residential C‐R/USS 0.89 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 19 16 3 0 Used in Prior Housing Element ‐ Non‐Vacant
3768 STATE ST 053‐300‐034
Commercial‐Medium High Density Residential C‐R/USS 0.65 C ‐ Bank, Credit Union , 0 Available 14 11 3 0
Not Used in Prior Housing Element
3614 STATE ST 053‐311‐035
Commercial‐Medium High Density Residential C‐G/USS 0.73 C ‐ Full Service Restaurant , 0 Available 16 13 3 0
Used in Prior Housing Element ‐ Non‐Vacant
3422 STATE ST 053‐322‐010 BL
Commercial‐Medium High Density Residential C‐G/USS 0.33 C ‐ Food sales (not grocery/supermarket) , 0 Available 7 6 1 0 Used in Prior Housing Element ‐ Non‐Vacant
3430 STATE ST 053‐322‐011 BL
Commercial‐Medium High Density Residential C‐G/USS 0.34 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 7 6 1 0 Used in Prior Housing Element ‐ Non‐Vacant
3304 STATE ST 053‐324‐007 S
Commercial‐Medium High Density Residential C‐G/USS 0.35 C ‐ Bank, Credit Union , 0 Available 7 6 1 0
Not Used in Prior Housing Element
3312 STATE ST 053‐324‐008 S
Commercial‐Medium High Density Residential C‐G/USS 0.15 T ‐ Parking Lot , 0 Available 3 3 0 0 Used in Prior Housing Element ‐ Non‐Vacant
3324 STATE ST 053‐324‐015 S
Commercial‐Medium High Density Residential C‐G/USS 0.47 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 10 3 2 5 Not Used in Prior Housing Element
3060 STATE ST 053‐342‐032 CL
Commercial‐Medium High Density Residential C‐G/USS 0.47 C ‐ Gasoline Service , 0 Available 10 3 2 5
Used in Prior Housing Element ‐ Non‐Vacant
3042 STATE ST 053‐342‐033 CL
Commercial‐Medium High Density Residential C‐G/USS 0.57 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 12 10 2 0 Not Used in Prior Housing Element
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
2984 STATE ST 053‐351‐001 AW
Commercial‐Medium High Density Residential C‐G/USS 0.31 C ‐ Fast‐Food Restaurant , 0 Available 6 5 1 0
Not Used in Prior Housing Element
2980 STATE ST 053‐351‐025 AW
Commercial‐Medium High Density Residential C‐G/USS 0.33 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 7 6 1 0 Not Used in Prior Housing Element
E CALLE LAURELES 055‐160‐051
Low Density Residential (Max 1 du/acre) RS‐1A 29.41
R ‐ Single Family Residence , 1
Pending Project 1 0 0 1 No
691 N HOPE AVE 057‐113‐007 Low Density Residential (5 du/acre) RS‐7.5/USS 1.96 0 Pending Project 1 0 0 1 No
222 PESETAS LN 057‐201‐011 BI
Commercial‐Medium High Density Residential
C‐R/ACS/USS 0.62
C ‐ Medical Related Uses , 0 Available 13 10 3 0
Not Used in Prior Housing Element
PESETAS LN and LA COLINA RD 057‐201‐012 BI
Commercial‐Medium High Density Residential
C‐R/ACS/USS 0.68 V ‐ Vacant , 0 Available 15 12 3 0
Not Used in Prior Housing Element
4010 CALLE REAL 057‐202‐004
Commercial‐Medium High Density Residential C‐R/USS 0.66 C ‐ Shopping Center , 0 Available 14 11 3 0
Not Used in Prior Housing Element
3938 STATE ST 057‐233‐016 C
Commercial‐Medium High Density Residential C‐G/USS 0.57 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 12 10 2 0 Not Used in Prior Housing Element
3920 STATE ST 057‐233‐017
Commercial‐Medium High Density Residential C‐G/USS 0.71 C ‐ Retail ‐ Consumer Goods & Services , 0 Available 15 12 3 0 Used in Prior Housing Element ‐ Non‐Vacant
3939 VIA LUCERO 057‐233‐028 C
Commercial‐Medium High Density Residential O‐R/USS 0.50 T ‐ Parking Lot , 0 Available 11 9 2 0 Used in Prior Housing Element ‐ Non‐Vacant
3940 STATE ST 057‐233‐029
Commercial‐Medium High Density Residential C‐G/USS 0.62 C ‐ Fast‐Food Restaurant with Drive‐Thru , 0 Available 13 10 3 0 Used in Prior Housing Element ‐ Non‐Vacant
Site Address/
Intersection
Assessor
Parcel
Number
Consolid
ated
Sites
General Plan Designation
(Current) Zone
Parcel
Size
(Acres)
Existing
Use/Vacancy
Site
Status
Total
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Identified in
Last/Last Two
Planning Cycle(s)
3944 STATE ST 057‐233‐031
Commercial‐Medium High Density Residential O‐R/USS 0.58 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 12 10 2 0 Not Used in Prior Housing Element
3866 STATE ST 057‐240‐047
Commercial‐Medium High Density Residential C‐R/USS 0.90 C ‐ Office (non‐Institutional) ‐ Business, Profes* , 0 Available 19 16 3 0 Not Used in Prior Housing Element
3850 STATE ST 057‐240‐048
Commercial‐Medium High Density Residential C‐R/USS 2.00 C ‐ Lodging , 0 Available 44 35 9 0 Used in Prior Housing Element ‐ Non‐Vacant
3840 STATE ST 057‐240‐049
Commercial‐Medium High Density Residential C‐R/USS 1.71 C ‐ Lodging , 0 Available 37 29 8 0 Used in Prior Housing Element ‐ Non‐Vacant
220 N LA CUMBRE RD 057‐240‐051 Office‐Medium Density Residential O‐M/USS 1.24 C ‐ Medical Related Uses , 0
Pending Project 48 48 0 0 Yes ‐ Same APN
3802 STATE ST 057‐240‐055
Commercial‐Medium High Density Residential C‐R/USS 1.75 C ‐ Bank, Credit Union , 0 Available 38 30 8 0
Used in Prior Housing Element ‐ Non‐Vacant