Santa Barbara City Council
March 17, 2026

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
117
FIGURE 30.140.090: ENCROACHMENTS

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
118

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
119

30.140.100 Exceptions to Height Limitations.

A. Additional Height Exceptions are in Section 30.15.090, Measuring Height and Stories.

B. Community Benefit and Community Benefit Housing Projects. In the C-G, M-C, M-I, and CO-MI zones, up to 60 feet in height may be allowed for projects that qualify as a Community Benefit Project or a Community Benefit Housing Project in accordance with the following.

1. Required Findings. A Community Benefit Project or a Community Benefit Housing Project may only be approved if the following findings are made in addition to any other findings required by this Title.
a. Demonstrated Need. The applicant has adequately demonstrated a need for the project to exceed 45 feet in height that is related to the project’s benefit to the community, or due to site constraints, or in order to achieve desired architectural qualities;
b. Architecture and Design. The project will be exemplary in its design; c. Livability. If the project includes residential units, the project will provide amenities to its residents which ensure the livability of the project with particular attention to good interior design features such as the amount of light and air, or ceiling plate heights; and
d. Sensitivity to Context. The project design will complement the setting and the character of the neighboring properties with sensitivity to any adjacent federal, state, and City Landmarks or any nearby designated Historic Resources, including City-designated Structures of Merit.

2. Procedure.
a. Conceptual Design Review. Prior to the Planning Commission considering an application for a height exception pursuant to this section, a project shall receive conceptual design review by the appropriate Design Review body as required by Chapter 30.220, Design Review.
b. Planning Commission Consideration of Findings

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
120
i. Design Review Projects. If a project only requires design review by the Historic Landmarks Commission or the Architectural Board of Review under Title 22 of the Santa Barbara Municipal Code, the Planning Commission shall review and consider the building height findings of this section after conceptual design review and before consideration of the project by the Historic Landmarks Commission or the Architectural Board of Review for Project Design approval.
ii. Staff Hearing Officer Projects. If a project requires the review and approval of a permit by the Staff Hearing Officer, the Planning Commission shall review and consider the building height findings after conceptual design review pursuant to Title 22 of the Santa Barbara Municipal Code, but before the preparation of a full application for the consideration of the permit by the Staff Hearing Officer.
iii. Planning Commission Projects. If a project requires the review and approval of a permit by the Planning Commission, the Planning Commission shall review and consider the building height findings after conceptual design review pursuant to Title 22 of the Santa Barbara Municipal Code, but before the Development Application Review Team (DART) full application submittal and before the consideration of the land use approval by the Planning Commission.

30.140.110 Fences and Hedges.

A. Purpose. The purpose of this section is to establish objective standards for fences and hedges that balance the functional needs of property owners to provide security, privacy, and noise reduction with the broader goals of preserving neighborhood character, protecting visual aesthetics, and maintaining visual openness and connectivity between properties.

B. Definitions. See Chapter 30.300, Definitions, for the definitions of Fence, Wall, Hedge, Screen, and Retaining Walls. For the purposes of this section, “Fence” and “Wall” are used interchangeably to refer to any barrier structure, including gates and screens.

C. Height Limitations. Maximum allowable heights for fences and hedges on all lots are provided in Table 30.140.110.C. Additional provisions are provided in Subsections F and G.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
121
TABLE 30.140.110.C: HEIGHT LIMITATIONS FOR FENCES AND HEDGES Feature
Maximum Height Maximum Height with Minor Zoning Exception Within 10 ft of
Front Lot Line Front Yard All Other Areas Within 10 ft. of Front Lot Line Front Yard All Other Areas Fence 3.5 ft 5 ft 8 ft 7.5 ft 12 ft 12 ft
Retaining
Wall 3 ft 3 ft 6 ft 7.5 ft 12 ft 12 ft
Hedge 8 ft 8 ft 12 ft 12 ft 14 ft 14 ft
Allowed Projections Above Maximum Height
Decorative
Elements
Up to 12 inches for pilaster caps, finials, posts, or lighting fixtures, spaced no closer than 6 ft on center.

Arbor/Trellis
/Gate
One entryway arbor/trellis/gate per lot line allowed in setbacks, Maximum ≤9 ft tall, 18 sq ft, subject to the limitations in Section 30.140.090.D.1 and §30.140.090, Encroachments.

Guardrails
Up to 42 inches above a retaining wall, or as required by the Building Code, whichever is greater.

Guardrails must be at least 50% transparent (e.g., open bars, balusters, or similar elements) or subject to design review approval.

School
Fencing
Fencing used to enclose a Day Care Center or School may exceed the standard height limits, up to a maximum of 10 feet, provided the fence is constructed of chain link or open-mesh material.

Greater heights may be approved by the Community Development Director based on demonstrated security or operational needs.

Note: All maximum heights are subject to additional limitations in Subsection F, including visibility, solar access, and retaining wall standards. See Subsection G.3 for additional design and material standards for retaining walls.

D. Exceptions, Modifications, and Waivers.

1. Minor Zoning Exception (MZE) for Additional Height. Additional fence and hedge height, up to the maximum allowed in Table 30.140.110.C, may be approved by the applicable Design Review body pursuant to Chapter 30.245, Minor Zoning Exceptions, upon making all required findings, including that the exception will not obstruct necessary sightlines for the safe operation of motor vehicles.

2. Modification for Additional Height. Additional fence and hedge height that exceeds the maximum allowed through a Minor Zoning Exception (MZE), but within the maximum height allowed for structures in the base zone, may be approved pursuant to Section 30.250, Modifications.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
122

3. Design Standards Waiver. The applicable Design Review body may approve alternative materials, colors, or design standards for fences and walls in consideration of specific site or neighborhood conditions, provided the proposed design complies with applicable height standards, is compatible with surrounding development, and is consistent with applicable design guidelines.

E. Measuring Height. Height shall be measured per Section 30.15.090.B, Measuring the Height of Fences and Hedges, including provisions for combined fence, wall, and hedge configurations.

F. Height Limitations Based on Site Conditions. Fences and hedges shall comply with the following additional limitations based on site conditions:

1. Visibility. Must comply with Section 30.140.230, Visibility at Driveways and Intersections.

2. Solar Access. Must comply with Section 30.140.170, Solar Access Height Limitations.

3. Retaining Walls. See Subsection F.3 for additional retaining wall standards.

G. Design Standards.

1. Allowed Fence Materials. Fences must be constructed of plastered masonry, natural stone, stucco, wrought iron, painted metal (black or dark green), or stained/painted wood in neutral earth tone colors. Materials and finishes must match existing site fencing or the main building. Sandstone walls and curbs shall not be painted.

2. Good Neighbor Fence. Fences shall be double-sided or finished on the side facing the public right-of-way or adjoining property. Support posts and stringers must face inward.

3. Retaining Walls. Retaining walls shall comply with the following, unless reduced or waived by the Design Review body:
a. Walls Four Feet or Taller. Walls four feet or taller must be constructed of natural-cut sandstone with matching mortar, or must include a landscape planter at least three feet deep, measured perpendicular to the wall, located either at the base of

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
123
the wall or behind it with trailing vines, provided the plantings are visible from the exposed portion of the retaining wall.
b. Terraced Retaining Walls. Multiple terraced retaining walls shall:
i. Be separated by at least 5 feet;
ii. Not exceed 12 feet in cumulative height as measured from the lowest finished grade to the top of the upper wall;
iii. Not exceed 6 feet in height for any single wall as measured from the lower finished grade to the top of wall; and
iv. The entire horizontal area between terraced walls shall be landscaped.

For purposes of this subsection, the standards apply to both fill-slope and cut-slope retaining wall conditions.

4. Prohibited Fence Materials. The following materials shall not be used for fencing unless otherwise specified:
a. Chain-link fencing. Prohibited in front yards in all residential zones and on historic resources, unless approved by Design Review, or at a Day Care Center, School, or as “Temporary Fencing” in Subsection H. May be allowed in interior yards if coated in black or dark green vinyl and screened with landscaping. b. Chicken wire, poultry netting, or similar mesh. Prohibited except in agricultural structures.
c. Corrugated metal panel. Prohibited in all residential zones. d. Barbed wire, razor wire, concertina wire. Prohibited in all residential zones. May be allowed in nonresidential zones with security justification and approval by the Community Development Director, provided that:
i. Sharp wire or points will not be used or maintained closer than 3 feet to any lot line; and

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
124
ii. Sharp wire or points will not project at the top of any fence less than 6 feet in height.
e. Electrified fencing. Prohibited unless required for agricultural or security purposes and approved by the Community Development Director. f. Unfinished concrete block or cinder block. Prohibited in front yards unless finished with stucco, paint, or decorative veneer.
g. Vinyl fencing. Prohibited in front yards in all residential zones and on historic resources, unless approved by Design Review. May be allowed elsewhere if color and design are consistent with the building’s architectural style. h. Hazardous Elements. Fences incorporating broken glass, nails, spikes, or other hazardous materials or sharp objects are strictly prohibited.

H. Temporary Fencing. Temporary fencing may be used to provide security for approved special events, construction sites, or vacant structures and land that cannot otherwise be secured. All temporary fencing must comply with this section and the following standards:

1. Materials. Allowed materials include green mesh, wood, black or green vinyl-coated chain link with vine planting.

2. Height. Maximum 6 feet.

3. Signs and Appearance. Temporary fencing must not display signage, banners, or graffiti, except for signs exempt from permit requirements under the Sign Ordinance.

4. Duration. Remove within one month after completion of the construction work or temporary use.

5. Maintenance. Maintain in good condition for the duration of the construction or temporary use.

I. Relationship to the View Dispute Resolution Process. Compliance with this section, including approval of a Minor Zoning Exception or Modification, does not limit a property owner’s right to pursue a claim of unreasonable view obstruction under the City’s View Dispute Resolution Process.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
125
A. School Fencing. A chain link or open mesh type fence of any height necessary to enclose a Day Care Center or School may be located and maintained in any required yard.

B. Barbed Wire, Concertina Wire, Sharp Wire or Points. No barbed wire or concertina wire shall be used or maintained in or about the construction of a fence or hedge closer than three feet of any lot line. Sharp wire or points shall not project at the top of any fence less than six feet in height.

C. Visibility. Notwithstanding other provisions of this section, all existing and proposed fences and hedges must comply with Section 30.140.230, Visibility at Driveways and Intersections.

D. Protection of Solar Access. All proposed fences and hedges must comply with the height limitation applicable to structures for the protection of solar access as specified in Section 30.140.170, Solar Access Height Limitations.

E. Residential Zones. The following standards apply to fences and hedges located within Residential Zones.

1. Height Limitations for Fences and Hedges.
a. Hedges Within Required Front and Interior Setbacks. Eight feet. b. Fences Within Required Front and Interior Setbacks. Eight feet, except fences closer than 10 feet of a front lot line shall not exceed a height of 42 inches. c. Combination of Fence and Hedge Within Required Front and Interior Setbacks. In situations where a hedge is located within five feet of a conforming or nonconforming fence, the overall combined height of the fence and hedge may not exceed the maximum allowed height of a hedge for that location.

2. Additional Fence and Hedge Height Allowances.
a. Minor Zoning Exception. Additional fence and hedge height allowance, as specified below, may be approved by the appropriate Design Review body pursuant to Chapter 30.245, Minor Zoning Exceptions, upon making the finding required in Subsection 30.140.110.F, Required Finding for Fence and Hedge Minor Zoning

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
126
Exceptions, in addition to the findings required pursuant to Chapter 30.245, Minor Zoning Exceptions:
b. Modification. Additional exceptions may be granted pursuant to Section 30.250, Modifications.
c. Fences and Hedges Adjacent to a Street with a Higher Elevation. If a fence or hedge is located adjacent to a street where the elevation of the street is higher than the elevation of the subject property, the Community Development Director may allow the height of the fence or hedge to be measured from the elevation of the right-ofway surface nearest to the fence or hedge, subject to the same height limitations and permit requirements listed in subsection E, above, and provided that the overall height of the fence or hedge does not exceed the maximum height for a structure in the zone.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
127
FIGURE 30.140.110.DC: FENCE AND HEDGE HEIGHT LIMITATIONS

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
128

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
129
FIGURE 30.140.110.H: STANDARDS FOR RETAINING WALLS

3. Guardrails. A guardrail may extend above the maximum height limit for a fence without requiring a Minor Zoning Exception or Modification, only if it meets all of the following conditions:
a. The guardrail height shall not exceed the minimum height required by the Building Code; and
b. The design of the guardrail area shall be at least 50% transparent or seethrough (consisting of open spaces with bars, balusters, railings, or similar). i. Exception. Guardrails that are less than 50% transparent may be approved by the appropriate Design Review body on a case-by-case basis if necessary to achieve consistency with the architectural style of the site.

4. Decorative Elements.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
130
a. Maximum Height. Decorative elements on fences not wider than nine inches by nine inches, such as pilaster caps, finials, posts, lighting fixtures, or similar decorative features, may exceed the maximum height by a maximum of 12 inches. b. Spacing. Decorative elements on fences shall be spaced a minimum of six feet apart, measured on-center.
c. Minor Zoning Exception. Minor exceptions to the size and spacing requirements may be approved by the appropriate Design Review body pursuant to Chapter 30.245, Minor Zoning Exceptions, upon making the findings required in Subsection 30.140.110.F, Required Finding for Fence and Hedge Minor Zoning Exceptions, in addition to the findings required pursuant to Chapter 30.245, Minor Zoning Exceptions.

F. Required Finding for Fence and Hedge Minor Zoning Exceptions. The granting of such exception will not create or exacerbate an obstruction of the necessary sightlines for the safe operation of motor vehicles.

G. Relationship with the View Dispute Resolution Process. The fact that a hedge complies with the standards set forth in this section or the fact that a property owner has received a Minor Zoning Exception or Modification from the standards set forth in this section shall not preclude another property owner from alleging an unreasonable obstruction of a view and exercising the protections and procedures of the City’s View Dispute Resolution Process.

30.140.112 Garage Conversions
A. Purpose. The purpose of this section is to regulate the conversion of existing residential garages from vehicle parking into residential or other allowed accessory uses. These provisions are intended to offer flexibility in expanding usable space, while preserving the residential character of neighborhoods and ensuring compliance with applicable zoning and design standards.

B. Applicability. For the purposes of this section, the term “Garage Conversion” includes the conversion of any type of attached or detached residential covered parking structure, including a carport, into a residential accessory use. Garage conversions may only occur in a private garage on a property developed with single-unit residential development or condominiums.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
131
C. Allowed Use.

1. Garage conversions are allowed for the following uses:
a. Non-Livable Accessory Buildings. Structures not designed or intended for human habitation. Examples include workshops, laundry rooms, bicycle storage, and storage rooms.
b. Livable Accessory Buildings. Structures designed for human habitation or occupancy. Examples include guest houses, home offices, or similar habitable spaces.

2. A garage conversion may involve all or a portion of the existing garage, subject to compliance with applicable zoning requirements and building codes.

3. Garage conversions must not be used as independent residential units, consistent with Section 30.140.150, Residential Unit. If a garage conversion results in the creation of an independent residential unit, the provisions of Section 30.185.040, Accessory Dwelling Units, or other applicable code sections regulating new residential units apply.

D. Development Standards. Garage conversions into livable or non-livable space are subject to the following standards, regardless of whether the garage is attached to or detached from the main building:

1. Building Code Compliance. Garage conversions must comply with all applicable building codes and a building permit must be obtained prior to any conversion.

2. Zoning Compliance. All garage conversions must comply with the development standards applicable to the underlying zoning district. However, setback and front yard requirements that would otherwise restrict the conversion of an existing building do not apply.

3. Replacement Parking. Parking displaced by the garage conversion must be replaced off-street. Those spaces may be provided as covered, uncovered, in a mechanical lift, or in a tandem configuration pursuant to Section 30.175.090, Parking Areas Design and Development Standards.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
132
a. New or replacement uncovered parking spaces may be located in front or interior setbacks, provided all spaces are contained within the area of an existing paved driveway and no increase in paved area occurs within the setbacks. b. New uncovered parking spaces not within an existing paved driveway may be placed in a new paved area at least three feet from any interior lot line, provided a minimum three-foot-wide planting area is maintained along the length of the paved parking area adjacent to the interior lot line, if the parking area is parallel to the lot line.

4. Design Style. Exterior materials, roof pitch, window and door types, and architectural detailing on garage conversions must use the same materials, dimensions, and configurations as those on the primary building’s front façade, unless approved by the applicable Design Review body.

5. Garage Door Treatment.
a. If the garage is converted to livable space, the garage door and related elements must be removed. Any required foundation must be constructed in compliance with applicable Building Codes. The former garage door opening must be enclosed using the same exterior materials, dimensions, and architectural detailing as the adjacent wall surfaces of the building.
b. If the garage is converted to non-livable space, such as storage or a workshop, the garage door may remain in place.
c. When converting a two‑car garage to a one‑car garage, the two‑car garage door must be replaced with a one‑car garage door.

6. Landscape Buffer Requirement. A physical separation between vehicle areas and residential structures must be provided in the form of a landscaped planter with a minimum interior width of three feet, located between any vehicle parking or maneuvering area and the former garage door. The depth of the planter may be reduced only as necessary to maintain the minimum required parking space dimensions within the driveway.

7. Zoning Clearance. A Zoning Clearance per Chapter 30.280, must be required for every garage conversion.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
133

30.140.115 Guest Houses.

A. Purpose. The purpose of this section is to regulate the establishment of sleeping facilities that are separate from, and accessory to, the main residential building and are intended for limited sleeping and living purposes. Guest houses must not be used for independent living or permanent residential occupancy.

B. Applicability. Guest houses are allowed only within a single residential unit, condominium unit, or residential accessory building on a property. If a property contains multiple residential units that are not individually owned—such as a duplex, group of cottages, or apartment complex—a guest house is not allowed under this section. A guest house may be permitted in conjunction with each residential unit within a multi-unit condominium building, provided the guest house is accessory to a single residential unit, is not shared among units, and all applicable zoning and development standards are met.

C. Development Standards. All guest houses must comply with the following standards:

1. Only one guest house is allowed per qualifying residential unit under this section. A guest house must not be located within the floor area of an accessory dwelling unit or junior accessory dwelling unit.

2. The floor area of a guest house created through new construction must not exceed 650 square feet. There is no maximum floor area for a guest house created by converting existing space within a residential unit or residential accessory building on a property.

3. A guest house may be attached to the main residential building or located in a detached accessory structure. It may include rooms without interior access, as described in Section 140.150, Residential Unit.

4. A guest house may contain no more than two of the following three residential building elements:
a. Utility sink or bar sink.
b. Full bathroom with bathing facilities.
c. Exterior entrance.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
134

5. A guest house must not include a kitchen or any cooking facilities. The installation of any cooking appliance—including, but not limited to, a stove, range, microwave, toaster oven, hot plate, or similar device—is considered a kitchen.

6. A guest house must not consist of a recreational vehicle, travel trailer, or any structure not permanently affixed to a foundation, such as a yurt, tent, or treehouse. A guest house also must not be located in a space not originally designed for human habitation, such as a workshop, barn, garage, shed, or storage room, unless all required City approvals and permits have been obtained to convert the structure to residential use.

7. Occupancy of a guest house is limited to residents of the main residential building, their guests, or domestic employees. Independent occupancy is prohibited unless the structure is approved as a separate residential unit, accessory dwelling unit, junior accessory dwelling unit, or another allowed residential use.

8. The establishment of a guest house in compliance with this section does not preclude the property from also establishing an accessory dwelling unit or junior accessory dwelling unit in accordance with Section 30.185.040, Accessory Dwelling Units.

30.140.118 Landscape.

A. Purpose. The purpose of this section is to establish objective landscape standards that enhance the natural environment, promote water efficiency and water quality, support fire safety where applicable, and contribute to the visual quality and character of neighborhoods as viewed from the street.

B. Residential Landscape Areas. The following standards apply to required landscape areas on lots developed with residential uses:

1. Front Setback Landscaping. All residential front setback areas must be landscaped in accordance with this section.

2. Landscape Materials. Required landscape areas may include:
a. Living plant materials such as groundcovers, shrubs, vines, and trees.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
135
b. Hardscape materials, including pedestrian walkways, driveways, uncovered on-grade patios, and any other encroachments permitted under Section 30.140.090, Encroachments.
c. Hardscape must not exceed 50 percent of the front setback area.

C. Landscape Buffers in Nonresidential and Mixed-Use Zones. The following standards apply to new multi-unit or mixed-use developments located in nonresidential zones with no required front setback:

1. Average-Depth Front Landscape Buffer. A landscape buffer with an average depth of five feet must be provided to ensure a consistent landscape presence along the street frontage. The required buffer area is calculated by multiplying five feet by the lot frontage, excluding the width of vehicular use areas.

Example:

Lot frontage: 60 feet
Driveway width: 12 feet
5 ft × (60 ft – 12 ft) = 5 × 48 = 240 sq ft
A 240-square-foot landscape buffer is required.

2. Location. All portions of the landscape buffer must abut the front lot line and be located within 20 feet of the front lot line to count toward the required area.

3. Landscape Materials. The buffer may include:
a. Living plant materials such as groundcovers, shrubs, vines, and trees. b. Hardscape materials necessary to support pedestrian access and circulation or to encourage usable outdoor spaces, including pedestrian walkways, uncovered ongrade patios and paved common areas (e.g., paseos, courtyards, plazas), and encroachments permitted under Section 30.140.090, Encroachments. c. Hardscape must not exceed 50 percent of the buffer area.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
136

4. Vehicular Use Areas. Driveways, turnarounds, and surface parking areas must not be counted toward the landscape buffer. However, parking lot planters provided pursuant to Section 30.175.080, Parking Area Landscape and Fence Standards, may be counted toward the buffer.

5. Exception. Projects on lots fronting State Street between Montecito Street and Sola Street, and lots fronting the first block east or west of State Street on streets that intersect State Street between and including Montecito Street and Sola Street, are not required to provide a front landscape buffer.

D. Other Required Landscape Areas. Where landscaping is required by another section of this Title but not described in this section, the required landscape area must comply with the standards of this section.

E. Species Selection. Plant species must comply with Chapter 14.23, Landscape Design Standards and Recycled Water Use, and any other adopted ordinance, policy, or standard related to trees, landscape, planting, or vegetation.

F. Unobstructed Areas. Required landscape areas must be at ground level as defined in Section 30.300.070 “G” and remain open, unenclosed, and unobstructed from the ground upward, except where encroachments are allowed pursuant to Section 30.140.090, Encroachments.

G. Landscape Design Standards Waiver. The Design Review body may waive or reduce specific landscape requirements of this section if the proposed project complies with all applicable base zone development standards and the applicant demonstrates that one or more of the following findings can be made:

1. Site Constraints. Site constraints, such as existing development, topography, lot configuration, or access requirements, physically prevent full compliance with the landscape standards.

2. Design Compatibility. The proposed alternative is consistent with applicable design guidelines and maintains or enhances the overall appearance, functionality, and compatibility of the development with surrounding properties.

3. Environmental and Visual Performance. The alternative landscape design provides equivalent or superior environmental or visual performance, such as improved water efficiency, enhanced stormwater management, or a positive contribution to the visual quality and character of the neighborhood, consistent with the intent of this section.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
137
H. Nonconforming Landscape. Properties that do not conform to the standards of this section due to its adoption are not required to comply unless site or building improvements are proposed that meet the compliance thresholds established in either:

1. Chapter 14.23, Landscape Design Standards and Recycled Water Use, including but not limited to new construction, additions, or alterations that increase landscape area or trigger water efficiency requirements; or

2. Chapter 30.165, Nonconforming Structures, Site Development, and Uses, including substantial redevelopment, intensification of use, or other site changes that require conformance with current zoning standards.

I. Defensible Space Exemption. Landscape requirements under this section do not apply to areas where vegetation must be removed or modified to comply with defensible space requirements under Public Resources Code § 4291, 14 CCR § 1299.03, or applicable local fire safety regulations.

Applicants may be required to demonstrate compliance with fire safety standards through consultation with the Fire Department.

30.140.120 Location of Lot Lines.

The following standards shall apply to all newly created lots and lot line adjustments, subject to the discretion of the Review Authority:

A. Interior lot lines shall generally be perpendicular to the street on straight streets, or radial to the street on curved streets, unless another angle would provide better building orientation for solar exposure or more lot area to the south of the likely building site, or to accommodate unique site constraints or existing development.

B. Lot lines for newly created lots shall be located within appropriate physical locations such as the top of creek banks, at appropriate topographical changes (top or bottom of slopes etc.) or at locations which clearly separate existing and proposed land uses. Lot lines shall not be configured to maximize development capacity at the cost of illogical lot patterns.

C. Lot lines shall be contiguous with existing zoning boundaries.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
138
D. Lot lines must not divide existing buildings, structures, or parking spaces, or eliminate access to a street.

E. All newly created and adjusted lots must comply with minimum development standards established for the zoning district in which the property is located. Existing nonconforming structures, site development, and land uses may be continued, provided the new lot lines do not result in an increase or expansion of the nonconformity on the lot. Any increase of the nonconformity is not allowed without a modification pursuant to Chapter 30.250, Modifications.

30.140.130 Mechanical and Other Utility Equipment.

Incidental accessory mechanical, utility, and other similar incidental equipment, and associated screening or enclosures,—whether attached to the outside wall or roof of a structure, or freestanding,—such as water heaters, air conditioners, condensers, backflow preventers, pool equipment, air or water filters, electric meters, electric transformers, electric vehicle supply equipment (EVSE), cable television or phone utility boxes, wires, conduits, wall mounted light fixtures, or similar, excluding any equipment identified in Section 30.140.090, Encroachments into Setbacks and Open Yards, are subject to the following standards:

A. Screening. Mechanical and utility equipment must be screened pursuant to Section

30.140.155, Screening.

B. Noise. All mechanical and utility equipment must comply with the noise limitations established in Title 9 of the Santa Barbara Municipal Code.

C. Prohibited Locations. Mechanical and utility equipment must not be in any of the following areas:

1. Setbacks.

2. Open yard.

3. Parking spaces or vehicular use areas.

4. Any front porch, stoop, landing, or other building entrance or frontage.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
139
D. Mechanical and Utility Equipment Exceptions.

1. Location exceptions for mechanical and utility equipment are allowed as provided in Section 30.140.090, Encroachments.

2. The Design Review body may approve additional exceptions to the screening or location standards for mechanical, utility, and similar equipment beyond what is allowed by Section 30.140.090, Encroachments, if the applicant demonstrates that one or more of the following findings can be made:
a. Site constraints, such as existing development, topography, lot configuration, or access requirements, physically prevent full compliance with the standard. b. The alternative design achieves an equivalent or superior visual, environmental, or operational outcome, such as improved integration with the building, reduced visibility, or enhanced performance.

A. Attached Equipment. Equipment attached to the outside wall of a structure, located at least 30 inches above adjacent grade, may encroach a maximum of three feet into any interior setback or open yard, but shall be no closer than two feet to any property line.

B. Roof-Mounted Equipment. Roof-mounted equipment shall be hidden from view or screened pursuant to Section 30.15.120, Screening.

C. Free-Standing Equipment.

1. Location. Freestanding equipment, and associated screening or enclosures, may be located within the front yard and may encroach into any setback or open yard, except private open yard, and as follows:
a. Residential Uses. On lots developed with residential uses only, freestanding equipment and enclosures shall be no closer than 10 feet to any front lot line, and no closer than five feet to any interior lot line adjacent to property zoned for residential use or developed with residential uses.
b. Nonresidential and Mixed-Use. On lots developed with nonresidential uses or mixed-use, freestanding equipment and enclosures shall be no closer than five feet to

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
140
any front lot line, and no closer than five feet to any interior lot line adjacent to property zoned or developed with residential uses.
c. Maximum Area. Freestanding equipment and enclosures in the front yard or open yard is limited to a cumulative total of 50 square feet.

2. Screening. All freestanding equipment shall be hidden from view or screened, pursuant to Section 30.15.120, Screening.

D. Exceptions. Where an applicant can demonstrate to the satisfaction of the appropriate Design Review body that variations in the requirements of this section are warranted in order to provide relief for existing site constraints, or to achieve a superior aesthetic or environmental design, distance or screening may be reduced or waived by the Design Review body.

E. Noise. All mechanical equipment must meet the noise limitations of Santa Barbara Municipal Code, Title 9.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
141
FIGURE 30.140.130: MECHANICAL AND OTHER EQUIPMENT

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
142

30.140.140 Open Yards.

A. Purpose. The purpose of this section is to promote desirable living conditions and a sense of openness in residential development by requiring minimum functional outdoor space for residential use.

B. Applicability – Residential Development. Open yard areas are required in all zones for all residential uses, except as otherwise provided in Chapter 30.185, Standards for Specific Uses and Activities.

C. General Requirements. Open yard areas must be provided on each lot in accordance with the residential housing type, lot size, and dimensional requirements established by this section.

D. Minimum Open Yard Area Required Per Lot. Each lot must provide the minimum amount of open yard stated in Table 30.140.140.D. Each open yard must be designated and designed as either a Private Open Yard or a Common Open Yard, as defined in 30.300.250 “Y”.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
143
The designation of each open yard must be clearly shown on the site plan submitted for City review and approval.

TABLE 30.140.140.D: MINIMUM AREA–OPEN YARDS
Residential Housing Type Lot Size Minimum Open Yard Area Single-Unit and Two-Unit
Less than 6,000 sq. ft. 800 sq. ft.
6,000 sq. ft. or greater 1,250 sq. ft.

Multi-Unit and Mixed-Use Any Size Lot 15% of lot area
E. Access and Configuration.

1. Single‑Unit and Two‑Unit Development. The required open yard for the lot must be provided as either:
a. One or more ground-level Common Open Yard areas accessible to all residential units on the lot; or
b. One or more ground‑level Private Open Yard areas, contiguous to and directly accessible from a living area, for each residential unit.

2. Multi‑Unit and Mixed‑Use Development. Each residential unit must have access to at least one Private Open Yard or Common Open Yard that complies with the dimensional standards in Subsection F and the development standards in Subsection G.

F. Minimum Dimensions. Each open yard area that contributes to the total required in Subsection D must meet the minimum area, width, and depth requirements specified in Table

30.140.140.F.

TABLE 30.140.140.F: MINIMUM DIMENSIONS–OPEN YARDS
Open Yard Type Min. Area (sq ft) Min. Depth (ft) Min. Width (ft) Single-Unit and Two-Unit
Ground-Level Open Yard (Common or Private) 300 20 15
Multi-Unit and Mixed-Use
Ground-Level Open Yard (Common) 300 20 15
Rooftop Deck (Common) 225 15 15

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
144
TABLE 30.140.140.F: MINIMUM DIMENSIONS–OPEN YARDS
Open Yard Type Min. Area (sq ft) Min. Depth (ft) Min. Width (ft) Elevated Deck (Common) 200 10 10
Ground-Level Patio (Private) 100 8 10
Balcony/Elevated Deck/Rooftop Deck (Private) 50 6 6
G. Development Standards.

1. Unobstructed Area. Open yards must be open, unenclosed, and unobstructed by structures from the allowed surface or level upward, except as provided in Section

30.140.090, Encroachments, and as follows:
a. Private Open Yard Exception. A Private Open Yard may be fully covered by a roof overhang, patio cover, upper-story floor, or similar architectural projection, whether cantilevered or supported, provided that:
i. The minimum clear area and required dimensions are not reduced by vertical supports;
ii. The vertical clearance measured from the finished grade or finished surface directly beneath the encroachment to the lowest point of the encroaching structure is at least seven feet; and
iii. At least one side remains a minimum of 50% open along its length.

2. Allowed Surface or Level. Open yards must be located as follows:
a. Single-Unit and Two-Unit: At ground level; may include first-story decks. b. Multi-Unit and Mixed-Use: May be located on any level.

3. Front Setback Restriction. Open yards must not encroach into the primary front setback or within ten feet of any front lot line, whichever is greater.

4. Prohibited Locations. Open yards must not be located in, or consist of:
a. Stairs and entry landings, except those connected to first-story decks allowed within an open yard.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
145
b. Stoops, front porches, private frontages.
c. Above-grade accessible route components (e.g., ramps, guardrails) located higher than the Finished Surface Level, as defined in this Title. d. Parking spaces and vehicular use areas.
e. Parking lot planters.
f. Outdoor storage areas.
g. Trash and recycling container storage areas.
h. Nonresidential areas or areas inaccessible to residents.

5. Buffer Requirements. Buffers for open yards must be provided as identified in Table 30.140.140.G.5: Buffer Requirements–Open Yards, unless waived by the Design Review body.

TABLE 30.140.140.G.5: BUFFER REQUIREMENTS–OPEN YARDS
Type and Location Buffer Requirement
Private Patios in Front Yard or
Adjacent to Other Open Yards Fence or hedge between 5–6 ft high; Min. 10 ft from front lot line Open Yards Abutting Parking or
Driveways 3 ft landscape buffer or 5 ft high fence/hedge along entire abutting edge A. Purpose. Open yard areas are intended to promote desirable living conditions, a sense of openness on residential development, and to provide minimum useful space for outdoor living and enjoyment.

B. Applicability. Open yards as described in this section shall be required in all zones for all residential uses, unless otherwise provided in Chapter 30.185, Standards for Specific Uses and Activities.

C. Minimum Area and Dimensions. The minimum area and dimensions of required open yards shall be provided as follows:

1. Lots Developed with Single-Unit and Two-Unit Residential:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
146
a. Minimum Area:
i. 800 square feet on lots less than 5,000 square feet. ii. 1,250 square feet on lots 5,000 square feet or greater. b. Minimum Dimensions: 20 feet long and 20 feet wide.

FIGURE 30.140.140.C.1: OPEN YARDS–SINGLE-UNIT AND TWO-UNIT

RESIDENTIAL

2. Lots Developed with Multi-Unit Residential or Mixed-Use:
a. Minimum Area: 15% of the net lot area.
b. Minimum Dimensions: 10 feet long and 10 feet wide.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
147
c. Private Open Yard. In addition to open yard area meeting the minimum area and minimum dimension requirements in subparagraphs a. and b. above, private open yard is required for each residential unit. private open yards located on grade, or on decks no more than 36 inches in height above the ground, may overlap with required open yard areas in subparagraphs a. and b. above. i. Private Open Yard Located on the First Story:
(1) Minimum Area:
(a) Studio unit: 100 square feet
(b) 1 Bedroom unit: 120 square feet
(c) 2 Bedroom unit: 140 square feet
(d) 3 or more Bedroom unit: 160 square feet
(2) Minimum Dimensions: 10 feet long and 10 feet wide.
ii. Private Open Yard Located on a Second or Higher Story:
(1) Minimum Area:
(a) Studio unit: 60 square feet
(b) 1 Bedroom unit: 72 square feet
(c) 2 Bedroom unit: 84 square feet
(d) 3 or more Bedroom unit: 96 square feet
(2) Minimum Dimensions: Six feet long and six feet wide.

FIGURE 30.140.140.C.2: OPEN YARDS–MULTI-UNIT RESIDENTIAL AND MIXEDUSE

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
148
D. Standards. The following standards shall apply to all required open yard areas:

1. Open. Required open yard areas shall be open, unenclosed, and unobstructed by structures from the ground upward, except as provided in Section 30.140.090, Encroachments into Setbacks and Open Yards. Required open yard, except private open yard, shall not be located under enclosed floor area.

2. Availability. All open yard areas, except private open yards required by 30.140.140.C.2.c above, shall be made available to all residents on-site as either communal areas or private areas. Each residential unit shall have access to at least one open yard area that meets the minimum dimension requirement. Open yard divided into private areas shall be contiguous to and accessible from the residential unit for which it serves.

3. Protection from Vehicles. Required open yards shall be protected from vehicles by a physical barrier.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
149

4. Additional Standards for Private Open Yards. The following additional standards shall apply to all private open yard areas:
a. Availability. Private open yards shall be designed to ensure adequate privacy and usability and must be contiguous to and accessible from the unit served. b. Required Fence or Hedge. Private open yard areas located in either a front yard or adjacent to another private open yard area shall be surrounded by a solid fence or hedge with a minimum height of five feet and a maximum height of six feet. This requirement may be reduced or waived by the appropriate Design Review body.

E. Location. Required open yard areas shall comply with all of the following location requirements:

1. Allowed Areas. Required open yard areas may include interior setbacks and any combination of landscaped areas, natural areas, flat areas, hillsides, paved or other hardscape areas, in-ground swimming pools and spas, and planters and decks that meet the standards of this section.

2. On Grade. Required open yard areas must be located on the ground or decks no more than 36 inches in height above grade.

3. Multiple Areas. Required open yards shall be located in one area or multiple areas that meet minimum dimension requirements.

4. Front Yards. Required open yard area may be located within front yards, except as follows. a. Primary Front Setback. All required open yard areas shall be located outside the primary front setback and outside the first 10 feet of any secondary front setback measured from the front lot line. b. Lots Developed with Single-Unit and Two-Unit Residential. Lots developed with Single-Unit and Two-Unit Residential must locate at least one open yard area that meets the required minimum dimensions outside the front yard.

5. Additional Location Requirements for Private Open Yards. The following additional location requirements shall apply to all private open yard areas:
a. Multiple Stories. Residential units that occupy more than one story may provide required private open yard on any story.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
150
b. Balconies, Patios or Decks. Private open yard areas may be located on a balcony, patio, or deck of any height.
c. Planters. Private open yard areas may include planter areas no more than 50 square feet. d. Front Yards. Private open yards located on the first story shall be a minimum of 10 feet from any front lot line, and the total area of all private open yards provided in front yards may not exceed 50% of the total front yard area, exclusive of driveways, turnarounds, or parking areas. e. Creeks. Private open yards areas may not be located within any watercourse, or within any required watercourse development limitation area.

6. Prohibited Locations. Required open yard areas shall not include any of the following:
a. Vehicle Areas. Areas designated for use by motor vehicles such as driveways, turnarounds, or parking areas; as well as required parking lot landscaping and screening pursuant to Section 30.175.090, Parking Area Design and Development Standards. b. Access and Egress Areas. Areas designed to provide access/egress and remain open and passable such as front porches, landings, stairs, and ramps, or required access/egress paths on a multi-unit or mixed-use development.
c. Nonresidential Areas. Areas used or designed for use by any nonresidential purpose.

F. Alternative Open Yard Design. An application to replace or reduce the private open yards with a common area on multi-unit residential or mixed-use development may be approved by the appropriate Design Review body, or other Review Authority if another discretionary approval is required, provided that all of the following standards are met and findings made:

1. Minimum Area: 15% of the net lot area;

2. Minimum Dimensions: 10 feet long and 10 feet wide, unless reduced or waived by the Review Authority;

3. Standards and Location: Except those for private open yards, all open yard standards and location requirements are met; and

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
151

4. Common Open Yard Area. At least one area with a minimum dimension of 20 feet long and 20 feet wide, located on the ground or on decks of any height, or on any floor of the structure, that is accessible to all units for use as a common open yard area is provided.

5. Findings. Approval may only be granted if the Review Authority finds that:
a. 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; and b. Approval of the alternative open yard design will meet the purpose of the required open yard, as described in this section.

30.140.142 Patio Covers
A. Purpose. The purpose of this section is to establish objective standards for patio covers, sunshades, and similar structures to ensure compatibility with residential development and compliance with setback, height, and design requirements.

B. Applicability – Single-Unit and Two-Unit Residential Development. This section applies to all lots developed with single-unit or two-unit residential development. All patio covers, sunshades, and similar structures must comply with the standards set forth in this section.

C. Solid Roof Patio Covers. The following standards apply to patio covers with a solid, fabric, or impervious roof covering, including retractable awnings:

1. Detached Structures.
a. Ground supports must comply with the front and interior setback requirements as described in Section 30.140.020 Accessory Buildings. b. The overhanging portion of a patio cover and associated architectural features such as eaves and rain gutters, may encroach into interior setbacks in accordance with Section 30.140.090, Encroachments.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
152
c. Detached solid-roof patio covers are prohibited in the front yard but may encroach into open yard areas in accordance with Section 30.140.090, Encroachments.

2. Attached Structures. The overhanging portion of an attached patio cover, including eaves and rain gutters—but not ground supports—may encroach into front and interior setbacks or open yard areas in accordance with Section 30.140.090, Encroachments.

D. Open Lattice Patio Covers. Attached or detached patio covers with a roof composed of open lattice or trellis materials, as defined in Section 30.300.200 “T”, may encroach into required setbacks, open yard areas, and the front yard, consistent with Section 30.140.090, Encroachments.

E. Height. The maximum height of a detached patio cover measured from adjacent grade must not exceed 12 feet, or the height of the main building, whichever is less. A patio cover exceeding 12 feet in height, up to the maximum building height allowed in the zone, may be approved by the applicable Design Review body pursuant to Subsection H.

F. Rooftop Decks. Patio covers must not be located on rooftop decks, except as allowed by Section 30.140.172 Solar Energy Systems, or approved by the applicable Design Review body pursuant to Subsection H.

G. Architectural Style and Materials.

1. Prohibited Materials. The following materials are prohibited on patio covers where publicly visible: chain link, chicken wire, shiny or reflective metal, plastic, vinyl, wire mesh, corrugated roofing, unfaced cement block, and temporary or portable carports.

2. Front Yard. Trellis or arbor structures located in the front yard and exceeding 40 square feet in area must be constructed of heavy timber and stained wood. “Heavy timber” means wood structural members that meet the minimum size requirements for heavy timber construction as defined in the Building Code.

2. Architectural Consistency. Exterior materials, roof pitch, and architectural detailing on patio covers must use the same materials, dimensions, and configurations as those of the primary building.

H. Patio Cover Design Standards Waiver. The Design Review body may approve alternative materials, colors, or design standards for patio covers in consideration of specific site or neighborhood conditions, provided that the proposed structure complies with all applicable base

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
153
zone development standards. The alternative must demonstrate compatibility with the main building and surrounding development and be consistent with applicable design guidelines, open yard requirements, and maximum building height allowed in the zone.

30.140.145 Privacy Standards for Upper-Story Openings.

A. Purpose. The purpose of this section is to protect privacy between adjacent properties by regulating the placement and design of upper-story windows, doors, and glazed openings near interior lot lines.

B. Applicability – Single-Unit and Two-Unit Residential Development. The standards in this section apply to single‑unit and two‑unit residential development where new or altered upper‑story windows, doors, or glazed openings are proposed.

C. Windows, Doors, or Glazed Openings. All upper-story windows, doors, or glazed openings within 15 feet of an interior lot line must comply with one of the following:

1. The minimum sill height of a window or height of a glazed opening must be 42 inches above the finished floor; or

2. The window, door, or glazed opening is oriented toward the front lot line and does not face an interior lot line.

D. Lighting. All outdoor lighting associated with upper-story windows, doors, and glazed openings must be fully shielded and downward directed to prevent light trespass onto adjacent properties.

E. Privacy Design Standards Waiver. The Design Review body may waive or reduce the standards of this section if the proposed structure complies with all other applicable base zone development standards and the applicant demonstrates that one or more of the following findings can be made:

1. Site Constraints. Site constraints, such as existing development, topography, lot configuration, or access requirements, physically prevent full compliance with the privacy standards.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
154

2. Equivalent or Superior Privacy. The alternative design provides privacy protection and architectural integration that is equivalent to or exceeds the intent of this section to minimize privacy impacts on adjacent properties.

30.140.150 Residential Unit.

A. Applicability. The standards of this section apply to all Residential Use Classifications except the following:

1. Group Residential (See Section 30.185.190).

2. Community Care Facilities, Residential Care Facilities for the Elderly, and Hospices (See Section 30.185.140).

B. Minimum Unit Size. Minimum unit size is calculated in accordance with Section 30.15.027, Calculating Unit Size. The minimum livable floor area for each residential unit is:

1. Efficiency Unit: 150 square feet.

2. Studio Unit: 220 square feet.

3. All Other Units: 400 square feet.

Each studio residential unit shall contain a minimum of 220 square feet of livable floor area and all other residential units shall contain a minimum of 400 square feet of livable floor area. Accessory buildings shall not be included in the minimum unit size.

1. Exception for Affordable Efficiency Units. An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code, with a minimum floor area of 150 square feet, may be permitted; provided that the efficiency unit is provided for occupancy by persons who qualify as either low-income or very low-income households, as defined in the City’s Affordable Housing Policies and Procedures, at the time of their initial occupancy, or permitted as a studio Accessory Dwelling Unit, approved under Section 30.185.040, Accessory Dwelling Units.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
155
C. Required Features. Except as otherwise allowed in this Title, Eeach residential unit shall contain, at a minimum:

1. A full kitchen, consisting of a kitchen sink, range or built-in stove-top and oven, and refrigeration facilities. An efficiency unit or a junior accessory dwelling unit may contain an efficiency kitchen in lieu of a full kitchen, as defined in this Title.

2. A full bathroom consisting of a toilet, lavatory sink, and bathtub or shower. A junior accessory dwelling unit may share sanitation facilities with the primary residential unit.

3. A separate living room.

4. A separate sleeping room, except in studio residential units, where a living room is considered a sleeping room.

5. Exterior access to the unit, with no interior access between abutting residential units.

An interior connection consisting of one lockable door between the primary residential unit and an accessory dwelling unit or junior accessory dwelling unit may be provided.

D. Limitations.

1. Kitchen Facility. No more than one kitchen per residential unit is allowed.

2. Laundry Facility. No more than one laundry room or laundry area per residential unit is allowed.

3. Living Room and Dining Room. No more than one living room and one dining room are allowed per residential unit.

4. Determination of a Bedroom. Where development standards regulate the number of bedrooms in a unit—such as for density, parking, or similar requirements—the Community Development Director is responsible for determining whether a space qualifies as a bedroom. Any livable room that is 70 square feet or larger is considered a bedroom unless it is clearly a bathroom, kitchen, dining room, or living room. In studio units, the number of bedrooms is zero. A room is not considered a bedroom if it is not designed for sleeping under the California Building Code and meets one of the following criteria:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
156
a. It is open to another room by a cased opening at least four feet wide and has no doors; or
b. It is separated from another room by a half-wall no taller than four feet; or c. It is a loft, mezzanine, or similar space that is open to the floor below and is either less than five feet in height or smaller than 70 square feet.

3.5. Adequate Interior Access. The Community Development Director shall determine whether a building or portion of a building contains adequate interior access to the main living space. Configurations including, but not limited to, building attachment via a long separate hallway, spiral staircase, and access to a bedroom through another bedroom may not be considered adequate interior access.
a. A building or portion of a building has adequate interior access when there is direct, unobstructed passage through interior livable floor area between all primary living areas, including the kitchen, bathroom, and sleeping areas. The Community Development Director may determine whether this standard is met. The following configurations constitute inadequate interior access:
i. Access to a bedroom only through another bedroom.
ii. Access via a spiral staircase.
iii. Access via a narrow, isolated hallway that connects parts of the building without adjoining habitable rooms.
a.b. Rooms Areas with Adequate Interior Access. Rooms determined to have Areas with adequate interior access to the main living space may contain a maximum of two of the following three residential building elements:
i. Utility sink or bar sink.
ii. Full Bbathroom with bathing facilities.
iii. Exterior entrance.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
157
b.c. Rooms Areas without Adequate Interior Access. Residential building elements in rooms Areas that do not have adequate interior access are limited to those allowed in accessory buildings, pursuant to Section 30.140.020, Accessory Buildings the following residential building elements:
i. One partial bathroom; or
ii. One utility or bar sink.
d. Exception. One attached or detached guest house per lot may be approved consistent with Section 30.140.115, Guest Houses.

4.6. Additional Residential Building Elements. Additional residential building elements, beyond those permitted allowed above, may be permitted pursuant to a Performance Standard Permit, Chapter 30.255. The additional residential building elements that may be considered for a Performance Standard Permit are limited to those which in the determination of the Community Development Director would not result in separate residential occupancy. The Performance Standard Permit shall include a Recorded Agreement Condition of Approval providing for the automatic expiration of limited term approvals, or rescission of the permit or approval, if the City determines there is evidence of separate residential occupancy.

E. Determination of Residential Unit.

1. Residential Building Elements. Notwithstanding the above, the Community Development Director has the authority to determine whether a building or portion of a building is configured for use as a separate residential unit, regardless of size, when a building or portion thereof is configured or occupied for residential purposes, whether permanent or temporary, and contains elements evidencing separate residential occupancy.

Residential building elements to be considered may include, but are not limited to, the proximal arrangement and various combinations of:
a. Kitchen sink, utility sink, lavatory, or bar sink;
b. Cooking appliances, whether built-in or not;
c. Refrigeration facilities;

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
158
d. Toilet;
e. Bathing facilities;
f. Lack of interior access to the main living space, including locking interior doors;
g. Exterior entrance;
h. Exterior staircase;
i. Spiral staircase;
j. Separate yard, patio, deck or balcony;
k. Separate utilities, separate meters;
l. Multiple water heaters;
m. Multiple laundry areas;
n. Separate garage, carport, or parking area (covered or uncovered); o. Countertops or cupboards;
p. Sleeping loft; or
q. Separate address/mailbox designation.

2. Establishment. Issuance of a building permit or other approval does not, of itself, establish that a building or portion thereof is a residential unit.

F. Standards for Efficiency Units. Efficiency Units, as defined in Section 30.300.050 “E,” are limited to the following uses:

1. A residential unit provided for occupancy by people who qualify as either lowincome or very low-income households, as defined in the City’s Affordable Housing Policies and Procedures, at the time of their initial occupancy, or

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
159

2. An accessory dwelling unit, approved under Section 30.185.040, Accessory Dwelling Units.

30.140.155 Screening.

A. Purpose. The purpose of this section is to establish objective standards for the screening and buffering of uncovered parking areas, mechanical equipment, trash and recycling containers, and other objects or land uses, as required by this Title, to minimize visual, noise, and privacy impacts on adjacent properties and public rights-of-way.

B. Applicability. Screening is required for any repair, rehabilitation, expansion, new installation, or relocation of an object or land use subject to this section, or where screening is required by another section of this Title.

C. General Screening Requirements. An object or activity is considered “screened” if it meets one of the following criteria:

1. It is not “Publicly Visible,” as defined in Section 30.300.160, “P”; or

2. It is screened from public view in accordance with the applicable methods and height requirements specified in Subsections D through F of this section; or

3. Where screening is required by another section of this Title but not specifically addressed in Subsections D through F, the object or activity must be screened if publicly visible using one or more methods described in Subsection F. The screening must be at least as tall as the object being screened and must comply with all applicable zoning regulations, including height and location standards.

D. Uncovered Parking Areas. All uncovered automobile and bicycle parking must comply with Section 30.175.060, Location of Required Automobile and Bicycle Parking, and be screened as follows:

1. Sites with Four or Fewer Spaces. On sites with four or fewer automobile or bicycle parking spaces, uncovered parking must be screened if publicly visible, except at driveways necessary for ingress and egress, by one of the following methods:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
160
a. Fence or Hedge. A solid fence, wall, driveway gate, or compact evergreen hedge, with a minimum height of five feet and a maximum height of six feet, located at least ten feet from the front lot line. The area between the fence or hedge and the front lot line must be landscaped consistent with Section 30.140.118, Landscape. b. Distance. If the parking area is located more than thirty-five feet from the front lot line and includes no more than four spaces, it will not be considered publicly visible and is therefore not subject to additional screening requirements.

2. Sites with Five or More Spaces. On sites with five or more automobile or bicycle parking spaces, screening must be provided in accordance with Section 30.175.080, Parking Area Landscape and Fence Standards.

E. Trash and Recycling Containers. Trash and recycling containers must be screened if publicly visible by a fence, wall, or enclosure consistent with Section 30.140.240, Trash, Recycling, and Personal Outdoor Storage, with the following minimum heights:

1. Carts and Cans: Five Feet.

2. Dumpsters: Seven Feet.

F. Screening Methods. Screening must be provided using one or more of the following objective methods:

1. Fences and Walls. Fences and walls used for screening must comply with height and design standards specified in Section 30.140.110, Fences and Hedges, and must form an opaque screen. Open fences may be used only when combined with evergreen landscaping that forms an opaque screen within 18 months of planting. Chain-link and vinyl fencing are prohibited in publicly visible locations.

2. Landscape. Landscape screening must consist of compact evergreen plants that form an opaque screen, reach a minimum height of two feet within 18 months of planting, and do not exceed the height limits established in Section 30.140.110, Fences and Hedges.

Bamboo is prohibited as a screening material. Landscape screening may also include berms planted with ground cover, shrubs, or other low-growing plant materials, provided the berm and plantings together form an opaque screen that fully obscures the object from public view. The effectiveness of the berm as a screening method will be demonstrated through

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
161
elevation drawings, cross-sections, or other visual documentation submitted with the application.

3. Architectural Integration. Screening may be provided by architectural elements that are integrated into the design of the building, including parapets, enclosures, or other structural features.
a. Roof-Mounted Equipment. Roof-mounted equipment must be screened by a parapet or other architectural element that matches the building’s exterior materials, color, and trim and that is equal to or greater in height than the tallest point of the equipment, unless a line-of-sight diagram demonstrates that the equipment will not be visible from any public right-of-way or adjacent property. b. Wall-Mounted Equipment. Wall-mounted equipment must be screened by enclosing it within an architectural element that uses the same exterior materials, colors, and finishes as the building. If enclosure is not feasible due to space constraints, code requirements, or interference with equipment function, the equipment may instead be painted to match the adjacent building wall. In all cases, the screening method must minimize visual contrast and be integrated with the building’s design.

G. Screening Height. All screening devices must be at least as tall as the highest point of the object being screened, unless a different height is specified in this section. Screening height must be measured vertically from the finished grade at the base of the screen to the top edge of the screen material. Screening must not exceed applicable maximum height limitations established by this Title.

H. Screening Exceptions and Waivers.

1. Screening Exception for Solar Energy Systems. Solar energy systems, including photovoltaic panels, are not subject to screening requirements. Accessory power equipment associated with solar energy systems must be screened unless the applicant demonstrates, through documentation prepared by a qualified solar professional, that strict compliance would impair system performance, access, or compliance with applicable building, fire, or electrical codes, or would increase the cost of the system by more than $1,000 or decrease its efficiency by more than 10%.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
162

2. Screening Design Standards Waiver. The Design Review body may waive or reduce the screening requirements of this section if the proposed structure complies with all applicable base zone development standards and the applicant demonstrates that one or more of the following findings can be made:
a. Site Constraints. Site constraints, such as existing development, topography, lot configuration, or access requirements, physically prevent full compliance with the screening standard.
b. Equivalent or Superior Screening. The alternative design provides visual screening and design quality that is equivalent to or exceeds the intent of this section to minimize visual impacts on adjacent properties.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
163
FIGURE 30.140.155.D: SCREENING FOUR OR FEWER PARKING SPACES

30.140.160 Setbacks and Stepbacks.

A. Purpose. Setbacks and stepbacks are intended to provide a sense of openness, visibility, light, and air between buildings; establish a consistent development pattern; create variation in building facades; provide adequate buffering between adjacent land uses; and allow opportunities for landscape.

B. Applicability. All main and accessory buildings, structures, and land uses shall conform with the setback and stepback requirements established by the Zone Regulations in Division II of this Title.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
164
C. Setbacks and Stepbacks to be Unobstructed. Setbacks and stepbacks shall be open, unenclosed, and unobstructed by structures from the ground upward, except as provided in Section 30.140.090, Encroachments into Setbacks and Open Yards. Recessed areas on interior upper story stepbacks may be used as a balcony, deck, terrace, or other usable space, but in no case is it allowed to extend past the plane of the floor below.

D. Measuring Setbacks. See Section 30.15.100, Measuring Setbacks and Stepbacks.

E. Clarification of Terms. Where the term “setback” is used in this Title, it is interpreted to include “stepback”, unless the context clearly indicates that only a setback is intended.

30.140.170 Solar Access Height Limitations.

A. Purpose. These regulations are intended to ensure new buildings and additions do not cast significant shadows on neighboring buildings to ensure adequate access to direct sunlight is provided. Access to the sun is essential to energy conservation, allowing for passive solar heating opportunities and for solar energy systems to be installed—but also for enhancing livability and overall quality of life. Sunlight contributes to the comfort, health, and well-being of residents and fosters a more pleasant and sustainable urban environment.

B. Height Limitations. In addition to any other height limitation imposed in the City Charter or in this Title, the following height limits apply.

A. Height Limitations.

1. RS and R-2 Zones. The maximum height of each point on a structure, measured from the Base Elevation Point, shall not exceed the sum of 12 feet and 58% of the shortest distance from each point on the structure to the nearest northerly lot line as measured horizontally on the plan view of the structure. The solar access height limitation may be expressed as a daylight plane to show the maximum height at multiple points. The daylight plane is an inclined plane, beginning at 12 feet above grade at the northerly lot line, and extending into the site at 30 degrees from the vertical up to the maximum height limit.

2. All Other Zones. The maximum height of each point on a structure, measured from the Base Elevation Point, shall not exceed the sum of 18 feet and 58% of the shortest distance from each point on the structure to the nearest northerly lot line as measured

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
165
horizontally on the plan view of the structure. The solar access height limitation may be expressed as a daylight plane to show the maximum height at multiple points. The daylight plane is an inclined plane, beginning at 18 feet above grade at the northerly lot line, and extending into the site at 30 degrees from the vertical up to the maximum height limit.

3.C. Exceptions. The maximum height limits of this section do not apply to the following. a.1. Lots with a north property line abutting a street, alley, or a non-residentially zoned lot.
b.2. Any flagpole, antenna, ornamental spire, chimney, or other structure or building element which is less than four feet along each horizontal dimension. c. 3. A utility pole and line.
d. 4. Any portion of a structure for which a shadow plan is prepared and submitted by the applicant demonstrating that shadows cast by that portion of the structure at 9:00 a.m., noon, and 3:00 p.m., Pacific Standard Time on December 21 will:
i. a. Not exceed the boundaries of a simultaneous shadow cast by a legally existing structure, or by a hill or other topographical feature other than trees or other vegetation;
ii. b. Not shade that portion of any adjacent residentially-zoned lot which is occupied by a residential unit, or which could legally and without modification of required setbacks be occupied in the future by a residential unit; or iii. c. Fall entirely within the boundaries of an existing covered or uncovered paved off street parking area, or paved driveway leading thereto.

B. D. Other Applicable Rules and Regulations. Rules and Regulations Pertaining to the Protection and Enhancement of Solar Access in the City of Santa Barbara, as adopted and amended by City Council by Resolution, also apply.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
166
FIGURE 30.140.170: SOLAR ACCESS HEIGHT LIMITATIONS

EXAMPLE OF DAYLIGHT PLANE

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
167
FIGURE 30.140.170: SOLAR ACCESS HEIGHT LIMITATIONS – SHADOW PLAN

30.140.172 Solar Energy Systems
Solar energy systems, as defined in subsection (a) of Civil Code § 801.5, are allowed as accessory uses in all zoning districts and must be installed and maintained in accordance with this section.

A. Standards For Ground-Mounted Solar Energy Systems.

1. Height. The maximum height of a ground-mounted system measured from existing grade to the highest point of the structure, including the solar panels, when in full tilt, must not exceed 12 feet, or the height of the main building, whichever is less consistent with the maximum height for a patio cover in Section 30.140.142, Patio Covers.

2. Front Yard. Ground-mounted systems are prohibited in the front yard unless the solar energy systems and their mounting framework are located, installed, and maintained so as not to be publicly visible, or screened consistent with the standards in Section 30.140.155, Screening.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
168

3. Setback Encroachments. Solar energy systems may encroach in setbacks in accordance with Section 30.140.090, Encroachments.

4. Open Yard. Ground-mounted systems are not allowed in the required open yard area, unless used as or mounted on a patio cover, consistent with Section 30.140.142, Patio Covers, and Section 30.140.090, Encroachments.

5. Parking and Solar Carports. Ground-mounted systems must not displace required parking unless the parking spaces are replaced elsewhere on site. A solar carport may cover new or existing parking spaces.
a. Maximum Height. Solar carports must not exceed 12 feet in height, measured from existing grade to the highest point of the structure, including the solar panels, when in full tilt.
b. Exceptions. A solar carport may exceed 12 feet in height, up to a maximum of 15 feet, if the applicant demonstrates that the additional height is necessary to accommodate larger vehicles, such as vans, trucks, or fleet vehicles; or meets the criteria for an exception under subsection D.

B. Standards For Roof-Mounted Solar Energy Systems.

1. Height.
a. Above Height Limit. Roof-mounted systems may project a maximum of three feet above the maximum height allowed in the zone district or above the height of a legally existing nonconforming building.
b. Above Roof Surface. Roof-mounted systems that do not exceed the maximum height allowed in the zone district, may project a maximum height of five feet above the highest point of the roof.
c. Rooftop Shade Structure. Roof-mounted systems may also be designed and used as a rooftop shade structure consistent with 30.140.142, Patio Covers, provided it:
i. Does not to exceed 12 feet in height above the rooftop finished surface level; and

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
169
ii. Is located on an existing rooftop deck; and
iii. Is set back at least 15 feet from the front building elevation and five feet from all interior building edges.
d. Beyond Roof Edge. No part of a solar energy system may extend beyond the edge of the roof.

C. Review Process.

1. Design review pursuant to Chapter 30.220, Design Review, is not required for any solar energy system if the project meets objective zoning and building code standards.

2. Expedited review and administrative approval for small residential rooftop solar energy systems is provided in Chapter 22.91, Solar Energy System Review Process.

D. Exceptions. The Community Development Director may approve exceptions to the standards in this section if the applicant demonstrates, through documentation prepared by a qualified solar professional, that strict compliance would:

1. Reduce the system’s expected performance by more than 10% ; or

2. Increase the installation cost by more than one thousand dollars ($1,000), as defined by the California Solar Rights Act (Civil Code §§ 714 and 801.5). Any approved exception must be the minimum necessary to avoid the unreasonable restriction.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
170
FIGURE 30.140.172.B: ROOF-MOUNTED SOLAR ENERGY EQUIPMENT HEIGHT

AND SETBACK ENCROACHMENTS

30.140.180 Street Frontage and Access.

Except where otherwise provided in this Title, every main building shall face or have frontage upon a public street or permanent means of access to a street.

30.140.190 Street Widening Setback Lines.

A. Purpose. The purpose of this section is to establish areas for future street widening purposes, and to restrict building and structure placement within the setback as it relates to the rights-of-way that existed at the time the statute was codified. Street widening setbacks allow greater potential for street widening without costly removal of structures to enhance the rights-of-ways in these areas should the need arise.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
171
B. Establishing Procedure for Street Widening Setback Lines.

1. Determining Authority. Whenever the public peace, health, safety, comfort, convenience, interest or welfare may require, the City Council is hereby authorized and empowered to determine the minimum distance back from the street line for the erection of buildings or structures along any portion of any street, public way or place in the City and to order the establishment of a line to be known and designated as a street widening setback line between which line and the street line no structure shall be erected or constructed. The street widening setbacks and the procedures relating to street widening setbacks specified in this section are to be distinguished from the general setbacks established elsewhere in this Title.

2. Issuing Building Permits During Interim Period. After the adoption of the Resolution of Intention, and prior to the time the ordinance establishing setback line or lines in such proceedings becomes effective, no building permit shall be issued for the erection of any structure between any proposed setback line and the street line and any permit so issued shall be void.

3. Resolution – Notice of Hearing. Before ordering the establishment of any setback line authorized by paragraph 1, above, the Council shall pass a resolution of intention to do so, designating the distance inward from the street and the street widening setback line or lines proposed. The resolution shall be published once in a daily newspaper published and circulated in the City, and designated by the City Council for the purpose; and one copy of the resolution shall be posted conspicuously upon the street in front of each block or part of block of any street, public way or place where such setback line is proposed to be established. The resolution shall also contain a notice of the day, hour and place when and where any and all persons having any objection to the establishment of the proposed setback line or lines may appear before the Council and present any objection or protest which they may have to the proposed setback line or lines as set forth in the Resolution of Intention.

The time of hearing shall not be less than 15 nor more than 40 days from the date of the adoption of the Resolution of Intention; and the publication and posting of the Resolution shall be made at least 10 days before the time of the hearing, and shall be deemed to be and shall constitute the only notice to be given of such hearing.

4. Hearing.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
172
a. At any time not later than the hour set for hearing objections and protests to the establishment of the proposed setback line or lines, any person having any interest in any land upon which the setback line is proposed to be established, may file with the City Clerk a written protest or objection against the establishment of the setback line or lines designated in the Resolution of Intention. Such protest must be in writing, must contain a statement of the facts or reasons constituting the owner’s objections and be delivered to the Clerk not later than the hour set for the hearing, and no other protests or objections shall be considered. All protestants may appear before the Council at the hearing, either in person or by attorney, and be heard in support of their protests or objections. At the time set for hearing, or at any time to which the hearing may be continued, the Council shall proceed to hear and pass upon all protests or objections so made, and its decision shall be final and conclusive, both as to the protestants and all other persons. b. The Council shall have power and jurisdiction to sustain any protest or objection and abandon the proceeding, or to deny any and all protests or objections, and order by ordinance the establishment of the setback line or lines described in the Resolution of Intention, or to order the same established with such changes or modifications as the Council may deem proper.

5. Construction Between Street and Setback Lines – Prohibited. From and after the taking effect of such ordinance establishing any setback line or lines, it shall be unlawful for any person, firm or corporation to construct any building, wall, fence, required automobile parking space, or other permanent structure within the space between the street line and the setback line, so established, and no permit for any structure to be erected within such space shall be issued. Temporary structures and uses, such as outdoor dining, landscape and hardscape, and minor fencing or barriers are allowed within the setback area.

6. If Easements are Granted to the City. Once easements for street widening as detailed in this section have been granted to the City for specific properties, no additional setback is required or allowed for that property.

7. Penalty for Violation. Any person, firm or corporation, whether as principal, agent, employee or otherwise, violating any provision of this section shall be deemed guilty of a misdemeanor but may be cited or charged, at the election of the enforcing officer or City Attorney, as an infraction. Upon conviction, such person shall be punished as set forth in

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
173
Chapter 1.28, Penalty, of the Santa Barbara Municipal Code. Each day that violation of this Title continues shall be considered a separate offense.

C. Street Widening Setback Lines Established.

1. Canon Perdido Street – Northwesterly Between Quarantina and Milpas Street. A straight line drawn from the northeasterly line of Quarantina Street produced northwesterly, to southwesterly line of Milpas Street, 10 feet northwesterly from the northwesterly line of Canon Perdido Street is established as a setback line, between which line and such northwesterly line of Canon Perdido Street no structure shall hereafter be erected or placed.

2. Canon Perdido Street – Southeasterly Between Quarantina Street and Milpas Street.

A straight line drawn from the northeasterly line of Quarantina Street to the southwesterly line of Milpas Street, 10 feet southeasterly from the southeasterly line of Canon Perdido Street is established as a setback line, between which line and such southeasterly line of Canon Perdido Street no structure shall hereafter be erected or placed.

3. Carrillo Street Extension. A line parallel with and 40 feet easterly of the centerline of Carrillo Street extension between engineer’s station 49+00 and station 52+00, said centerline as shown on approved plan number C-1-2672, sheet 2 of 31 sheets, on file in the Office of the City Engineer, is established as a setback line, between which line and such easterly side of Carrillo Street extension no structure shall hereafter be erected or placed.

4. Chapala Street – Northeasterly Between Montecito Street and Cabrillo Boulevard. A straight line drawn from the southeasterly line of Montecito Street to the northwesterly line of Cabrillo Boulevard, 10 feet northeasterly from the northeasterly line of Chapala Street is established as a setback line, between which line and such northeasterly line of Chapala Street no structure shall hereafter be erected or placed.

5. Chapala Street – Southwesterly Between Montecito Street and Cabrillo Boulevard. A straight line drawn from the southeasterly line of Montecito Street to the northwesterly line of Cabrillo Boulevard, 10 feet southwesterly from the southwesterly line of Chapala Street is established as a setback line, between which line and such southwesterly line of Chapala Street no structure shall hereafter be erected or placed.

6. Cliff Drive. Two setback lines, drawn parallel to each other and to the centerline of Cliff Drive, separated from each other by the centerline of Cliff Drive, the one being drawn

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
174
on one side of the centerline of Cliff Drive and the other being drawn on the other side of such centerline of Cliff Drive, each such setback line being 55 feet distant from the centerline of Cliff Drive, and 110 feet distant from the other such setback line, at all points, and running for a distance extending from the existing West Montecito Street widening setback line on the east, to and including all portions of Cliff Drive, to the easterly side of the entrance to Arroyo Burro Beach, between which two setback lines no structure shall hereafter be erected, constructed or placed.

7. De la Vina Street (formerly a portion of Hollister Avenue located within the City of Santa Barbara) - Northeasterly Between Calle Laureles and Mission Street. A line drawn from the easterly line of Calle Laureles to the northwesterly line of Mission Street, parallel to and 10 feet northeasterly from the northeasterly line of De la Vina Street (formerly Hollister Avenue) is established as a setback line, between which line and such northeasterly line of De la Vina Street (formerly Hollister Avenue) no structure shall hereafter be erected or placed.

8. De la Vina Street and State Street (formerly portions of Hollister Avenue located within the City of Santa Barbara) Between Las Positas Road and Mission Street. A line drawn from the City Limits Line existing as of April 12, 1928, at Las Positas Road and State Street and along State Street and De la Vina Street to the northwesterly line of Mission Street, parallel to and 10 feet southerly from the southerly line of State Street (formerly Hollister Avenue) and parallel to and 10 feet southwesterly from the southwesterly line of De la Vina Street (formerly Hollister Avenue) is established as a setback line, between which line and such southwesterly line of De la Vina Street (formerly Hollister Avenue) no structure shall hereafter be erected or placed.

9. East Cabrillo Boulevard. A line drawn parallel to and distant 10 feet northwesterly from the line of East Cabrillo Boulevard between the northeasterly line of State Street and the southwesterly line of Santa Barbara Street is established as a setback line, between which line and such northeasterly line of East Cabrillo Boulevard no structure shall hereafter be erected or placed.

10. Gutierrez Street – Northwesterly Between De la Vina Street and Milpas Street. A straight line drawn from the northeasterly line of De la Vina Street to the southwesterly line of Milpas Street, 10 feet northwesterly from the northwesterly line of Gutierrez Street is established as a setback line, between which line and such northwesterly line of Gutierrez Street no structure shall hereafter be erected or placed.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
175

11. Gutierrez Street – Southeasterly Between De la Vina Street and Milpas Street. A straight line drawn from the northeasterly line of De la Vina Street to the southwesterly line of Milpas Street, 10 feet southeasterly from the southeasterly line of Gutierrez Street is established as a setback line, between which line and such southeasterly line of Gutierrez Street no structure shall hereafter be erected or placed.

12. Milpas Street – Northeasterly Between Anapamu Street and Cabrillo Boulevard. A straight line drawn from the southeasterly line of Anapamu Street to the northwesterly line of Cabrillo Boulevard, 10 feet northeasterly from the northeasterly line of Milpas Street is established as a setback line, between which line and such northeasterly line of Milpas Street no structure shall hereafter be erected or placed.

13. Milpas Street – Southeasterly Between Anapamu Street and Cabrillo Boulevard. A straight line drawn from the southeasterly line of Anapamu Street to the northwesterly line of Cabrillo Boulevard, 10 feet southwesterly from the southwesterly line of Milpas Street, is established as a setback line, between which line and such southwesterly line of Milpas Street no structure shall hereafter be erected or placed.

14. Montecito Street – Northeasterly Between Bath Street and Rancheria Street. A straight line drawn from the southwesterly line of Bath Street to the northeasterly line of Rancheria Street, 10 feet northwesterly from the northwesterly line of Montecito Street, is established as a setback line, between which line and such northwesterly line of Montecito Street no structure shall hereafter be erected or placed.

15. Montecito Street – Southeasterly Between Bath Street and Rancheria Street. A straight line drawn from the southwesterly line of Bath Street to the northeasterly line of Rancheria Street, 10 feet southeasterly from the southeasterly line of Montecito Street is established as a setback line, between which line and the southeasterly line of Montecito Street no structure shall hereafter be erected or placed.

D. Variances for Street Widening Setback Lines.

1. Variance by Resolution Authorized. Where there is need to allow variance to avoid unreasonable practical difficulties or unreasonable and unnecessary hardships resulting or arising from any setback line established by ordinance in the City, the City Council upon its own motion or upon verified petition, filed with the Clerk of the City Council, of any property owner whose property is directly affected by such setback line, shall have power to

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
176
allow by its resolution upon such reasonable terms and conditions as the City Council may deem proper and under the circumstances and subject to the conditions and provisions hereinafter specified, variance from the restrictions and prohibitions of any such setback line.

2. Basis for Allowing Variances. Variances shall be allowed and permitted under this section when consistent with the general purpose and objective of whatever setback line may be involved; and, only in such instances and only to such extent that the public welfare, safety and convenience shall be duly secured, with substantial justice done with respect to all concerned.

3. Prerequisites to Granting Variance. Moreover, variance shall be authorized under this section upon the following additional provisions and conditions:
a. That whatever improvements may be constructed, erected or made pursuant to any variance authorized under this section shall be and must be wholly removed in the event of any future public acquisition by condemnation of the real property whereon such improvements may be constructed, erected or made at the sole expense of the property owner to whom leave for such variance was granted the owner of the property at the time of the condemnation by the City. b. That variance shall be allowed by the City Council only upon the filing with the Clerk of the City of a written agreement and undertaking signed and acknowledged by the property owner involved and by its term binding the property owner or whoever shall be the owner of the property involved at the time of any future condemnation such as that abovementioned, to wholly remove whatever improvements may be constructed, erected or made under or pursuant to the leave granted under this chapter, which removal shall be at the sole cost and expense of the property owner.
c. That variance shall be allowed under this section only upon the further express condition and provision that if the property owner signing the aforementioned written agreement and undertaking any other owner of such property at the time of condemnation thereof shall fail to wholly remove all improvements constructed, erected or made under this section, the same may be removed by the City if it acquires by condemnation the land involved as contemplated by this section, at the sole expense of such property owner or owners.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
177
d. That variance shall be authorized under this section only upon the express provision and condition of the property owner or owners involved evidenced as above stated and expressly waiving and renouncing any and all right or claim to damages or compensation in favor of any such property owner or owners involved or otherwise arising by reason of the severance of any improvement constructed, erected or made under this section from any other or remaining improvement or by reason of the removal of any such improvement constructed, erected or made pursuant to leave authorized by this section, if the City acquires the land involved by condemnation.
e. That variance shall be authorized by the City Council under this section by resolution of the City Council setting forth the written findings of fact required by the following:
i. In order to justify any variance under the provisions of this section, the three following qualifications must be shown relative to the property involved in the application for such variance; and, the City Council’s resolution of approval in connection with any such applications must contain written findings of fact showing wherein the property involved meets the three following qualifications:
(1) That there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to all property affected by the setback line involved, and which produce unreasonable practical difficulties or unreasonable and unnecessary hardships in the way of adhering to the setback line or lines as established without the granting of leave for any variance therefrom.
(2) That such variance is necessary for the preservation and enjoyment of a substantial property right of the petitioner in consonance and harmony with the enjoyment of their property by other neighboring owners, subject to the setback line involved.
(3) That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements subject to the setback line involved.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
178

4. Council’s Decision to be Final. The decision of the City Council in granting or refusing any petition for any variance under this chapter or any granting on its own motion any variance under this section pursuant to the provisions of this section, shall be final and conclusive without any right of appeal.

5. Petition to State Grounds for Variance. Every petition filed under this section shall state fully the grounds upon which leave for variance is sought and the facts warranting the proposed allowance of variance.

6. Resolution to be Entered in Minutes. Every resolution hereafter allowing variance from any setback line shall be entered in full in the minutes of the City Council.

7. Compliance. Save and except under and as allowed pursuant to the provisions and procedure prescribed by this section, no improvements shall be constructed, erected or made in violation of any setback line ordinance of this City within the prescribed limits established by such setback line ordinance.

30.140.200 Substantial Redevelopment.

A. Substantial Redevelopment. A substantial redevelopment occurs when a structure is either completely demolished or at least two of the three conditions below are completed within any fiveyear period:

1. More than 50% of the structural elements of the roof or roof framing is removed.

2. More than 50% of the structural exterior walls (or vertical supports such as posts or columns when a structure has no walls) of a structure are removed or are no longer a necessary and integral structural component of the overall building.

3. More than 50% of the foundation system is removed or is no longer a necessary and integral structural component of the overall structure, including, but not limited to:
perimeter concrete foundation, retaining walls, post and pier foundations, or similar element(s) that connect a structure to the ground and transfers gravity loads from the structure to the ground.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
179
For the purposes of this section, prior work shall not be considered complete unless a final inspection has occurred or a certificate of occupancy has been issued for the permit. If work occurred without a valid building permit, the five-year period begins upon City issuance of a Notice of Violation for the unpermitted work. The determination of substantial redevelopment pursuant to this section shall not alter the meaning of the term “demolition” with regard to a historic resource, where demolition is defined in Santa Barbara Municipal Code Section 22.22.020, Definitions, or with regard to the application of State Title 24, Building Standards Codes.

B. Calculation. The calculation for determining whether a wall has been demolished or redeveloped will be based on a horizontal measurement of the perimeter exterior wall removed between the structure’s footings and the structure’s ceiling. The calculation for determining whether the roof or foundation system has been demolished or redeveloped will be based on the lineal feet of the foundation system, count of post and piers, or overall square footage of that individual element.

C. Structures without Walls or Roofs. Fences, patios, decks or similar, shall be considered demolished or redeveloped when more than 50% of either the lineal feet or area of the structure is removed.

D. Review of Substantial Redevelopment within Historic or Landmark Districts or of Designated City Landmarks of Historic Resources. The structure, site and landscapeing plans of historic resources as defined in Section 30.30.080 “H” shall be subject to the review process described in Chapter 30.157, Historic Resources. and approval of the Architectural Board of Review, or the Historic Landmarks Commission if the property is located within El Pueblo Viejo Landmark District or another historic or landmark district, or if the structure is a designated City Landmark, or the City Council on appeal.

30.140.210 Swimming Pools, Spas, and Similar Uses or Water Features.

A. Applicability. For purposes of this Section, the term “swimming pools or water features” means any constructed body of water that is accessory to a primary use and contains, or is capable of containing, water to a depth of at least 18 inches. This includes pools, spas, whirlpools, fountains, fishponds, waterfalls, and similar features. Such bodies of water may be used for human immersion or for decorative purposes.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
180
B. Standards. Swimming pools and water features are allowed as accessory uses and are subject to the following requirements:

1. Swimming Pool Location. The outside wall of the water-containing portion of any in-ground swimming pool or in-ground water feature must be located outside the required setbacks of the applicable zone or a minimum of 15 feet from the front lot line and five feet from all interior lot lines, whichever is less.

2. Water Feature Height. Fountains, waterfalls, slides and similar above-ground water features must not exceed 8 feet in height and must comply with the required setbacks of the applicable zone. The applicable Design Review body may allow variation to this height standard.

3. Filter and Heating Equipment. The location of the associated mechanical equipment is subject to the standards in Section 30.140.130 Mechanical and Utility Equipment.

4. Fencing Requirements. All pools must be fenced in accordance with the provisions of the Building Code and State law.

The outside wall of the water-containing portion of any in-ground swimming pool, spa, pond, fountain, or similar in-ground water feature shall be located outside the required setbacks of the applicable zone or a minimum of 15 feet from the front lot line and five feet from all interior lot lines, whichever is less. The location of the associated mechanical equipment is subject to the standards in Section 30.140.130 Mechanical and Other Equipment.

30.140.220 Trash, Recycling, and Personal Outdoor Storage A. Purpose. The purpose of this section is to ensure that trash, recycling, and personal outdoor storage areas are designed, located, and maintained in a manner that supports public health and safety, protects neighborhood character, and promotes environmental sustainability. These standards are intended to minimize visual impacts, prevent nuisances, and ensure compatibility with surrounding development.

B. Applicability. All new and existing trash, recycling, and personal outdoor storage areas must comply with the requirements of this section.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
181
C. Trash and Recycling Storage Areas. Storage areas for trash and recycling containers, with adequate capacity for all required waste streams—including trash, recycling, green waste, and food scraps—must be provided for each development or land use in accordance with Chapter 7.16, Solid Waste Management, and the following standards:

1. Screening. Trash and recycling containers must be screened in accordance with Section 30.140.155, Screening.

2. Enclosures. All trash and recycling enclosures must comply with the City’s Trash and Recycling Enclosure Design Guide, as reviewed and approved by the City’s Clean Community Division.

3. On-Site or Off-Site Facilities. Trash and recycling storage areas must be located either:
a. On the same lot as the uses served; or
b. In an off-site facility, subject to approval by the City’s Clean Community Division and secured with a Recorded Agreement pursuant to Chapter 30.260, Recorded Agreements.

4. Maintenance. Trash and recycling storage areas must be:
a. Maintained in good condition and free of visible debris. b. Used exclusively for the storage of trash and recycling receptacles. c. Operated in a manner that does not create a nuisance, hazard, or other objectionable condition, pursuant to Chapter 30.180, Performance Standards.

5. Prohibited Locations. Trash and recycling containers must not be located in any of the following areas:
a. Setbacks.
b. Front yard.
c. Open yard.
d. Parking space or vehicular use areas.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
182
e. Front porch, stoop, landing, or other building entrance or frontage.

6. Encroachments. Location exceptions for trash and recycling containers and enclosures are allowed consistent with Section 30.140.090, Encroachments.

7. Trash and Recycling Design Standards Waiver. The Design Review body may waive or reduce the location or screening standards for trash and recycling containers and enclosures, beyond what is allowed under Section 30.140.090, Encroachments, if the proposed project complies with all other applicable base zone development standards and the applicant demonstrates that one or more of the following findings can be made:
a. Site Constraints. Site constraints, such as existing development, topography, lot configuration, or access requirements, physically prevent full compliance with the open yard standards.
b. Environmental or Operational Performance. The alternative design provides equivalent or superior environmental or operational performance consistent with the intent of this section.

D. Personal Outdoor Storage. For the purposes of this section, “personal outdoor storage” means the placement, keeping, or parking of any non-commercial storage of personal property in an open area that is not fully enclosed within a building or structure. This includes areas that are partially covered or screened but not fully enclosed on all sides and roofed. Commercial outdoor storage is regulated separately under this Title.

1. Prohibited Items. The following items must not be stored or parked outdoors in the locations listed in Subsection D.2 for a period of 72 or more consecutive hours:
a. Vehicles, trailers, airplanes, boats, recreational vehicles (RVs), or parts thereof, except for passenger automobiles and bicycles parked in compliance with Chapter 30.175, Parking Regulations.
b. Appliances, loose rubbish or garbage, junk, tents, building materials, compost piles, tires, or any similar item.
c. Machinery, equipment, or tools not in active use, including construction or landscaping equipment.
d. Indoor or outdoor furniture not intended for active outdoor use.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
183
e. Storage containers, bins, or materials covered by tarps.

2. Prohibited Locations. The items listed in Subsection D.1 must not be stored or parked in any of the following areas, except as otherwise permitted by this Title:
a. Setbacks.
b. Front yard.
c. Open yard.
e. Front porch, stoop, landing, or other building entrance or frontage. f. Vacant or undeveloped lots, unless otherwise permitted.

3. Screening. The items listed in Subsection D.1 must be screened in accordance with Section 30.140.155, Screening.

4. Exceptions. The following exceptions apply to the standards in this section:
a. Storage established as an allowed use with a valid permit or approval, as provided in this Title.
b. Construction materials intended for use on the same premises may be stored during the time that a valid permit is in effect for construction on the premises. c. Uncovered automobile and bicycle parking allowed pursuant to Chapter

30.175, Parking Regulations.
d. Items allowed to encroach into setbacks, stepbacks, landscape areas, and open yard areas pursuant to Section 30.140.090, Encroachments.

30.140.230 Visibility at Driveways and Intersections.

A. Applicability. Visibility at driveways and intersections shall be maintained in accordance with this section, unless the Public Works Director grants a Minor Zoning Exception, pursuant to Chapter 30.245, Minor Zoning Exceptions, upon finding that the granting of such exception will not create or exacerbate an obstruction of the necessary sightlines for safe operation of motor vehicles.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
184
B. Driveways. Visibility at a driveway that crosses a front property line shall not be blocked above a height of 42 inches measured from edge of right-of-way elevation, within the triangle areas described below:

1. Street with Sidewalk and Parkway. When a driveway directly abuts a portion of a street with a sidewalk and parkway, the triangle is measured on two sides by a distance of 10 feet from the side of a driveway and 10 feet back from the front lot line.

2. Street without Sidewalk and Parkway. When a driveway directly abuts a portion of a street without a sidewalk and parkway, the minimum required site distance is established based on legal vehicle speed and the position of the driver’s eye in relation to the intersection edge of right of way as determined by the Public Works Director. The Public Works Director may require additional site sight distance due to site-specific conditions.

C. Street Intersections. The required site sight distance is established based on legal vehicle speed and the position of the driver’s eye in relation to the intersection edge of travelled way as determined by the Public Works Director.

1. Structures and landscape determined to be within the required sight distance must not block visibility above a height of 42 inches, measured from the right-of-way elevation.

2. Structures and landscape located adjacent to intersections controlled by an all-way stop are not subject to additional height restrictions pursuant to this subsection. unless Tthe Public Works Director may require additional site distance imposes additional height restrictions due to site-specific conditions.

D. Required Reduction for Safety. If the height of any landscapeing or structure obstructs the sightlines required for the safe operation of motor vehicles, the Public Works Director may declare the obstruction to be a public nuisance and require the removal, relocation or reduction of the obstruction in order to provide for the safe operation of motor vehicles.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
185
FIGURE 30.140.230: VISIBILITY AT DRIVEWAYS AND INTERSECTIONS

WITH SIDEWALK AND PARKWAY

WITHOUT SIDEWALK AND PARKWAY

30.140.240 Waste, Recycling, and Outdoor Storage.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
186
All new and existing waste, recycling, and outdoor storage areas shall comply with the requirements of this section.

A. Waste and Recycling Storage. Appropriately screened and located storage areas for solid waste and recycling receptacles that provide sufficient capacity for the development or use shall be provided, as follows:

1. Compliance with the City Trash and Recycling Enclosure Design Guide.

Waste and recycling storage areas shall comply with the City Trash and Recycling Enclosure Design Guide.

2. Screening. Waste and recycling receptacle storage areas shall be hidden from view by a fence or enclosure, compatible with adjacent architecture, with a minimum height of five feet for carts/cans, and seven feet for dumpsters, from any parking lot, right-of-way, or adjoining residential property. This requirement may be reduced or waived by the appropriate Design Review body if the waste and recycling receptacle storage area is determined to be adequately screened pursuant to Section 30.15.120, Screening.

3. Access. Adequate access to and from the waste and recycling receptacle storage areas shall be provided including to the waste hauler access point.

4. Visibility. Waste and recycling receptacle storage areas shall comply with all height limitations pursuant to Section 30.140.230, Visibility and Driveways and Intersections.

5. Maintenance. Waste and recycling receptacle storage areas shall be maintained in good condition, free of visible debris, and shall not be used for anything other than storing waste and recycling receptacles. Waste and recycling receptacle storage areas shall not create a nuisance, hazard, or other objectionable condition, pursuant to Chapter 30.180, Performance Standards.

6. Location. No portion of any front yard, setback, open yard, or front porch shall be used to store waste, recycling or similar receptacles. However, waste, recycling, or similar receptacles provided by the City's contracted local waste hauler may encroach into an interior setback, front yard, or front setback, if located in an enclosure, and located no closer than 10 feet to the front lot line; under the following conditions:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
187
a. A Minor Zoning Exception pursuant to Chapter 30.245, Minor Zoning Exceptions, is approved by the appropriate Design Review body, with the following findings:
i. In addition to the findings required by Chapter 30.245, Minor Zoning Exceptions, the Minor Zoning Exception may only be granted where the Design Review body finds that the waste and recycling enclosure is not anticipated to create a nuisance, hazard, or other objectionable condition, pursuant to Chapter 30.180, Performance Standards.
b. The setback encroachments is for existing development only. The encroachment is not available for new structures, additions, or substantial redevelopment to existing structures where the proposed project can provide a conforming location.
c. When located within a setback or front yard, the waste and recycling enclosure shall be unroofed and shall not exceed the size required to store the receptacles, as determined by the City's Environmental Services Division.

B. Outdoor Storage. No or portion of a front yard, setback, required open yard, or front porch, shall be used for the storage or parking motor vehicles, trailers, airplanes, boats, parts of any of the foregoing, appliances, loose rubbish or garbage, junk, tents, building materials, compost pile, or any similar item, for a period of 48 or more consecutive hours, except as provided below.:

1. Storage established as a permitted use with a permit or approval, as provided in this Title.

2. Construction materials for use on the same premises may be stored during the time that a valid permit is in effect for construction on the premises.

30.140.240 Yard Buildings.

A. Applicability. Yard buildings are allowed as minor accessory buildings on lots containing a main residential building, subject to the requirements of this section.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
188
For purposes of this section, a “yard building” means any on-grade, one-story, detached, covered, non-habitable structure, such as garden sheds, covered bicycle lockers, and enclosed playhouses. The term does not include attached patios, sunrooms, service porches, or other enclosed rooms attached to the main building. Such attached structures must conform to the same setback and height regulations as the main building.

B. Standards. Yard buildings must conform to the following requirements:

1. Maximum Number: No more than two yard buildings are allowed per lot.

2. Maximum Size: Each yard building must not exceed 120 square feet in floor area, with a combined total not to exceed 200 square feet per lot.

3. Front Yards. Yard buildings are not allowed within the front setback or front yard.

4. Interior Setbacks and Open Yards. Yard buildings up to eight feet in height may be located within interior setbacks and open yards, except when the open yard is located in the front yard, as provided in Section 30.140.090, Encroachments. Yard buildings over eight feet in height must comply with the standards for detached accessory buildings in Section

30.140.020, Accessory Buildings.

5. Rooftop Decks Prohibited. No rooftop deck, terrace, or viewing platform is allowed on the roof of a yard building approved pursuant to this section.

6. Screening. Yard buildings in interior setbacks must be screened from neighboring properties with a fence, hedge, or similar screening element, pursuant to Section 30.140.155, Screening.

7. Exemptions. Yard buildings allowed pursuant to this section are:
a. Exempt from design review and not counted toward the applicability criteria for design review under Chapter 30.220, Design Review.
b. Exempt from Maximum Floor Area Ratio (FAR) if applicable per Table

30.20.030.A: Development Standards–Residential Single Unit Zones. c. Not counted toward the maximum accessory building floor area established in Section 30.140.020, Accessory Buildings.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
189
d. Exempt from building permits if the structure qualifies for exemption under the Building Code, including one-story detached accessory structures used as tool or storage sheds that do not include utility connections.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
190
SECTION 7. Section 30.150.090 of Chapter 30.150 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

30.150.090 Additional Development Incentives.

A. Development Standards Generally. In order to further encourage the development of projects in accordance with the provisions of this Average Unit-Size Density Incentive Program, the development standards listed in this section are allowed for those projects developed and maintained in accordance with the Average Unit-Size Density Incentive Program. Except as otherwise specified in this section, projects developed in accordance with the provisions of the Average Unit-Size Density Incentive Program shall otherwise comply with the development standards applicable to the zone in which the lot is located. This section does not apply to a parcel that was developed with a mobilehome park (as defined by California Health and Safety Code Section 18214) that existed on November 1, 2018.

B. Market Rate Ownership Projects Within the Upper State Street Area (USS) Overlay Zone. Projects developed with market rate ownership units, on lots with a City General Plan land use designation of Medium-High Density, and within the Upper State Street Area (USS) Overlay Zone, shall comply with Upper State Street Area (USS) Overlay Zone development standards as required by Chapter 30.85.

C. Maximum Height.

1. C-G and M-C Zones. Projects developed and maintained in accordance with the Average Unit-Size Density Incentive Program in the C-G or M-C Zones, located in and developed at the Priority Housing Overlay Tier, as shown on the City of Santa Barbara Average Unit-Size Density Incentive Program Map (Exhibit A to this chapter), and located within the Central Business District, delineated on Figure 30.175.050.B, Central Business District, shall be allowed a maximum height of 48 feet, unless an exception is approved pursuant to Section 30.140.100, Exceptions to Height Limitations.

2. R-M, R-MH, O-R, C-R, CO-HV, CO-CAR Zones, or the USS Overlay Zone.

Projects developed and maintained in accordance with the Average Unit-Size Density Incentive Program in the R-M, R-MH, O-R, C-R, C-G, M-C, CO-HV, CO-CAR Zones, or the USS Overlay Zone shall conform to the maximum height standards specified within the zone in which the lot is located.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
191
D. Maximum Floor Area. Average Unit-Size Density Incentive Program projects in the USS Overlay Zone are not subject to the USS Overlay Zone maximum floor area limitations of Chapter

30.85, except, that projects developed with market rate ownership units on lots with a City General Plan land use designation of Medium-High Density and located within the USS Overlay Zone shall comply with USS Overlay Zone maximum floor area limitations of Chapter 30.85.

E. Setbacks. Projects developed and maintained in accordance with the Average Unit-Size Density Incentive Program shall observe the following setback standards:

1. O-R, C-R, C-G, and M-C Zones and the USS Overlay Zone. Projects developed in accordance with the Average Unit-Size Density Incentive Program in the O-R, C-R, C-G, and M-C Zones and the USS Overlay Zone shall observe the following setback standards:
a. Front Setback.
i. State Street and First Blocks of Cross Streets. Projects on lots fronting State Street between Montecito Street and Sola Street, and lots fronting the first block east or west of State Street on streets that cross State Street between and including Montecito Street and Sola Street, shall not be required to provide a front setback.
ii. Non-Residentially-Zoned Lots Subject to the USS Overlay Zone.

Projects developed on non-residentially-zoned lots within the USS Overlay Zone shall observe a front setback of 10 feet; provided, however, that projects on non-residentially-zoned lots in the Medium-High Density designation and developed with market rate ownership units shall observe the front setback standards of the USS Overlay Zone required by Chapter

30.85. iii. All Other Lots. Projects on lots that do not front on the streets specified in subsection E.1.a.i, State Street and First Blocks of Cross Streets, shall observe the following front setback standard: are not required to provide a front setback. However, such projects shall provide the AverageDepth Front Landscape Buffer in accordance with Section 30.140.118, Landscape.
(1) A uniform front setback of five feet shall be provided except where that portion of the structure which intrudes into the required

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
192
five-foot front setback is appropriately balanced with a front setback area that exceeds the minimum five-foot front setback. The additional compensating setback area shall be in the front yard, and not located farther from the adjacent front lot line than one half of the depth of the lot.
b. Interior Setback Adjacent to Nonresidential Zone. No interior setback is required for those projects adjacent to a nonresidential zone; provided, however, that projects on non-residentially-zoned lots in the Medium-High Density designation within the USS Overlay Zone and developed with market rate ownership units shall observe the interior setback standards required by the applicable zone. c. Interior Setback Adjacent to Residential Zone. A uniform interior setback of six feet shall be provided except for those projects where that portion of the structure which intrudes into the required six-foot interior setback is appropriately balanced with an interior setback area that exceeds the minimum six-foot interior setback; provided, however, that projects developed on non-residentially-zoned lots in the Medium-High Density designation within the USS Overlay Zone and developed with market rate ownership units shall observe the interior setback standards required by the applicable zone.

2. R-M and R-MH Zones. Projects on lots developed in accordance with the Average Unit-Size Density Incentive Program in the R-M and R-MH Zones, except for market rate ownership projects within the USS Overlay Zone, shall observe the same setbacks as the RM and R-MH Zones.

3. CO-HV and CO-CAR Zones. Lots developed in accordance with the Average Unit-Size Density Incentive Program in the CO-HV and CO-CAR Zones shall observe the setback standards required by the applicable zone.

F. Parking. Projects developed under the Average Unit-Size Density Incentive Program shall observe the following parking requirements.

1. Within the Central Business District. Projects developed and maintained in accordance with the Average Unit-Size Density Incentive Program, on lots within the Central Business District, as delineated in Figure 30.175.050.B., shall provide a maximum of one off-street parking space per residential unit. The parking space may be covered or uncovered, and may be leased separately from the residential unit. All off-street parking

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
193
spaces associated with nonresidential components of mixed-use projects developed under the Average Unit-Size Density Incentive Program shall comply with the parking standards set forth in Chapter 30.175, Parking Regulations.

2. Outside the Central Business District. Projects developed and maintained in accordance with the Average Unit-Size Density Incentive Program on lots outside the Central Business District, as delineated in Figure 30.175.050.B., shall observe the following parking requirements:
a. Studio, One-Bedroom, and Two-Bedroom Residential Units. A minimum of one parking space shall be provided for each residential unit. The parking spaces may be covered, uncovered, or a combination of both.
b. Three or More Bedroom Residential Units. A minimum of two automobile parking spaces shall be provided for each residential unit with three or more bedrooms. The parking spaces may be covered, uncovered, or a combination of both. c. Market Rate Ownership Projects in USS Overlay Zone. Projects on lots in the Medium-High Density designation subject to the USS Overlay Zone and developed with market rate ownership units shall observe the parking requirements required by the applicable zone.

3. Parking Reductions. Except for the parking reductions provided pursuant to Section 30.175.050.A, for development in which 100% of the units are developed as rental units affordable to very low or low income households, or Senior Housing, residential units developed under this chapter shall not qualify for any additional parking exceptions or reductions pursuant to Chapter 30.175, Parking Regulations.

4. Bicycle Parking. A minimum of one covered and secured bicycle parking space shall be provided for each residential unit.

5. Guest Parking. Guest parking is not required.

6. Other Parking Regulations. Other than the number of required off-street parking spaces pursuant to Table 30.175.040, Required Off-Street Parking Spaces, and as may otherwise be provided in Section 30.150.090.F.1., projects developed under this chapter shall observe all of the parking standards specified in Chapter 30.175, Parking Regulations.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
194
G. Open Yard. Projects developed in accordance with the Average Unit-Size Density Incentive Program shall provide open yard as follows: specified by Section 30.140.140, Open Yards.

1. Residential Zones. Projects in residential zones shall provide the open yard requirements specified by Section 30.140.140, Open Yards.

2. Nonresidential Zones.
a. Projects in nonresidential zones, in the Medium-High Density designation, within USS Overlay Zone, and developed with market rate ownership units shall provide the open yard requirements specified by Section 30.140.140, Open Yards. b. All other projects in nonresidential zones shall provide open yard requirements as follows:
i. Private open yard, pursuant to Section 30.140.140.C.2, Lots Developed with Multi-Unit Residential or Mixed-Use; and ii. On lots developed with four or more residential units, one additional area, located on grade or on a roof deck, is required with minimum dimensions of 15 feet long and 15 feet wide for use as a common open yard accessible to all residential units on the lot.
iii. An alternative open yard design that meets the following standards is allowed to replace subsections G.2.b.i and ii above.
(1) Minimum Area. 15% of the net lot area located on the ground or on decks of any height, including roof decks; and (2) Minimum Dimensions. At least one area with a minimum dimension of 20 feet long and 20 feet wide, located on the ground or on any floor of the building or structure, including roof decks, that are accessible to all units for use as a common open yard area must be provided.
(3) Standards and Location. Except those for private open yards in Sections 30.140.140.D.4 and 30.140.140.E.5, and the on-grade requirement in Section 30.140.140.E.2, all other open yard standards

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
195
and location requirements, pursuant to subections 30.140.140.D and E, Standards and Location, shall be met.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
196
SECTION 8. Chapter 30.165 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Chapter 30.165 Nonconforming Structures, Site
Development, and Uses
Sections:

30.165.010 Purpose

30.165.020 Applicability

30.165.030 Right to Continue, Repair and
Maintain

30.165.035 Structures Made Nonconforming
by Public Acquisition

30.165.040 Alterations to Nonconforming
Development

30.165.050 Additions to Nonconforming
Development

30.165.060 Nonconforming Garages and
Carports

30.165.070 Nonconforming Uses

30.165.080 Demolition and Replacement of
Nonconforming Structures

30.165.090 Nonconforming Fences and
Hedges

30.165.100 Nonconforming Open Yard

30.165.010 Purpose.

The purpose of this chapter is to provide for the regulation of nonconforming structures, site development, and uses, and to specify those circumstances under which they shall be permitted allowed to continue and be improved. The provisions of this chapter are intended to encourage the preservation and reuse of existing development, allow flexibility for improvements in form and design, control such uses and structures so as to reduce adverse effects on adjoining properties, and to preserve the integrity of the area in which it is located.

30.165.020 Applicability.

The provisions of this chapter apply to structures, site development, and uses that have become nonconforming by adoption of this Title, or become nonconforming due to subsequent amendments to its text or to the Zoning Map, except as follows:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
197
A. Nothing in this chapter shall be construed to prohibit any additions or alterations to a nonconforming structure as may be reasonably necessary to comply with any lawful order of any public authority, such as seismic safety requirements, the Americans with Disabilities Act, or a Notice and Order of the Building Official, made in the interest of the public health, welfare, or safety, provided that approvals pursuant to Chapter 30.250, Modifications, may be required for such additions or alterations.

B. Nothing in this chapter shall be construed or applied to prevent additions, alterations, or replacement of Public Works and Utilities buildings, structures, equipment or facilities where there is no change in use or increase in the project site area.

C. Regulation of sites that are nonconforming to parking regulations are contained in Chapter 30.175, Parking Regulations.

D. The provisions in this chapter do not apply to any feature of a structure or site development granted a Modification pursuant to Chapter 30.250, Modifications, or a Minor Zoning Exception pursuant to Chapter 30.245.

30.165.030 Right to Continue, Repair, and Maintain.

A. Nonconforming structures, site development, or uses may be continued, repaired and maintained provided there is no increase in the intensity of any nonconforming use, except as allowed pursuant to Section 30.165.070.A, Change of Use. The right to continue a nonconforming use or structure shall attach to the land and shall not be affected by a change in ownership, tenancy, or management. The right to continue a nonconformity shall terminate once it has been abandoned.

1. Abandonment. A nonconformity is considered to be abandoned after any of the following have occurred:
a. Change to a Conforming Use or Configuration. The nonconformity has been changed to a conforming use or configuration.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
198
b. Discontinuation of Use. The use has been discontinued pursuant to Section 30.140.080, Discontinuation of Use.
c. Substantial Redevelopment. The structure containing the nonconformity is demolished or substantially redeveloped and not reconstructed pursuant to Section 30.165.080, Substantial Redevelopment and Replacement of Nonconforming Structures.

B. The right to continue does not apply to nonconforming structures, site development, or uses deemed to be a public nuisance because of health or safety conditions, as determined by the Chief Building Official.

30.165.035 Structures Made Nonconforming by Public Acquisition.

A. Legal Nonconforming Status. Where a legally created parcel of land is reduced in size or lot dimensions due to acquisition or dedication by a public agency for a public purpose, and such reduction results in a nonconformity with required setbacks or other applicable development standards, any existing building or structure on the lot is deemed a legal nonconforming structure pursuant to this chapter. A Modification pursuant to Chapter 30.250, Modifications, is not required to maintain the existing structure in its current form.

B. Redevelopment and Additions.

1. Substantial redevelopment of the structure, or any addition or expansion of the structure, must comply with the applicable development standards based on the new lot area and setbacks measured from the new lot lines.

2. Alterations to existing nonconforming buildings are allowed pursuant to this chapter.

30.165.040 Alterations to Nonconforming Development.

Alterations to existing nonconforming structures, site development, or structures containing a nonconforming use or nonconforming residential density, are allowed provided that the alteration does not increase the floor area, except as allowed pursuant to Section 30.165.050, Additions to Nonconforming Development, or Section 30.165.060, Nonconforming Garages and Carports, and meets all of the following standards:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
199
A. Nonconforming Height. No structural alterations may be made to the portion of the structure or building that exceeds the maximum height. The Non-structural alterations may be made shall that do not increase, alter, or relocate the height or volume of the portion of the structure that exceeds the maximum height in the zone.

B. Nonconforming Setbacks.

1. Height and Volume in Setbacks. Alterations that increase or relocate the height or volume of the portion of the structure a building within the front or interior setbacks, may be approved by the appropriate Design Review body, subject to Chapter 30.245, Minor Zoning Exceptions, and as follows: made provided that the addition meets the following standards:
a. The portion of the structure located in the setback does not increase height by more than 42 inches; and
b. Alterations do not result in an overall roof pitch greater than a four-inch rise over a 12-inch run unless the new roof pitch matches the existing development on the site.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
200
FIGURE 30.165.040.B: HEIGHT LIMITATIONS ON ALTERATIONS IN SETBACKS

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
201

2. Openings in Setbacks – First Floor. Alterations to create new, relocate, or enlarge windows, doors, or other openings on that portion of the first floor of a structure that is located within any setback are allowed.

3. Openings in Setbacks – Upper Floors. Alterations to create new, relocate, or enlarge windows, doors or other openings on that portion of the upper floor of a structure that is located within a setback are allowed when not within an interior setback adjacent to a residential use or zone provided that the alterations conform to the privacy standards in Section 30.140.145, Privacy Standards for Upper-Story Openings. a. Exceptions If within an interior setback and adjacent to a residential use or zone, alterations may be approved by the appropriate Design Review body, pursuant to Chapter 30.245, Minor Zoning Exceptions.

4. Change of Use in Setbacks. Alterations that change the land use of a development are allowed provided that the alteration does not change the land use of any structure located in the setback from residential to nonresidential, or from nonresidential to residential within the portion of the structure that is located closer than five feet to an interior lot line when adjacent to a residential use or zone.
a. Exceptions. If closer than five feet to an interior lot line and adjacent to a residential use or zone, a change of use to or from a residential use and the following uses is allowed The following change in use from residential to nonresidential in a setback is allowed:
i. Community Garden
ii. Live-Work Unit
iii. Market Garden
iv. Neighborhood Market

5. Residential Units in Setbacks. Alterations that result in an increase in the number of residential units are allowed provided that the alteration does not result in an increase in the number of residential units within the portion of the structure that is located closer than five feet to an interior lot line when adjacent to a residential use or zone

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
202
a. Exception. A conversion to or from a residential unit to an Accessory Dwelling Unit is allowed.

C. Nonconforming Open Yard. See Section 30.165.100, Nonconforming Open Yard.

D. Nonconforming Floor Area. If the development is nonconforming to any floor area limitations, alterations are allowed that do not decrease the floor area of a structure or use below the minimum area required; or increase the floor area of a structure or use above the maximum area allowed.

E. Nonconforming Residential Unit Standards. If the development is nonconforming to any residential unit standards, alterations are allowed that do not increase the number or types of residential building elements; or enlarge or relocate nonconforming residential building elements, except as allowed pursuant to Section 30.140.150, Residential Unit.

F. Nonconforming Density. If an existing residential development is nonconforming to residential density standards, Aalterations are allowed that do not add units, increase the unit size, or increase the residential floor area, except as otherwise allowed by this Title., or the number of bedrooms, such that it would cause the residential density for the development to exceed the approved residential density.

G. Nonconforming Use. See Section 30.165.070, Nonconforming Uses.

H. Nonconforming Landscape. See Section 30.140.118, Landscape.

H.I. Other Development Standards. For all other elements or uses of a structure or property, alterations are allowed that do not increase or expand the nonconformity.

30.165.050 Additions to Nonconforming Development.

Additions to existing nonconforming structures, site development, or structures containing a nonconforming use or nonconforming residential density, are only allowed as follows:

A. Substantial Redevelopment Combined with Additions Prohibited. Additions allowed by this chapter shall not be permitted concurrently with a substantial redevelopment pursuant to

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
203
Subsection 30.165.080.B, Replacement of Demolished Nonconforming Structures, paragraph 9, Additions Prohibited.

B. Conforming Additions. Additions to nonconforming structures are allowed if the addition conforms with all development standards of this Title, the existing use and residential density of the property are conforming, and no addition is made that increases the nonconformity of the structure or site development.

C. Nonconforming Additions in Setbacks.

1. New Floor Area within Existing Structure. Additions of floor area, such as the creation of a mezzanine, or the conversion of attic or understory area to new floor area may be made to any portion of an existing structure that is located within setbacks, provided that the addition is constructed within the existing, fully-enclosed exterior walls and roof of a structure.

2. First Floor Addition in Interior Setback. A first-floor addition of new floor area that is located within an interior setback may be made to an existing residential main building that is located within the interior setback, provided that the addition meets the following standards (see also Figure 30.165.050.C.2, First Floor Addition in Interior Setback):
a. The cumulative total of new floor area located within an interior setback is equal to or less than the first-floor area of the existing, nonconforming portion of the structure located within the same interior setback as of the effective date of this Title;
b. Additions may continue nonconforming setbacks All new construction shall continue the plane of the existing exterior building wall that is located in the setback, and maintain a minimum setback of five feet or the same distance from the closest point of the existing building to the interior lot line, whichever is greater; Additions may continue an existing nonconforming setback, provided that the addition does not encroach closer than four feet from the interior lot line, or the distance from the closest point of the existing structure to the interior lot line, whichever is greater; c. The maximum cumulative length of the addition located within the interior setback shall not exceed 20 linear feet measured parallel to the lot line;

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
204
d. The height of the addition within the interior setback complies with the Height and Volume in Setbacks provisions of Section 30.165.040, Alterations to Nonconforming Development.
e. The existing use and residential density of the property is conforming; and f. All other development standards are met.

FIGURE 30.165.050.C.2: FIRST FLOOR ADDITION IN INTERIOR SETBACK

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
205
D. Nonconforming Additions that Exceed the Maximum Floor Area Ratio (Floor to Lot Area Ratio). An addition of new floor area on a lot that is nonconforming as to the maximum floor area or where the proposed expansion would is otherwise be deemed precluded development not allowed as specified in Subsection 30.20.030.A, Maximum Floor Area Ratio (Floor to Lot Area Ratio), is allowed as follows:

1. The addition is allowed pursuant to Section 30.165.060, Nonconforming Garages and Carports; or

2. The addition shall does not exceed 100 150 square feet of floor area, excluding covered parking, over the floor area legally existing on the lot as of June 7, 2007; and

3. Only one addition, excluding covered parking, is allowed; and

4. All other development standards are met.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
206
E. Nonconforming Additions on Lots with Nonconforming Residential Density. An addition of new floor area on a lot containing nonconforming residential density may be allowed, as follows:

1. The residential floor area, excluding covered parking, on a lot existing as of the effective date of this Title October 1, 2017, may be increased by a maximum of 250 square feet through one or multiple additions to the existing residential main or accessory buildings.

The addition may be provided as:
a. One common room or rooms that serve all units on-site (such as a laundry room, storage room, or recreation room); or
b. Multiple rooms assigned to individual units, with a maximum of 50 square feet per unit, provided the total does not exceed 250 square feet; and

2. All other development standards are met.

30.165.060 Nonconforming Garages and Carports.

A. Existing Garages and Carports. In any zone, garages and carports that are nonconforming setbacks, or on lots with nonconforming open yard, or on a lot that is nonconforming to the Maximum Floor Area (Floor to Lot Area Ratio), use or residential density, may be altered, increased in size expanded, demolished and reconstructed, substantially redeveloped, or any combination of the above, in order to provide covered parking that conforms to City Standards for Parking Design, subject to the following provisions: In any zone, nonconforming garages and carports may be altered, expanded, demolished and reconstructed, or otherwise improved only for the purpose of providing covered parking that conforms to the City’s Access and Parking Design Standards.

Improvements for other uses, such as storage, workshops, or laundry rooms, are not permitted under this section. All such improvements are subject to the following provisions:

1. The number of parking spaces shall not be increased within any nonconforming setback or nonconforming open yard. The number of proposed parking spaces must not exceed the minimum number of spaces required by Chapter 30.175, Parking Regulations.

2. The new nonconforming setback of the resulting garage or carport shall be no less than the existing nonconforming setback. Reductions to open yard area may be allowed in accordance with Section 30.165.100, Nonconforming Open Yard.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
207

3. The interior dimensions of the resulting garage or carport shall be equal to or greater than those described in the City Standards for Parking Design City Access and Parking Design Standards, and the floor area shall be no larger than not exceed 250 square feet per covered parking space.

4. Garages may be converted to carports, carports may be converted to garages, and garage doors may be altered or relocated.

5. There shall be no increase in the height of a structure or relocation of windows and doors within any setback, except as otherwise allowed under Section 30.165.040, Alterations to Nonconforming Development.

6. The resulting garage or carport shall not exceed the maximum height in the zone.

7. The portion of nonconforming garages or carports within an interior setback and located closer than five feet to an interior property line, and adjacent to a residential zone or use, shall not be converted from covered parking to another use, such as storage, workshops, livable space, other than the conversion to an Accessory Dwelling Unit, pursuant to Section 30.185.040; and

8.7. All other applicable development standards are met.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
208
FIGURE 30.165.060.A: EXPANSION OF NONCONFORMING GARAGES B. New Garages and Carports. New covered parking spaces, up to the minimum number required by this Title, may be constructed on lots containing nonconforming residential density, or on a lot that is nonconforming to the Maximum Floor Area Ratio (Floor to Lot Area Ratio), provided:

1. The interior dimensions of the resulting garage or carport shall be no larger than those described in the City Standards for Parking Design City Access and Parking Design Standards, and the floor area shall be no larger than 250 square feet per covered parking space;

2. The new garage or carport is not on a lot developed with nonconforming uses; and

3. All other development standards are met.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
209

30.165.070 Nonconforming Uses.

A. Change of Use. Nonconforming uses may be changed subject to the following:

1. Permitted Allowed Uses. Any nonconforming use may be changed to a use that is allowed in the zone in which it is located.

2. Compatible Nonconforming Uses. Nonconforming uses may be changed to a compatible nonconforming use.

3. Incompatible Nonconforming Uses. Nonconforming uses shall not be changed to an incompatible nonconforming use.

B. Alterations to Structures Containing Nonconforming Uses. Nonstructural aAlterations to structures containing nonconforming uses that do not enlarge or relocate the area devoted to the nonconforming use are allowed provided there is no increase in the intensity of use, as defined in Section 30.300.090 “I”. Structural alterations are limited as follows:

1. Compatible Nonconforming Uses. Structures containing compatible nonconforming uses may be structurally altered, provided that the alterations do not result in a substantial redevelopment and replacement pursuant to Section 30.165.080, Substantial Redevelopment and Replacement of Nonconforming Structures.

2. Incompatible Nonconforming Uses. Structures containing incompatible nonconforming uses may not be structurally altered.

C. Determination of Compatible or Incompatible Use. The Community Development Director shall determine whether an existing or proposed replacement nonconforming use is compatible or incompatible with the purpose of the zone and surrounding uses. Elements to be considered when making these determinations include, but are not limited to, the following:

1. Building Code occupancy classification;

2. Land Use Classification;

3. Noise;

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
210

4. Odors;

5. Vibration;

6. Air pollution including dust and other particulate matter;

7. Light or glare;

8. Visual or aesthetic impacts;

9. Hazardous materials; or

10. Other detrimental effects.

D. Lots with Both Nonconforming Uses and Conforming Uses. When a single lot contains both a nonconforming use and a conforming use, additions or alterations may be allowed only to the conforming structures, provided such changes do not expand, enlarge, or relocate the nonconforming use, intensify it, or increase any other site nonconformity.

30.165.080 Substantial Redevelopment and Replacement of Nonconforming Structures.

A. Verification of Substantial Redevelopment. When, in the determination of the Community Development Director, there exists the potential for a project to result in a substantial redevelopment, the applicant shall submit written verification from a registered structural engineer certifying that the roof, exterior walls and foundation shown to remain are structurally sound and will not be required to be removed or replaced for the project. Prior to issuance of a building permit, the property owner and contractor shall sign an affidavit to the City that they are aware of the City’s definition of a substantial redevelopment and the penalties associated with an unlawful substantial redevelopment.

B. Replacement of Demolished Nonconforming Structures. A nonconforming structure may be demolished or substantially redeveloped and replaced, provided that all of the following conditions are met:

1. Use. The Use Classification remains the same and demolition or substantial redevelopment and replacement of the nonconforming structure does not continue or perpetuate a nonconforming use. Accessory buildings may be converted from one type of

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
211
accessory use to another (e.g., garage to workshop), provided the resulting use is consistent with applicable zoning regulations and development standards.

2. Height. The new structure shall not exceed the height of the existing structure, and the new structure shall comply with all current applicable height limitations.

3. Footprint. The replacement structure shall be located within the same footprint and in the same location on the lot as the existing structure. Exceptions to this limitation may be approved by the appropriate Design Review body Community Development Director pursuant to Chapter 30.245, Minor Zoning Exceptions, upon finding the proposed location of the structure is safer or more appropriate that the previous existing location, in addition to the findings required pursuant to Chapter 30.245, Minor Zoning Exceptions.

4. Floor Area. The square footage of the replacement structure shall not exceed the square footage of the existing structure, unless otherwise allowed pursuant to Section 30.165.060, Nonconforming Garages and Carports.

5. Residential Units. The number of residential units in the resulting structure shall not be greater than the existing number of residential units.

6. Density. The new structure does not increase the unit size, the residential floor area, or the number of bedrooms, such that it would cause the residential density for the development to exceed the approved residential density.

7. Open Yard. The open yard shall not be less than existing.

8. Parking Spaces. The number of parking spaces shall be no less than the number of existing parking spaces.

9. Additions Prohibited. Except for conforming first floor additions not exceeding a cumulative total of 100 150 square feet per lot, additions allowed by this chapter shall not be permitted concurrently with a demolition or substantial redevelopment, or within five years following the completion of the demolition or substantial redevelopment of a structure, pursuant to Section 30.140.200, Substantial Redevelopment; unless otherwise allowed pursuant to Section 30.165.060, Garages and Carports. The addition shall not be considered completed until it passes a final inspection, or a Certificate of Occupancy has been issued.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
212

10. Alterations Allowed. Any alterations and remodels shall comply with Section 30.165.040, Alterations to Nonconforming Development.

11. Encroachments Allowed. Encroachments into setbacks and open yards are allowed pursuant to Section 30.140.090, Encroachments into Setbacks and Open Yards.

12. Design Review Required. The structure, site and landscapeing plans shall be subject to the review and approval of the appropriate Design Review body if required per Chapter 30.220, Design Review.

13.12. Building Permit Required. The demolition or substantial redevelopment occurred pursuant to a valid building permit. All permits for new construction that are required under the Building Code shall be obtained either concurrently with the permit for the demolition or substantial redevelopment or while any discretionary approval is still valid.

C. Repair and Replacement of Damaged or Destroyed Nonconforming Structures. A nonconforming structure that is damaged, destroyed, or partially destroyed due to damage caused by fire, explosion, earthquake, or natural disaster which is not caused by an act or deliberate omission of the property owner, their agent, or person acting on their behalf or in concert with, may be restored or rebuilt and the occupancy and use may be continued or resumed subject to the restrictions in Section 30.165.080, Substantial Redevelopment and Replacement of Nonconforming Structures, with the following allowances:

1. Use. The demolition or substantial redevelopment and replacement of the nonconforming structure may continue or perpetuate a nonconforming use.

2. Height. The new structure shall not exceed the height of the existing structure, but is not required to comply with all current applicable height limitations.

3. Building Permit Required. The building permit for the reconstruction, restoration or rebuilding of the structure must be issued within three years of the occurrence of the damage or destruction. Any such reconstruction, restoration or rebuilding shall conform to all applicable adopted Building Codes in effect at the time of reconstruction.

4. Archive Plans. Plans existing in the City’s archives and other available information shall be used to determine the size, location, use, and configuration of nonconforming

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
213
structures. No additional discretionary review is required to rebuild the structure in accordance with the most current approved archive plans.

5. Unavailable Records. If the City is not able to verify the size, location, use and configuration of the nonconforming structures with the available information, the City shall send a notice to all owners of property within 100 feet of the subject property, advising them of the details of the applicant’s request to rebuild, and requesting confirmation of the size, location, use, and configuration of the nonconforming structure that is proposed to be rebuilt. The public comment period shall be not less than 10 calendar days as calculated from the date that the notice was mailed.

30.165.090 Nonconforming Fences and Hedges.

A. Determination of Nonconformity. A fence or hedge shall be determined to be nonconforming by the Community Development Director upon receipt of sufficient evidence indicating that the fence or hedge existed in its present location on January 10, 1957 (the effective date of the first ordinance adopting the provisions of this section).

B. Continuation, Repair and Maintenance. Any nonconforming fence or hedge may be continued, repaired and maintained, provided there is no physical change other than necessary maintenance and repair in such fence or hedge. A maximum of 25% of the length of a nonconforming fence or hedge may be replaced within any 12-month period except as provided in Substantial Redevelopment and Replacement, below.

C. Substantial Redevelopment and Replacement. A fence or hedge may not be removed, demolished, or substantially redeveloped and replaced if it exceeds the height limitations allowed by this Title, except for fences as provided below.

1. The fence is a significant structure or feature associated with a designated City Landmark or Structure of Merit and the extent of repair, maintenance, or replacement occurs pursuant to Santa Barbara Municipal Code Section 22.22.070 Chapter 30.157, Historic Resources; or

2. The retaining wall is necessary to retain or support soil in a vertical or near vertical slope of earth.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
214

30.165.100 Nonconforming Open Yard.

A. Reduction of Nonconforming Open Yard Prohibited. On a site that is nonconforming to any required open yard area pursuant to Section 30.140.140, Open Yards, no reduction in size or functional alteration of any existing open space is allowed unless:

1. The Community Development Director has first designated the area of the Nonconforming Open Yard per Subsection B; and

2. The Director has determined that the proposed alterations meet all requirements of Subsection C.

A. B. Designated Nonconforming Open Yard. On all lots with nonconforming open yard, the Community Development Director shall designate the Nonconforming Open Yard on an approved site plan, using the following procedure:

1. The Director must designate the largest, most usable area, or areas, that most closely meet the minimum dimensions, location, and standards pursuant to Section 30.140.140, Open Yards. These areas shall be used until the minimum area has been reached, if possible feasible. If there are multiple areas qualify that meet these requirements, the Director shall determine which areas shall be included to include, based on the purpose of the Open Yard, as described in Section 30.140.140, Open Yards.

2. The Nonconforming Open Yard shall not include the following:
a. The front setback in the primary front yard;
b. The first 10 feet of the secondary front setback measured from the front lot line; or
c. On lots developed with For Single-Unit or Two-Unit Residential Lots: Any areas less than 10 feet long in length by and 10 feet wide in width. d. On lots developed with For Multi-Unit Residential or Mixed-Use Lots: Any areas less than six feet long in length by and six feet wide in width.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
215
B. C. Alterations to Nonconforming Open Yard. On a site that is nonconforming to any required open yard area pursuant to Section 30.140.140, Open Yards, new or reconstructed structures, or any additions and alterations to existing structures, are allowed subject to the following: may be allowed only if all of the following conditions are met:

1. The Designated Nonconforming Open Yard has been calculated pursuant to Subsection B, and provides at least 50% of the minimum area required pursuant to Section 30.140.140, Open Yards;

2. There is no increase in the number of residential units on the lot, except for an Accessory Dwelling Unit located entirely within the existing primary residence or an existing accessory structure (excluding covered parking);

3. There is no increase in the bedrooms for any residential unit, if the additional bedrooms will result in an increase to the open yard required on-site, unless the additional open yard area is provided;

4.2. There proposed project does not reduce any is no reduction of required private open yards or the Designated Nonconforming Open Yard; and

5.3. All other applicable development standards are met.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
216
SECTION 9. Chapter 30.175 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Chapter 30.175 Parking Regulations
Sections:

30.175.010 Purpose

30.175.020 Applicability

30.175.030 General Provisions

30.175.040 Required Automobile and Bicycle
Parking Spaces

30.175.050 Parking Exceptions and
Reductions

30.175.060 Location of Required Automobile
and Bicycle Parking

30.175.070 Bicycle Parking

30.175.080 Parking Area Landscape and
Fence Standards

30.175.090 Parking Area Design and
Development Standards

30.175.010 Purpose.

The purposes of these parking regulations are to:

A. Provide for parking facilities and site design that allow for choice in transportation modes; B. Provide sufficient off-street automobile and bicycle parking spaces to accommodate the majority of users of a site over time;
C. Provide standards for safe and well-designed parking, loading and vehicle circulation areas, promote attractive pedestrian routes, and provide landscaping requirements to screen, shade, and beautify parking and circulation areas;
D. Promote community character, protect historic resources, and limit the environmental and urban design impacts that can result from off-street parking and circulation; E. Create buffers between parking facilities and surrounding sensitive land uses; F. Allow for reductions of the number of required spaces where warranted; and

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
217
G. Allow for flexibility in parking design where warranted.

30.175.020 Applicability.

The requirements of this chapter apply to the establishment, alteration, addition to, or change in any use of a building, structure, or site development, as provided in this section.

A. New Structures and New Land Uses. Automobile and bicycle parking in conformity with this chapter shall be provided at the time any structure is erected, or any new land use or new residential unit is established.

B. Existing Structures and Existing Land Uses.

1. Additions. Existing structures and land uses, that are whether conforming or nonconforming to the minimum number of automobile parking spaces, may be enlarged as follows:
a. Projects that Result in a Higher Parking Requirement. Additional automobile parking spaces shall be provided pursuant to this chapter for any addition of new floor area that results in an increase to the minimum number of required parking spaces for any existing building, structure, or land use increases the minimum number of required parking spaces. The number of additional automobile parking spaces that must be provided for the project required shall be equal to the number of parking spaces required for the proposed addition new floor area only. b. Projects that Result in the Same or Lower Parking Requirement. If an addition of new floor area results in the same or fewer required automobile parking spaces required for any existing building, structure, or land use, no additional automobile parking spaces shall be required.

2. Alterations and Change of Use.
a. Alterations and Change to Use with Same or Lower Parking Requirement. When an existing building, structure or land use is altered or changed to another land use that requires the same or fewer automobile parking spaces under this chapter than are

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
218
required for the existing use, no additional automobile parking spaces shall be required.
b. Alterations and Change to Use with Higher Parking Requirement. i. Industrial Uses. In the manufacturing and industrial zones (M-C, M-I, CO-MI, and CO-CAR Zzones), when an industrial land use is changed to a commercial land use or any other non-industrial land use that requires more parking spaces under this chapter than are required for the existing use, automobile parking in conformity with this chapter shall be provided for all new and existing land uses on-site.
ii. Hotel Conversions. When an existing residential use is proposed to be converted to a hotel or similar use that requires more parking, automobile parking in conformity with this chapter must be provided for all new and existing land uses on-site.
iii. Non-Industrial Uses in the M-C, M-I, CO-MI, and CO-CAR Zones and All Other Uses in Other Zones. Except as provided for industrial uses in certain zones in subsections i. and ii. above, when an existing land use is changed to another land use that requires more parking, spaces under this chapter than are required for the existing use, additional automobile parking shall be provided. The number of additional automobile parking spaces shall be equal to the number of parking spaces required pursuant to this chapter for the proposed development minus the number of parking spaces already being provided for the existing use. no additional automobile parking is required, provided there is no increase in building floor area; and there is no reduction in the existing on-site parking supply, except as otherwise allowed by this chapter.

3. Nonconforming Parking.
a. Right to Continue. Existing structures and land uses on lots that are nonconforming to the minimum number of automobile parking spaces, may be continued, altered, or enlarged, subject to the requirements of this chapter. The right

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
219
to continue shall attach to the land and shall not be affected by a change in ownership, tenancy, or management. The right to continue shall terminate once the nonconforming parking becomes conforming, is made more conforming, or if the existing structures are demolished or substantially redeveloped but shall not terminate due to a discontinuation of use or if the demolished or substantially redeveloped structure is reconstructed, pursuant to subsection b, below. When nonconforming parking becomes more conforming, the right to continue shall only be applicable to the most conforming parking configuration. b. Substantial Redevelopment and Replacement of Existing Structures. Existing structures on lots that are nonconforming to the minimum number of automobile parking spaces may be demolished or substantially redeveloped and rebuilt without conforming to the minimum number of automobile parking spaces, provided that all of the following conditions are met:
i. The use of the new or reconstructed structure is the same Use Classification as the existing structure.
ii. All conditions specified in Section 30.165.080, Substantial Redevelopment and Replacement of Demolished Nonconforming Structures, are met.
iii. Any new, altered, or reconstructed parking area and landscape area conforms to all standards in Section 30.175.090, Parking Area Design and Development Standards, and Section 30.175.080, Parking Area Landscape and Fence Standards.
c. Nonconforming Bicycle Parking.
i. Sites that are nonconforming to the minimum number of bicycle parking spaces required by this chapter shall provide conforming long term and short term bicycle parking for all new structures constructed, reconstructed, or when any addition, alteration, or change of use results in a requirement for additional automobile parking spaces.
ii. Bicycle parking shall also be required on any project that includes a change of use, substantial exterior remodel, or alteration to the existing

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
220
parking areas,. Nonresidential bicycle parking provided pursuant to this paragraph may be provided in a short term configuration. d. Nonconforming Parking Lot Landscaping. Sites that are nonconforming to the parking lot landscaping required by this chapter shall provide conforming landscaping for any new, altered, or reconstructed parking areas for the area that is altered. If conforming landscaping would result in a reduction of required automobile parking spaces, an alternative landscape design may be approved by the applicable Design Review body, pursuant to Subsection 30.175.080.E, Alternative Landscape Designs.

4. Determination of Number of Spaces. If the City discovers unpermitted or unauthorized site development affecting parking or parking configuration during application review, or when the permit record is unclear, the Community Development Director shall have the authority to determine the number of existing conforming or nonconforming automobile and bicycle parking spaces for a site based on the requirements of this chapter.

The Director may also make such a determination when a parking configuration was previously approved by the City but does not comply with current standards. Elements to be considered when making this determination include, but are not limited to, the following:
a. The current, actual, physical configuration of existing parking spaces located on the site, including any site constraints not previously or accurately identified on any issued Building Permit, such as topography, lot dimensions, and building locations;
b. Whether existing parking spaces are consistent with the City Access and Parking Design Standards; and
c. The dimensions of an existing garage or carport, including the existence of any obstructions, and the width of the garage or carport opening.

30.175.030 General Provisions.

A. Permit Required. A permit is required to establish any new driveway, parking area, or vehicle maneuvering area or for any change to an existing driveway, parking area, or vehicle maneuvering area.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
221
B. Off-Street Parking Required. Whenever automobile or bicycle parking spaces are required pursuant to this chapter, they shall be located off-street.

C. Conversion or Demolition of Parking. Any permit to allow the conversion, demolition, or substantial redevelopment of any required automobile or bicycle parking space shall not be approved unless replacement parking is included under the same permit.

D. New and Existing Parking Areas. All new, reconstructed or altered driveways, parking areas, or vehicle maneuvering areas shall be designed and developed consistent with the standards of this chapter and the City Access and Parking Design Standards. These standards shall apply to both required and voluntary parking spaces. All paved areas and structures accessible to vehicles shall be reviewed as potential parking areas. No vehicle shall be stored or parked on a lot in a manner inconsistent with the requirements of this chapter.

E. Minimum Size of Nonconforming Two Car Garage or Carport. If an existing garage or carport legally constructed with a Building Permit has an exterior dimension less than 16 feet wide, it is considered physically unsuitable for two cars and shall be considered a single car garage or carport.

F. Timing of Construction. All parking facilities required by this chapter shall be constructed or installed prior to passing final inspection or the issuance of a Certificate of Occupancy for the uses that they serve.

G. Parking and Loading to be Maintained. All required parking and loading spaces shall be maintained in amount, design, and location, unless equivalent substitute facilities are approved and provided.

H. Availability. All parking required by this chapter must be available for its intended purpose during business hours for all nonresidential uses and at all times for residential uses, and shall remain accessible and available to all occupants and patrons of uses and structures. In no event shall parking facilities that are required for a structure or use be considered as providing any of the required parking spaces for any other structure or use.

I. Accessible Parking. Each lot where automobile parking is provided for the public as clients, guests, or employees shall include automobile parking accessible to disabled persons, in compliance with the Building Code.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
222

1. New Structures and New Land Uses. Accessible parking spaces must be provided in addition to the minimum number of automobile parking spaces required if both of the following apply:
a. One or fewer automobile parking spaces are required and provided for the new structure or new use; and
b. Signed, accessible, automobile parking spaces are required by the Building Code.

If voluntary automobile parking spaces are provided where there are no parking minimums, accessible parking shall be provided as required by the Building Code; however, the total number of parking spaces shall not exceed any maximum parking requirement.

2. Existing Structures and Existing Land Uses. The conversion of one or more existing automobile parking spaces to accessible uncovered automobile parking spaces, associated access aisles, and components of an accessible route (sloped walkways and ramps/landings/guard rails), is allowed, even if the conversion results in fewer automobile parking spaces on the lot than required, pursuant to the following:
a. Configuration. The accessibility improvement is designed and provided for persons with disabilities as required by the Building Code, on existing multi-unit residential, mixed-use, or nonresidential development.
b. Existing Development. This allowance is applicable to existing automobile parking spaces on existing development only, and shall not be used to provide fewer automobile parking spaces than are required for a project consisting of new or reconstructed structures.
c. Minimum Size. The accessibility improvement is the minimum size required by the Building Code.
d. Modifications. If the accessibility improvement does not meet these criteria, a Modification for reasonable accommodations will be made, if found to be consistent with the Americans with Disabilities Act; see Chapter 30.250, Modifications.

I Page 242 of 767
Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
223
J. Assigned Parking. Lots developed with multiple uses and a shared parking area shall not assign automobile and bicycle parking spaces to individual tenant spaces or uses, with the following exceptions:

1. Required residential automobile and bicycle parking spaces in any mixed-use development shall be assigned to residential occupants;

2. Designated off-site automobile parking spaces, approved pursuant to paragraph

30.175.060.A.1, Allowance for Off-Site Parking, shall be assigned; and

3. When parking spaces are provided in tandem configuration or in mechanical lifts they may be required to be assigned to residential occupants, or individual tenant spaces or users, as determined by the Public Works Director.

K. Recorded Agreement. A Recorded Agreement, pursuant to Chapter 30.260, Recorded Agreements, shall be required by the Community Development Director whenever there is a special circumstance which requires a written agreement between one or more landowners and the City is required to guarantee permanent access to, or use of, any parking facility, loading area, driveway, or maneuvering area. Examples include, but are not limited to, offsite parking and maneuvering areas, or parking and maneuvering areas that overlap multiple property lines.

L. Commercial Vehicles. Parking of commercial vehicles on any lot developed solely with residential uses is limited to the time necessary to transact business or provide a service at a residence.

M. Inoperable and Unregistered Vehicles. All vehicles incapable of movement under their own power or vehicles not currently registered for use on the street shall be stored in an entirely enclosed space. This provision does not apply to Automobile and Vehicle Repair, Major, Salvage and Wrecking, and Towing and Impound establishments.

N. Covered Parking. Automobile parking spaces required for all uses may be provided as either covered parking (e.g., garage, carport, podium parking, underground parking), or uncovered parking (e.g., surface parking or parking lots) or a combination of both, subject to the standards in this chapter and the following provisions:

1. Automobile parking spaces for any nonresidential use are not allowed in individual garages or carports to ensure that such spaces remain available for use by the public. An

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
224
exception may be approved by the Public Works Director upon determining whether the use or location has adequate parking areas available for public use.

2. Existing covered parking may be converted to residential use or other allowed accessory uses pursuant to Sections 30.185.040, Accessory Dwelling Units, and 30.140.112, Garage Conversions.

Covered automobile parking shall be provided as follows. Covered automobile parking shall also comply with the limitations in Section 30.140.020, Accessory Buildings.

1. Single-Unit Residential. All required automobile parking spaces must be covered. a. Exception. On lots less than 15,000 square feet, uncovered automobile parking may be substituted for covered automobile parking as follows, provided that the uncovered automobile parking complies with Section 30.175.060, Location of Required Parking, and permeable pavers are used on any new paved areas, as feasible.
i. One Covered and One Uncovered Space. Any lot developed with less than 85% of the maximum net floor area for the lot, pursuant to Section 30.20.030.A, Maximum Floor Area (Floor to Lot Area Ratio), may provide one covered automobile parking space and one uncovered automobile parking space.
ii. Two Uncovered Spaces. Any lot developed with less than 80% of the maximum net floor area for the lot, pursuant to Section 30.20.030.A, Maximum Floor Area (Floor to Lot Area Ratio), may provide two uncovered automobile spaces, subject to approval by the appropriate Design Review Body, provided a minimum 200 cubic feet of enclosed exterior storage space is provided on-site.

2. Two-Unit Residential, Condominium, Community Apartment, or Stock Cooperative. A minimum of one automobile parking space allocated to each unit shall be covered.

3. Designated Historic Resources. On any lot developed with a designated historic resource, uncovered automobile parking may be substituted for covered automobile parking, provided that the uncovered automobile parking complies with Section 30.175.060, Location

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
225
of Required Parking and subject to approval by the appropriate Design Review body, and permeable pavers are used on any new paved areas, unless reduced or waived by the appropriate Design Review body.

4. All Other Uses. For all other uses, automobile parking spaces may be provided as either covered or uncovered. However, required automobile parking spaces for any nonresidential use shall not be allowed in individual garages or carports, unless the location and design are approved by the Public Works Director.

O. Guest Parking. Except for residential development located in the Central Business District, guest automobile parking is required for all multi-unit residential development and for residential units in a mixed-use development, as follows:

1. 1-5 Units: None required.

2. 6-7 Units: One parking space.

3. 8 or More Units: One space per four units.

P. Maintenance. Parking lots, including all landscaped areas, parking spaces, driveways, and loading areas, shall be maintained free of refuse, debris, weeds, or other accumulated matter and shall be kept in good repair at all times.

Q. Standards for Voluntary Parking. If a project provides parking voluntarily, where there are no parking minimums per this tTitle or any other provision of local, state, or federal law, or where more spaces than the minimum required are provided, the total number of parking spaces shall not exceed any maximum parking allowance in this Title, and the following standards shall apply:

1. Accessible Parking and Electric Vehicle Charging Equipment Required. All new residential and nonresidential structures shall provide electric vehicle charging spaces and parking spaces that are accessible to persons with disabilities based on the number of voluntary parking spaces provided.

2. Bicycle Parking Required. Bicycle parking is required pursuant to Table

30.175.040, Required Off-Street Parking Spaces, even if automobile parking is not required.

3. Parking Costs Unbundled from the Cost of Other Goods and Services.

Voluntary off-street parking spaces may be leased or sold separately from the rental, lease or

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
226
purchase fees for residential units or nonresidential tenant spaces for the life of the building.

Renters or buyers of on-site affordable units shall have an equal opportunity to rent or buy a parking space on the same terms and conditions as offered to renters or buyers of other residential units.

4. Design Standards. All voluntary parking areas shall be designed and developed consistent with the standards of this chapter and the City Access and Parking Design Standards.

30.175.040 Required Automobile and Bicycle Parking Spaces.

A. Required Off-Street Parking Spaces. Each lot shall provide the minimum number of automobile and bicycle parking spaces stated in Table 30.175.040, Required Off-Street Parking Spaces, except as provided below.

1. Minimum Number of Spaces. Fractions shall be rounded pursuant to Section 30.15.050, Fractions.
a. 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. b. 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.
c. 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 Off-Street 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.

2. Central Business District. Lots within the Central Business District shown on Figure 30.175.050.B, Central Business District and Parking Zones of Benefit, are subject to the parking requirements of Subsection 30.175.050.B, Central Business District (CBD).

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
227

3. Exceptions and Reductions. The required number of automobile and bicycle parking spaces may be reduced if an exception applies, or a reduction is approved pursuant to Section 30.175.050, Parking Exceptions and Reductions.

TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
Residential Uses
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 and
Mixed-Use
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 Accessible Parking
1 space per unit
(100%/0%)
Special Residential Unit 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%)
Community Care Facilities, Residential Care Facilities for the Elderly, and Hospices Community Care Facility 1 per 2 bedrooms
See §30.185.140 Community Care Facilities,
Residential Care Facilities for the Elderly, and
Hospices
1 per 15 bedrooms; minimum 2
spaces
(50%/50%)
Hospice 1 per 2 bedrooms 1 per 15 bedrooms; minimum 2
spaces
(50%/50%)

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
228
TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
See §30.185.140 Community Care Facilities,
Residential Care Facilities for the Elderly, and
Hospices
Residential Care Facility for
the Elderly
1 per 2 bedrooms
See §30.185.140 Community Care Facilities,
Residential Care Facilities for the Elderly, and
Hospices
1 per 15 bedrooms; minimum 2
spaces
(50%/50%)
Family Day Care Home None beyond what is required for the Residential Housing Type
Consistent with Residential
Housing Type
Group Residential See §30.175.040.B, Standards for Specific Uses and Activities
1 per bedroom
(100%/0%)
Home Occupation None beyond what is required for the Residential Units
None beyond what is required
for the Residential Units
Live-Work Unit 2 per unit 1 space per unit (0%/100%)
Mobilehome Park Consistent with Multi-Unit Residential 1 space per unit (100%/0%)
Senior Housing – NonrestrictedSee §30.175.050.A, Affordable and Senior Housing
None
Senior Housing – Low
Income
See §30.175.050.A, Affordable and Senior
Housing
None
Supportive Housing None beyond what is required for the Residential Unit
None beyond what is required
for the Residential Unit
Transitional Housing None beyond what is required for the Residential Unit
None beyond what is required
for the Residential Unit
Public and Semi-Public Uses
Cemetery None beyond what is required for any
Community Assembly or Office, if applicable
1 per 1,750 square feet
(0%/100%)
College and Trade School 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Community Assembly 1 per 100 square feet of net floor area Outdoor areas: as determined by the Community
Development Director in consultation with the
Public Works Director
1 per 1,000 square feet
(0%/100%)
Community Garden None None
Cultural Institution 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Day Care Center 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
229
TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
Emergency Shelter Sufficient to accommodate staff as determined by the Community Development Director in
consultation with the Public Works Director
None
Harbor, Port, and Marina
Facilities
As determined by the Community Development
Director in consultation with the Public Works
Director
As determined by the Public
Works Director
Hospitals and Clinics
Hospital 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Clinic 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Birth Center 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Instructional Services 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Park and Recreation Facility As determined by the Community Development Director in consultation with the Public Works
Director
As determined by the Public
Works Director
Public Facility As determined by the Community Development Director in consultation with the Public Works
Director
As determined by the Public
Works Director
Recreational Vehicle and
Camping Parks, Overnight
Guest Parking only: 1 per 4 recreational vehicle
spaces
None
Recreational Vehicle Parks,
Permanent
Consistent with Multi-Unit Residential None
Schools High School: 5 per classroom
Elementary and Junior High School: 2 per
classroom
5 per classroom
(50%/50%)
Skilled Nursing Facility 1 per 2 beds 1 per 15 beds
(25%/75%)
Social Service Facilities 1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Commercial Uses
Adult Entertainment
Facilities
1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Agriculture Outdoor Uses: none
Indoor Uses: 1 per 250 square feet of net floor
area; see 30.185.030 Accessory Uses
None
Animal Care, Sales and Services

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
230
TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
Animal Daycare 1 per 250 square feet of net floor area 1 per 1,750 square feet (100%/0%)
Animal Shelter and Boarding 1 per 250 square feet of net floor area 1 per 1,750 square feet (100%/0%)
Grooming and Pet Stores 1 per 250 square feet of net floor area 1 per 1,750 square feet (100%/0%)
Veterinary Services 1 per 250 square feet of net floor area 1 per 1,750 square feet (100%/0%)
Aquaculture Facilities As determined by the Community Development Director in consultation with the Public Works
Director
As determined by the Public
Works Director
Artist Studio 1 per 250 square feet of net floor area 1 per 1,750 square feet (0%/100%)
Automated Teller Machine
(ATM)
1 per 250 square feet of net floor area 1 per 1,750 square feet (0%/100%)
Automobile/Vehicle Sales and Services
Automobile/Vehicle Rentals 1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Automobile/Vehicle Sales
and Leasing
1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Car Washing Facilities 1 space per 250 net square feet, excluding the car wash bays. Minimum 2 spaces for automatic
and self-service car washes and 5 spaces for fullservice car washes. 1 per 1,750 square feet
(25%/75%)
Fueling Station 1 per 250 square feet of net floor area, including vehicle repair bays. Minimum 2 spaces.

No additional spaces are needed for an
automatic (drive-through) car wash. Other types
of car washes require parking as specified in this
table.
1 per 1,750 square feet
(25%/75%)
Service and Repair, Minor 1 per 250 square feet, including vehicle repair bay area.
1 per 1,750 square feet
(25%/75%)
Banks and Financial
Institutions
1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Business Services 1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Cannabis Storefront-Retailer 1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Commercial Entertainment and Recreation

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
231
TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
Cinema/Theaters 1 per 100 square feet of net floor area 1 per 1,000 square feet (0%/100%)
Large Scale As determined by the Community Development
Director in consultation with the Public Works
Director
As determined by the Public
Works Director
Small Scale 1 per 250 square feet of net floor area, plus 2 spaces per any outdoor sport court, plus 1 per
250 square feet of the surface area of any
outdoor swimming pool
1 per 1,750 square feet
(25%/75%)
Drive-Through Facility None beyond what is required for the primary Use Classification
None beyond what is required
for the primary Use Classification
Eating and Drinking Establishments
Bars/Night Clubs/Lounges 1 per 250 square feet of net floor area 1 per 500 square feet (25%/75%)
Food and Beverage Tasting 1 per 250 square feet of net floor area 1 per 500 square feet (25%/75%)
Full Service 1 per 250 square feet of net floor area 1 per 500 square feet (25%/75%)
Convenience 1 per 250 square feet of net floor area 1 per 500 square feet (25%/75%)
Food Preparation 1 per 250 square feet of net floor area 1 per 500 square feet (25%/75%)
Funeral Parlors and
Interment Services
Consistent with Community Assembly or Office,
per this table, as applicable
1 per 3,500 square feet
(25%/75%)
Hotels and Similar Uses See §30.175.040.B, Standards for Specific Uses and Activities
1 per 20 rooms, minimum 2
spaces
(50%/50%)
Maintenance and Repair
Services
1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Market Garden 1 per 250 net square feet of floor area or 1 per 2,000 square feet of lot area, whichever is
greater; minimum 2 spaces shall be provided per
site.
1 per 1,750 square feet
(0%/100%)
Medical Cannabis
Dispensary
1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Mobile Food Vendors See §30.185.420, Temporary Uses See §30.185.420, Temporary Uses
Nurseries and Garden
Centers
1 per 250 net square feet of floor area or 1 per
2,000 square feet of lot area, whichever is
1 per 1,750 square feet
(75%/25%)

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
232
TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
greater; minimum 2 spaces shall be provided per
site.

Offices
Business and Professional 1 per 250 square feet of net floor area 1 per 1,750 square feet (75%/25%)
Medical and Dental 1 per 250 square feet of net floor area 1 per 1,750 square feet (75%/25%)
Outdoor Sales and Display None, if Outdoor Sales and Display is an Accessory Use; otherwise, 1 per 500 square feet
of area devoted to onsite outdoor sales and
display
1 per 3,500 square feet
(50%/50%)
Outdoor Seating 1 per 250 square feet of outdoor seating area where the outdoor seating area is 50% or more
of the indoor floor area of any Eating and
Drinking Establishment. Where the outdoor
seating area is less than 50% of the indoor floor
area of any Eating and Drinking Establishment,
no additional parking is required.
1 per 1,500 square feet
(25%/75%)
Parking, Public or Private None None
Personal Services 1 per 250 square feet of net floor area 1 per 1,750 square feet (50%/50%)
Retail Sales
Food and Beverage Sales 1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
General Retail 1 per 250 square feet of net floor area 1 per 1,750 square feet (25%/75%)
Neighborhood Market None 4 short term spaces
Industrial Uses
Automobile and Vehicle
Repair, Major
1 per 500 square feet, including the vehicle
repair bay area.
1 per 1,750 square feet
(75%/25%)
Building Materials and
Services
1 per 500 square feet of net floor area or 1 per
2,000 square feet of lot area, whichever is
greater; minimum 2 spaces shall be provided per
site.
1 per 1,750 square feet
(75%/25%)
Commercial Cannabis
Business
Except for Cannabis Storefront- Retailer, 1 per
500 square feet of net floor area
1 per 1,750 square feet
(25%/75%)
Commercial Vehicle and
Equipment Sales and Rental
1 per 500 square feet; plus, Fueling and Car
Washing per this table, if applicable
1 per 3,500 square feet
(75%/25%)

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
233
TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
Construction and Material
Yards
1 per 500 net square feet of floor area or 1 per
2,000 square feet of lot area, whichever is
greater; minimum 2 spaces shall be provided per
site.
1 per 1,750 square feet of
General Retail
(75%/25%)
Custom Manufacturing 1 per 500 square feet of net floor area; 1 per 3,500 square feet (100%/0%)
Food and Beverage Manufacturing
Limited/Small Scale 1 per 500 square feet of net floor area; 1 per 3,500 square feet (100%/0%)
General/Large Scale 1 per 500 square feet of net floor area; 1 per 3,500 square feet (100%/0%)
Hazardous Waste
Management Facility
As determined by the Community Development
Director in consultation with the Public Works
Director
1 per 3,500 square feet
(100%/0%)
Household Hazardous
Waste Collection Facility
1 per 500 square feet As determined by the Public
Works Director
Industry, General 1 per 500 square feet of net floor area; 1 per 3,500 square feet (100%/0%)
Industry, Limited 1 per 500 square feet of net floor area; 1 per 3,500 square feet (100%/0%)
Recycling Collection Facility 1 per 500 square feet of net floor area; 1 per 3,500 square feet (100%/0%)
Research and Development 1 per 500 square feet of net floor area; 1 per 3,500 square feet (75%/25%)
Salvage and Wrecking 1 per 500 net square feet of floor area or 1 per 2,000 square feet of lot area, whichever is
greater; minimum 2 spaces shall be provided per
site.

None
Towing and Impound 1 per 500 net square feet of floor area or 1 per 2,000 square feet of lot area, whichever is
greater; minimum 2 spaces shall be provided per
site.

None
Warehousing and Storage
Indoor Warehousing and
Storage
1 per 1,000 square feet of net floor area, plus 1
per 250 square feet for any office space;
1 per 1,750 square feet of office
space
(75%/25%)
Outdoor Storage 1 per 1,000 square feet of lot area, minimum 2 spaces shall be provided per site
None

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
234
TABLE 30.175.040: REQUIRED OFF-STREET PARKING SPACES
Use Classification or
Development Type
Required Automobile Parking Spaces Required Bicycle Parking Spaces (long term%/short term%)
Personal Storage 1 per 1,000 square feet of net floor area, plus 1 per 250 square feet for any office space;
minimum 3 spaces
1 per 1,750 square feet of office
space
(25%/75%)
Wholesaling and
Distribution
1 per 500 square feet, see of net floor area; 1 per 3,500 square feet (75%/25%)
Transportation, Communication, and Utilities Uses
Freight/Truck Terminals and
Warehouses
1 per 500 square feet of net floor area 1 per 3,500 square feet (75%/25%)
Light Fleet-Based Services 1 per 500 square feet of net floor area 1 per 3,500 square feet (75%/25%)
Telecommunication
Facilities
Unstaffed facility: 0
Staffed facility: As determined by the Community
Development Director in consultation with the
Public Works Director
None
Transportation Passenger
Terminals
As determined by the Community Development
Director in consultation with the Public Works
Director
As determined by the Public
Works Director
Public Works and Utilities As determined by the Community Development Director in consultation with the Public Works
Director
As determined by the Public
Works Director
B. Standards for Specific Uses and Activities. The number of required automobile and bicycle parking spaces for the following specific uses and activities shall be calculated as follows:

1. Parking for Multiple Uses. For uses other than shopping centers and accessory uses, if more than one use is proposed on a lot, the number of required automobile and bicycle parking spaces shall be equal to the sum of the parking requirement calculated separately for each use as described below.
a. Separation. Multiple uses with different automobile and bicycle parking requirements located in the same building must be physically separated with a fixed barrier, of a sufficient height and material to adequately separate uses, or the automobile and bicycle parking requirement shall be calculated at the highest rate for all uses.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
235
b. Common Areas. Common areas, such as hallways or shared bathrooms, for multiple uses shall be calculated using the highest automobile and bicycle parking rate for all proposed uses.

2. Parking for Shopping Centers. Shopping centers may provide required automobile parking spaces at a rate of one space per 250 square feet of net floor area, and bicycle parking at a rate of one space per 1,750 square feet of net floor area, of all buildings occupied with a commercial use, even if a higher minimum parking requirement is indicated in Table 30.175.040, Required Off-Street Parking Spaces, for individual uses. This provision does not apply if the shopping center includes any of the following uses: Hotels and Similar Uses, Residential, Public and Semi-Public, Industrial, or Transportation, Communication and Utilities.

3. Parking for Accessory Uses. If the floor area of any accessory use does not exceed the maximum size, as described in Section 30.185.030, Accessory Uses, additional automobile and bicycle parking spaces shall not be required for any accessory use, even if a higher minimum parking requirement is indicated in Table 30.175.040, Required Off-Street Parking Spaces. However, manufacturing, warehouse, or storage use that is incidental, or accessory to, a primary use shall not be parked at a lower rate than that required for the primary use.

4. Parking for Outdoor Uses. The area of any outdoor use that requires automobile or bicycle parking spaces per Table 30.175.040, Required Off-Street Parking Spaces, shall be identified on an approved plan and shall be demarcated on the site with a fixed barrier which may include, but is not limited to, bollards, railings, posts, walls, fences, patios, planters, or any similar visual or physical border.

5. Parking for Fleet Vehicles. Any use that operates more than three fleet vehicles shall provide off-street parking spaces for all fleet vehicles in addition to the automobile and bicycle parking spaces required by Table 30.175.040, Required Off-Street Parking Spaces, for employee and customer parking.

6. Vehicles as Inventory. Any use that retains an inventory of vehicles for sale, repair, or rental shall provide off-street storage space for those vehicles and shall not utilize the automobile or bicycle parking spaces required by Table 30.175.040, Required Off-Street Parking Spaces, for vehicle storage or vehicle inventory.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
236

7. Parking for Group Residential, Hotels and Similar Uses. Required automobile parking for Group Residential, Hotels and Similar Uses, is as follows:
a. Guestrooms without kitchens provided in the unit: shall provide one automobile parking space per guestroom, plus one automobile parking space per caretaker’s unit in a Hotel and Similar Uses, if applicable.
b. Guestrooms with kitchens provided in the unit: shall provide either one automobile parking space per guestroom, or per the automobile parking requirements for the Residential Housing Type in Table 30.175.040, Required Off-Street Parking Spaces, whichever is greater.
c. If individual beds are provided for rent, rather than rooms (e.g., youth hostel or dormitory), the automobile parking requirement is one automobile parking space per two beds. A “bed” for the purposes of this section shall mean 70 square feet in any guestroom.
d. Auxiliary uses, including restaurants, spas, fitness centers, retail or similar uses, which are restricted to hotel occupants and their guests, shall require no additional automobile or bicycle parking spaces.
e. Auxiliary uses, including restaurants, spas, fitness centers, retail or similar uses, which are available to members of the public and hotel occupants and their guests, shall require additional automobile and bicycle parking spaces pursuant to Table 30.175.040, Required Off-Street Parking Spaces. However, no conference centers in a hotel shall require additional automobile or bicycle parking spaces. f. For automobile and bicycle parking required for Hotels and Similar Uses in the Central Business District, see 30.175.050.B.1.a.ii.

8. Vehicle Repair Bays. Vehicle repair bays for any use shall not be counted as parking spaces.

9. Parking for Warehousing and Storage. Warehousing and storage uses that meet the following standards may use the automobile and bicycle parking requirement for Warehousing and Storage uses in Table 30.175.040, Required Off-Street Parking Spaces.

Other warehousing and storage uses shall use the required automobile and bicycle parking rate for the most similar industrial or commercial use.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
237
a. Warehousing and Storage is an allowed use in the Zone. b. With the exception of Personal Storage, a minimum of 1,000 net square feet of contiguous, undivided warehouse or storage area is provided. c. The warehouse or storage use is not accessory to a primary use.

10. Uses Not Specified. If automobile and bicycle parking requirements for a use are not specified in Table 30.175.040, Required Off-Street Parking Spaces, automobile and bicycle parking spaces shall be required in an amount adequate to meet the purpose of this chapter, as determined by the Community Development Director, in consultation with the Public Works Director taking into consideration factors such as parking demand and similar uses listed in Table 30.175.040, Required Off-Street Parking Spaces.

30.175.050 Parking Exceptions and Reductions.

A. Affordable and Senior Housing. Unless further reduced by any applicable State law, development in which 100% of the units are developed as affordable to very low or low income households, or Senior Housing, may reduce the number of automobile parking spaces to one uncovered automobile parking space per unit, and units restricted to Low Income Senior Housing may reduce the number of automobile parking spaces to one automobile parking space for every two units, provided the following conditions are met:

1. Storage Space. Each unit shall have a minimum of 200 cubic feet of enclosed, weatherproofed, and lockable private storage space for the sole use of the unit tenant. Such space shall be accessible from the exterior of the unit it serves and shall have a minimum dimension of three feet.

2. Recorded Covenant. A covenant is recorded in the County Land Records against the Title stating the following. The City shall be a party to the covenant. a. All of the residential units on the Real Property shall be rented or sold to very low, or low income households or seniors; the maximum rent or sales price and the maximum household income of occupants or owners shall be determined as set forth in State law or the Affordable Housing Policies and Procedures Manual.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
238
Affordability shall continue for a minimum of 90 years from the initial occupancy of the residential unit, unless otherwise stipulated.
b. The development has received a reduction in the amount of automobile parking required because it is a 100% affordable or senior project. In the event that the Real Property, or any portion thereof, is not or cannot be used solely for very low or low income or senior housing, either (i) the structure(s) shall be redesigned and possibly reconstructed and the number of residential units shall be reduced so that the maximum number of residential units on the Real Property does not exceed the number of residential units that would be allowed if there is compliance with the City’s parking requirements then in effect, or (ii) the owner shall provide the number of automobile parking spaces required by this chapter for the new use.

3. Bicycle Parking. Bicycle parking is provided pursuant to Table 30.175.040, Required Off-Street Parking Spaces.

B. Central Business District (CBD).

1. Automobile Parking. The number of automobile parking spaces required within the Central Business District (CBD) delineated in Figure 30.175.050.B, Central Business District and Parking Zones of Benefit, shall be as follows. a. Nonresidential Parking. One automobile parking space per 500 square feet of net floor area.
i. Zone of Benefit Reduction. The number of required automobile parking spaces shall be reduced by the applicable Zone of Benefit Reduction percentage. If more than one Zone of Benefit reduction applies, the applicable percentage is the sum of all applicable Zones of Benefit percentages.
ii. Hotels and Similar Uses. The number of required automobile parking spaces shall be the lesser of one space per 500 square feet or per paragraph

30.175.040.B.7, Parking for Group Residential, Hotels and Similar Uses. b. Residential Only Parking. Residential-only developments shall provide automobile parking in accordance with Table 30.175.040, Required Off-Street Parking Spaces; however, guest parking is not required.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
239
c. Mixed-Use Developments. The residential parking requirement for mixed-use developments in the CBD is one uncovered automobile parking space per residential unit., and guest parking is not required.

2. Bicycle Parking. The number of bicycle parking spaces required within the Central Business District delineated in Figure 30.175.050.B, Central Business District and Parking Zones of Benefit, shall be as stated in Table 30.175.040, Required Off-Street Parking Spaces.

However, short term bicycle parking is not required for any nonresidential uses on State Street and in the first block east or west of State Street.

C. Mixed-Use Developments. Where residential uses occupy less than 50% of the total net floor area of a mixed-use development, the number of required residential automobile parking spaces shall be one space per unit unless fewer are allowed by Table 30.175.040, Required Off-Street Parking Spaces. Guest parking is required. Required bicycle parking shall be as stated in Table 30.175.040, Required Off-Street Parking Spaces.

D. Reduction for Bicycle Parking. In an existing parking lot, uncovered automobile parking spaces required for any residential, nonresidential, or mixed-use development may be substituted with bicycle parking, pursuant to the following:

1. One of every seven required automobile parking spaces, up to a maximum of two spaces, may be substituted with bicycle parking;

2. Six bicycle parking spaces shall be provided for each substituted automobile parking space;

3. An adequate maneuvering aisle shall be provided;

4. Bicycle parking spaces provided shall be consistent with the City Access and Parking Design Guidelines;

5. The bicycle parking spaces shall be located as near as practical to the primary entrance of the main building or buildings; and

6. This allowance is applicable to existing automobile parking spaces on existing development only, and shall not be used to provide fewer automobile parking spaces than are required for a project consisting of new or reconstructed buildings.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
240
E. Reduction for Motorcycle Parking. In an existing parking lot, uncovered automobile parking spaces required for any nonresidential development may be substituted with motorcycle parking, pursuant to the following:

1. One of every 20 required automobile parking spaces up to a maximum of five spaces, may be substituted with motorcycle parking;

2. Two motorcycle parking spaces shall be provided for each substituted automobile parking space;

3. An adequate maneuvering aisle shall be provided;

4. Motorcycle parking spaces provided shall be consistent with the City Access and Parking Design Guidelines;

5. The motorcycle parking spaces shall be located as near as practical to the primary entrance of the main building or buildings; and

6. This allowance is applicable to existing automobile parking spaces on existing development only, and shall not be used to provide fewer automobile parking spaces than are required for a project consisting of new or reconstructed buildings.

F. Reduction for Parking Area Improvements. In an existing parking lot, the Community Development Director may approve a reduction of up to 10% of the required parking spaces, or two required automobile parking spaces, whichever is greater, for multi-unit residential, nonresidential, or mixed-use development, in order to:

1. Provide appropriately screened and located trash and recycling areas, or

2. Make an improvement to the existing circulation, safety or other required parking lot design and development standards.

This reduction is allowed only if the Community Development Director finds that no alternative methods for achieving the same result can be made without a reduction in automobile parking spaces. This allowance is applicable to existing automobile parking spaces on existing development only, and shall not be used to provide fewer automobile parking spaces than are required for a project consisting of new or reconstructed buildings.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
241
G. Reduction for Carsharing Program. Required automobile parking spaces may be substituted with designated Carshare Vehicle parking spaces on multi-unit residential, nonresidential and mixed-use development, pursuant to the following:

1. Up to a maximum of 10% of the required automobile parking spaces required for any multi-unit residential or mixed-use development, may be designated as Carshare Vehicle parking spaces. Up to a maximum of 25% of required automobile parking spaces may be designated as Carshare Vehicle parking spaces on a site developed with exclusively nonresidential uses.

2. Carshare Vehicles shall be maintained for active use by Carshare Service and not for other purposes. No sales, servicing, storage, repair, administrative or similar functions shall occur, and no personnel shall be employed on the site except for occasional short-term maintenance of vehicles unless otherwise permitted allowed by the land use regulations in the zoning district.

3. Carshare Vehicles shall be made available to members of the Carsharing Service through an unattended, self-service operation 24 hours a day, seven days a week.

4. All owners of a lot, including any applicable Homeowner’s Associations, shall be required to grant permission for the operation or parking of a Carshare Vehicle on their property.

5. A permit is required to establish Carsharing Service on any lot.

H. Small Residential Unit Reduction. Required automobile parking for any residential unit with 600 square feet or less of livable floor area, excluding covered parking, and no more than one bedroom, is one uncovered automobile parking space per unit. Required bicycle parking shall be as stated in Table 30.175.040, Required Off-Street Parking Spaces.

I. Reduction for Electric Vehicle Charging Stations (EVCS). Electric vehicle charging stations (EVCS) shall be designed and provided in compliance with the Building Code. Required automobile parking spaces may be substituted with designated electric vehicle charging stations, pursuant to California Vehicle Code § 22511.2 and the following:

1. The electric vehicle charging space shall comply with all standards for parking areas pursuant to this chapter;

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
242

2. The location of electric vehicle charging stations, and associated equipment, shall meet the standards in Section 30.140.130, Mechanical and Other Equipment.

J. Reduction for Development Near Major Public Transit. Pursuant to Government Code§ 65863.2, new residential or nonresidential development, located within one-half mile of a major transit stop as defined in subdivision (b) of Section 21155 of the Public Resources Code, shall have no minimum vehicular parking requirement; provided that:

1. The development would not have a substantially negative impact as described in Government Code § 65863.2.(b);

2. The development does not include Hotels and Similar Uses. a. Exception. Portions of the development reserved for residential use or any commercial areas that are separate and distinct from the hotel use, cannot be accessed from the interior of the hotel, and are leased to a concessionaire for public use, (e.g., restaurant, bar, market, etc.) do qualify for parking exemptions under Government Code § 65863.2.;

3. The development does not include Large-Scale Commercial Entertainment and Recreation; and

4. If voluntary parking is provided, all of the standards in Subsection 30.175.030.Q, Standards for Voluntary Parking, are met.

30.175.060 Location of Required Automobile and Bicycle Parking.

A. Applicability. These location standards apply to passenger vehicles, including automobiles and motorcycles, and to bicycles and light-duty trucks used primarily for personal transportation.

Buses, commercial vehicles, and other non-passenger vehicles are subject to the regulations in Section 30.175.030.L, Commercial Vehicles. The outdoor storage of trailers, airplanes, boats, recreational vehicles (RVs), and other non-passenger vehicles is subject to Section 30.140.220, Trash, Recycling, and Personal Outdoor Storage.

A.B. On-Site Parking Required. Required automobile and bicycle parking shall be located on the same lot as the residential unit use served except as allowed below.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
243

1. Allowance for Off-Site Parking. Required automobile parking for nonresidential uses and for residential uses located in nonresidential zones may be located in an offsite facility, subject to approval by the Community Development Director, provided the following conditions are met:
a. Location. Any offsite automobile parking facility must be located closer than 500 feet, along a designated pedestrian route, of the principal entrance containing the use for which the parking is required. The Public Works Director may approve a distance of up to 1,250 feet for nonresidential uses only. b. Assigned. Offsite automobile parking areas shall be assigned to the site with parking directional signs, both onsite and offsite.
c. Recorded Agreement. A Recorded Agreement is required pursuant to Chapter 30.260, Recorded Agreements.

B. Uncovered Parking. Uncovered automobile, bicycle, and other vehicle parking and storage shall observe the same setbacks as covered parking in the zone, except as otherwise allowed by this section. Where there is no setback specified for covered parking, then uncovered automobile, and bicycle, and vehicle parking and storage shall observe the smallest setback in the zone. These location standards shall apply to all vehicles including automobiles, trucks, buses, trailers, boats, recreational vehicles, and motorcycles.

C. Uncovered Parking. Uncovered automobile and bicycle parking must comply with the required setbacks of the applicable zone, unless otherwise provided in this section. Where no specific setback is identified for uncovered parking, the required setback is the same as that required for covered parking, or the smallest required setback in the zone, whichever is greater.

C.D. Front Setbacks. Automobile, bicycle, and other vehicle parking shall not be located within any front or interior setback, except as follows:

1. Nonresidential Front Setback Reduction for Uncovered Bicycle Parking.

Uncovered bicycle parking required for nonresidential uses may be located in a within the front setback for nonresidential, multi-unit residential, and mixed-use developments, provided it does not exceed 50% of the total front setback area, exclusive of driveways, turnarounds, or parking areas.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
244

2. Interior Setback Reduction for Covered Bicycle Parking. Covered bicycle parking lockers may be located within interior setbacks in accordance with Section

30.140.240, Yard Buildings.

D. Front Yard Parking – Single-Unit and Two-Unit Residential Development.

Uncovered automobile, bicycle, and vehicle parking in the front yard, as defined in Section

30.300.250 “Y”, Yard, Front, is prohibited on any single-unit or two-unit residential development unless it is not publicly visible or screened pursuant to Section 30.15.120, Screening Section

30.140.155, Screening.

E. Interior Setback. Uncovered automobile and vehicle parking shall observe an interior setback equal to the width of the required perimeter planter along interior lot lines as described in Table 30.175.080.A: Parking Area Landscape.

F. E. Vehicle Overhang. The vehicle overhang is considered part of the parking space and shall not encroach into any sidewalk, roadway, setback, adjoining property lines, or reduce the clear area of walkways or access aisles.

30.175.070 Bicycle Parking.

Bicycle parking shall be provided in accordance with the Building Code except where greater requirements are identified below.

A. Bicycle Parking Spaces Required. Each land use shall be provided at least the number of long term and short term bicycle parking spaces stated in Table 30.175.040, Required Off-Street Parking Spaces, unless a reduction is approved pursuant to Subsection 30.175.070.B, Bicycle Parking Reductions.

1. Long term bicycle parking is covered and secured, and intended for use by residents, employees or students for long time periods.

2. Short term bicycle parking is conveniently located and intended for use by business patrons, visitors, and guests for a shorter time.

3. Bicycle parking is required even if automobile parking is not required.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
245
B. Bicycle Parking Facility Design. All bicycle parking facilities shall be designed and constructed consistent with the City Access and Parking Design Standards, as determined by the Public Works Director.

C. Bicycle Parking Reductions. The number, percentages, or other standards for required long term and short term bicycle parking spaces may be reduced or waived if the Public Works Director finds that:

1. Adequate site space is not available on an existing development to provide bicycle parking; or

2. Reduced bicycle parking is justified by reasonably anticipated demand; or

3. Other criteria based on unusual or specific circumstances of the particular case as deemed appropriate by the Public Works Director.

30.175.080 Parking Area Landscape and Fence Standards.

These standards are intended to create a landscaped setback area that will appropriately limit and screen vehicle parking areas to protect adjacent land uses and pedestrians; enhance privacy; attenuate noise; control dust; and reduce glare and light trespass.

A. Landscape. Public and private parking lots with four or more uncovered parking spaces, driveways, and areas between driveways and buildings, shall include minimum landscape areas in compliance with Table 30.175.080.A: Parking Area Landscape.

TABLE 30.175.080.A: PARKING AREA LANDSCAPE
Perimeter Planters
Front Lot Lines 5-foot wide along front property line plus a fence or hedge 42 inches in height or 8-foot wide along front property line without a fence or hedge Interior Lot Lines
3-foot wide along the interior property line or
5-foot wide where parking lot abuts a residential use
Interior Planters
Driveways 3-foot wide between driveways and onsite buildings Parking Areas 3-foot wide between parking areas and onsite buildings and walkways

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
246
TABLE 30.175.080.A: PARKING AREA LANDSCAPE
Island Planters 4 feet in all interior dimensions at each end of each interior row of parking stalls and between every 8 consecutive parking stalls
General Landscaping
Required Border 6-inch high curb or equivalent
Border and Stormwater Curb or equivalent shall include breaks every 4 feet to provide drainage to retention and filtration areas
Car Overhangs 2-foot clearance comprised of low-growing plants required where vehicle overhang is permitted allowed; or car overhang shall be prevented by continuous curb or stops
Irrigation Plan Sprinkler or drip irrigation system required to provide complete coverage of all planted areas
Trees
Required Quantity 1 tree per island planter and 1 per every 5 parking spaces, beginning at 6 total parking spaces
Tree Well Size 4-foot min. in any direction
Tree Can Size ⅔ of required trees shall be 15-gallon min. remainder shall be 5-gallon min.

Tree Characteristics Canopy Trees
Location Evenly spaced throughout parking lot to provide uniform shade

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
247
FIGURE 30.175.080.A: PARKING AREA LANDSCAPE

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
248
B. Fences and Hedges. On a site with five or more uncovered surface automobile parking spaces, parking and loading areas shall be screened from adjacent residential uses or zones by a sixfoot-tall wall, fence, or hedge, except within the visibility triangle described in Section 30.140.230, Visibility at Driveways and Intersections, where the maximum height is 42 inches.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
249
FIGURE 30.175.080.B: PARKING AREA LANDSCAPE–FENCES AND HEDGES

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
250
C. Retaining Walls. Retaining walls shall be set back a minimum of three feet from parking areas and driveways. Footing design shall allow for planting in the space between the parking area and retaining wall.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
251
FIGURE 30.175.080.C: PARKING AREA LANDSCAPE–RETAINING WALLS D. Visibility. Notwithstanding other provisions of this section, fences, hedges, and landscape must comply with Section 30.140.230, Visibility at Driveways and Intersections.

E. Licensed Architect Required. Landscape and irrigation plans shall be prepared by an architect or landscape architect registered in the State of California, unless reduced or waived by the Review Authority.

F. Maintenance. All vegetation shown on an approved parking area landscape plan shall be maintained and shall not be altered or removed except as allowed pursuant to Chapters 22.11, Maintenance of Approved Landscape Plans, and 15.24, Preservation of Trees, of the Santa Barbara Municipal Code.

G. Alternative Landscape Designs. Where an applicant can demonstrate to the satisfaction of the applicable Design Review Body that variations in the requirements of this section are warranted in order to provide relief for existing site constraints, or to achieve a superior aesthetic or environmental design, an alternative parking area landscape design with modified planter widths or quantity of trees may be approved. However, no perimeter planter on any interior lot line in a residential zone or adjacent to a residential zone shall be reduced to less than three feet.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
252

30.175.090 Parking Area Design and Development Standards.

All new or altered covered and uncovered parking areas shall be designed and developed consistent with the City Access and Parking Design Standards and the following standards.

A. Circulation and Safety.

1. Visibility shall be assured for pedestrians, bicyclists, and motorists entering, circulating within and leaving a parking facility consistent with Section 30.140.230, Visibility at Driveways and Intersections.

2. Parking lots shall be designed so that sanitation, emergency, and other public service vehicles can provide service without backing out or making other dangerous or hazardous turning movements.

3. Backing out onto a public street or sidewalk from a parking space shall be permitted allowed only for Single-Unit and Two-Unit Residential, and where not more than four parking spaces are provided.

4. All turnaround movements shall be accomplished in one maneuver. One maneuver is considered to be one back up and one forward movement.

5. All automobile parking spaces shall be clearly marked with paint or other similar distinguishable material, unless reduced or waived by the Public Works Director.

B. Pedestrian Access. Safe, accessible, direct and convenient off-street pedestrian circulation consistent with the City Access and Parking Design Standards shall be provided for all developments unless reduced or waived by the Public Works Director.

C. Driveways. Driveway access to automobile parking areas shall be consistent with the City Access and Parking Design Standards and the California Fire Code as amended and adopted by ordinance of this City.

1. Driveways, fire lanes, or other required vehicular maneuvering areas in any parking lot shall not be used for parking of vehicles or other storage that prohibits access.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
253

2. Circular driveways, multiple driveways, or motor courts in any setback are prohibited, unless determined by the Public Works Director to be necessary for safety or necessary to serve permitted parking spaces.

3. All driveways and turnarounds shall serve approved parking areas or loading areas only, and shall not exceed the minimum dimensions necessary for vehicular maneuvering. If a driveway or driveway approach is no longer necessary to serve an approved parking area or loading area, all paving shall be removed, and the curb, gutter, and sidewalk shall be replaced to meet City Construction Standard Details.

D. Gates. In order to prevent vehicle obstructions of the street, sidewalk, or right-of-way, all driveway gates shall be setback a minimum of 20 feet from the front lot line for any use. Driveway gates for nonresidential uses may be located closer than 20 feet if the gates remain open during business hours. A waiver to this standard may be approved by the Public Works Director when it is determined the gate would not create potential street obstructions.

E. Loading. For residential developments, loading activities (e.g., move in and move out, deliveries, and servicing) can be accommodated on-street if there is on-street parking adjacent to the property and would not conflict with street traffic operations. For all new mixed-use and nonresidential development, off-street loading is required unless a waiver is granted from the Public Works Director.

F. Tandem Parking. Tandem parking is prohibited unless approved with a waiver by the Public Works Director and in accordance with the following.

1. Residential Uses.
a. Accessory Dwelling Unit, Multi-Unit, Two-Unit, and Mixed-Use Development. Tandem automobile parking for projects where the parking for the primary unit was displaced by the addition of an accessory dwelling unit, or multiunit residential, or for residential uses in a mixed-use development, shall meet the following:
i. No more than two automobiles shall be placed one behind the other; ii. Both automobile parking spaces parked in tandem shall be assigned to the same residential unit;

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
254
iii. Automobile movements necessary to move cars parked in a tandem arrangement shall not take place on any street or alley, unless approved by the Public Works Director; and
iv. Vertical or stackable tandem parking, provided by means of mechanical lifts, is subject to approval by the Public Works Director.

Mechanical lifts shall be fully enclosed within a structure and shall require a recorded maintenance agreement, pursuant to Chapter 30.260, Recorded Agreements.
b. Single-Unit Development. For single-unit residences, not including accessory dwelling units, tandem automobile parking shall only be approved with a waiver if the Public Works Director finds that the tandem parking is needed for flexibility on a constrained lot, and where tandem parking does not create a safety hazard or traffic impacts. If approved, no more than two automobile spaces shall be placed one behind the other, and both automobile spaces parked in tandem shall be assigned to the same residential unit.

2. Nonresidential Uses. Tandem automobile parking for nonresidential uses shall meet the following:
a. Allowed Uses. Limited to Hospitals and Clinics, Medical and Dental Offices, and Hotels and Similar Uses or other uses as determined by the Public Works Director.
b. Minimum Number of Spaces. Parking lots used for tandem automobile parking shall contain a minimum of 20 automobile parking spaces; c. Design and Operation. Shall be designed and operated as valet parking in compliance with all standards in Subsection 30.175.090.G, Valet Parking; and d. Recorded Agreement Required. A recorded agreement shall be executed establishing the valet parking will be maintained and reserved for the uses served for as long as such uses are in operation.

G. Valet Parking. Valet parking is prohibited unless a Valet Parking Plan is submitted to the City and approved by the Public Works Director demonstrating compliance with the requirements of this section. Valet parking shall comply with all of the following:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
255

1. Sites utilizing valet parking shall not use any street, alley, or City-owned parking facilities for automobile storage, pickup, drop-off, or interfere with any right-of-way without approval of the Public Works Director;

2. Vehicle movements in a tandem arrangement shall not take place on any street or alley without approval of the Public Works Director;

3. The valet drop-off lanes, and any associated kiosks or other similar items, shall be located to allow for the safe and efficient function of the valet operation, in that it will neither adversely impact the parking and internal circulation of the parking lot or any adjacent right-of-way, nor encroach into any required fire lane access area;

4. Valet parking shall not interfere with, reduce, remove, or utilize any automobile or bicycle parking spaces required for any other use; and

5. Sites utilizing valet parking shall ensure a parking attendant will be on duty at all times that the facility is in use, and sufficient staff and facilities to ensure that automobiles are moved for parking promptly. No automobile queuing or parking is allowed in travel lanes at any time. If the site is unable to satisfy the valet parking demand and queuing or double-parking occurs, the operation shall be temporarily closed, until the demand can be properly handled, and shall display a sign with the word “FULL” that is clearly visible to approaching traffic.

6. Valet parking may be required by the Public Works Director for projects with parking lifts or parking machines serving nonresidential uses in which the parking facility serves infrequent users (e.g., customers), or where the duration of visit is anticipated to be for a short period of time.

H. Parking Lifts and Machines. Parking lifts and parking machines may be allowed per the criteria outlined in the City Access and Parking Design Standards.

I. Materials. All required automobile parking areas and driveways shall be fully hard surfaced with asphaltic concrete of minimum thickness of two inches, with four inches compacted base, or other techniques or materials providing equivalent service. Gravel, dirt, and other similar loose materials are prohibited in driveways, turnarounds, or parking areas. The Public Works Director may grant a waiver to allow gravel or other loose material in any driveway, turnaround, or surface parking space if the gravel or loose materials are a minimum of 100 feet from any right of way, or if other

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
256
site conditions do not present a safety hazard such as the roadway volumes or slope of driveway, and provided that the borders of any such parking spaces are clearly delineated with a hard-surfaced edging material such as pavers or raised blocks.

J. Waiver. The Public Works Director may approve waivers to parking area standards whenever specified in this tTitle or as specified within the City Access and Parking Design Standards.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
257
FIGURE 30.175: CENTRAL BUSINESS DISTRICT AND PARKING ZONES OF

BENEFIT

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
258

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
259

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
260

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
261

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
262

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
263

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
264

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
265

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
266
SECTION 10. Chapter 30.185 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Chapter 30.185 Standards for Specific Uses and Activities Sections:

30.185.010 Purpose

30.185.020 Applicability

30.185.030 Accessory Uses

30.185.040 Accessory Dwelling Unit

30.185.045 Adaptive Reuse Projects

30.185.050 Additional Residential Unit

30.185.060 Adult Entertainment Facilities

30.185.070 Agriculture

30.185.080 Automated Teller Machines

30.185.090 Automobile/Vehicle Fueling
Stations or Car Washing Facilities

30.185.100 Banks and Financial Institutions
in the O-M Zone

30.185.110 Cannabis Cultivation

30.185.120 Caretaker Unit

30.185.130 Community and Market Gardens

30.185.140 Community Care Facilities,
Residential Care Facilities for the
Elderly, and Hospices

30.185.150 Day Care Centers

30.185.160 Drive-Through Facility

30.185.170 Emergency Shelter

30.185.175 Emergency Permits

30.185.180 Garden Apartment
Developments

30.185.190 Group Residential

30.185.200 Home Occupation

30.185.210 Horse Keeping

30.185.220 Hotels and Similar Uses

30.185.230 Large and Small Family Day Care
Homes

30.185.240 Live-Work Units

30.185.245 Low Barrier Navigation Center

30.185.250 Medical Cannabis Dispensaries

30.185.260 Medical Equipment Supply Stores

30.185.270 Mobilehomes, Recreational
Vehicles, and Modular Units,
Individual Use

30.185.280 Mobilehome and Permanent
Recreational Vehicle Parks

30.185.290 Mobilehome and Permanent
Recreational Vehicle Park
Conversion Regulations

30.185.300 Outdoor Sales and Display

30.185.310 Outdoor Storage

30.185.320 Overnight Recreational Vehicle
or Camping Parks

30.185.330 Planned Residential Development

30.185.340 Public Works and Utilities

30.185.350 Recreation Facilities

30.185.360 Residential Uses in the CO-HV
and CO-CAR Zones

30.185.370 Retail Sales, Neighborhood
Market

30.185.380 Seafood Odor Control

30.185.390 Shooting Range

30.185.400 Solar Energy Systems

30.185.410 Telecommunications Facilities
and Antennas

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
267

30.185.415 Temporary Housing Unit

30.185.420 Temporary Uses

30.185.430 Transitional and Supportive
Housing

30.185.050 Additional Residential Unit.

Where a lot in an RS Zone has an area of more than the required lot area for that zone and adequate provisions for ingress and egress, a Performance Standard Permit may be granted by the Staff Hearing Officer for the construction of additional single-unit residence(s) and allowable accessory buildings subject to the following standards:

A. Minimum Site Area. The minimum site area per residential unit shall be the minimum lot area required for the applicable zone.

B. Configuration. Residential units shall be detached; a duplex configuration is not permitted allowed.

C. Setbacks. The additional residence(s) shall comply with the residential setback provisions of the applicable zone. However, the front yard is determined to end at the first main building on the lot.

D. Maximum Floor Area (Floor to Lot Area Ratio). The maximum floor area for each residential unit shall be determined by dividing the total net lot area by the total number of residential units, and the result shall be the hypothetical net lot area per unit. The hypothetical net lot area for each residential unit shall be used to determine conformance with the maximum floor area requirements in Table 30.20.030.A: Development Standards– Residential Single Unit Zones.

E. Open Yard. Open yards in conformance with the open yard requirements for a single-unit residence pursuant to Section 30.140.140, Open Yards, shall be provided for each residential unit.

F. Parking. Required parking shall be provided for each residential unit pursuant to Chapter 30.175, Parking Regulations. Eligibility for covered parking exceptions pursuant to Section 30.175.030.N, Covered Parking, is based on the Maximum Floor Area (Floor to Lot Area Ratio) for each residential unit rather than the lot.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
268
G. Accessory Buildings. Each residential unit may have up to the maximum amount of accessory building floor area as permitted allowed by Section 30.140.020, Accessory Buildings; however, the maximum accessory building floor area may not be combined to create one building larger than is permitted allowed by that section.

30.185.070 Agriculture.

Agricultural operations shall be secondary to a primary use on a lot pursuant to Section 30.185.030, Accessory Uses, and located, developed, and operated in compliance with the following standards:

A. Accessory Buildings.

1. Accessory buildings used for agricultural purposes shall comply with all standards in Section 30.140.020, Accessory Buildings, unless a Modification is granted pursuant to Chapter 30.250, Modifications.

2. Accessory buildings used for agricultural purposes shall be located a minimum of 100 feet from any property line.

3. The exterior colors and materials shall be earth tones to minimize visibility.

4. Accessory buildings used for agriculture shall be sited so that the building does not intrude into the skyline as seen from a public view unless otherwise approved by the appropriate Design Review body.

5. Accessory buildings used for agriculture shall not be located within any watercourse, or within any watercourse development limitation area.

B. Storage Requirements. All flammables, pesticides and fertilizers shall be stored in accordance with all federal, state, and local regulations, including the regulations of the California Fire Code and Santa Barbara County Department of Health Services or successor agency. No pesticides, chemical fertilizers or other hazardous materials shall be stored outside of buildings.

C. Large Vehicles. No vehicles in excess of five tons shall be kept, stored or parked on the property, except as necessary for completion of grading performed in accordance with a grading permit issued by the City of Santa Barbara.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
269
D. Sanitation. Sanitary facilities shall be provided for agricultural workers as required by the Santa Barbara County Division of Environmental Health and the California Occupational Safety and Health Administration.

E. Water Meters. All agricultural operations involving an area of one-half (1/2) acre or greater shall be placed on “Irrigation” water meters, as defined by Title 14 of this Code.

F. Irrigation Systems. All new or retrofitted irrigation systems for agricultural uses, other than those carried out in greenhouses, shall be designed in accordance with the standards of the Soil Conservation Service for water conserving irrigation.

G. Vegetation Removal. A Vegetation Removal Permit may be required to prevent erosion damage, reservoir siltation, denuding, flood hazards, soil loss, and other dangers created by or increased by improper clearing activities, pursuant to Santa Barbara Municipal Code Chapter 22.10, Vegetation Removal.

H. Lighting. Exterior lighting shall be for safety purposes only and shall comply with the City of Santa Barbara Outdoor Lighting and Streetlight Design Guidelines.

I. Hours of Operation. Hours of operation shall be consistent with Santa Barbara Municipal Code Section 9.16.070.A.

30.185.140 Community Care Facilities, Residential Care Facilities for the Elderly, and Hospices.

Community care facilities, residential care facilities for the elderly, and hospices shall be developed, located, and operated in compliance with the following:

A. Facilities for Six or Fewer Persons. A single residential unit that accommodates six or fewer residents is considered a single-unit residence structure and a residential use of property under this section. A Performance Standard Permit is not required unless accessory uses not allowed by right are proposed pursuant to Subsection F.

B. Facilities for Seven to Fifteen Persons. Facilities serving seven to 15 residents are considered residential uses and are permitted by right in all zones that allow residential uses, except in the RS (Residential Single Unit) and R-2 (Two-Unit Residential) zones, where a Performance Standard Permit is required.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
270
C. Facilities for Sixteen or More Residents. Facilities serving 16 or more residents are considered residential uses and require a Performance Standard Permit in all zones where residential uses are allowed.

A. D. Units with Kitchens. Community care facilities, residential care facilities for the elderly, and hospices may contain congregate dining facilities or kitchens in individual units.

1. Individual Residential Units. Facilities configured with full kitchens and bathrooms in individual units that meet the definition of a residential unit in Section

30.140.150, Residential Unit, and no congregate dining facility, are subject only to the base same zoning standards (residential density, open yard, and parking requirements) that for multi-unit development in the same applicable zone that apply to other residential dwellings of the same building type in the same zone. Requests for variations or exceptions to density, open yard, setbacks, or parking may be considered pursuant to Chapter 30.250, Modifications.

2. Facilities with Congregate Dining. Facilities with congregate dining facilities are not subject to the base residential density, open yard, and parking standards for multi-unit development in the same applicable zone limits. The number of residential units is equal to the number of kitchens located on-site, consistent with Section 30.185.190, Group Residential. In facilities with congregate dining facilities, kitchens in individual units are limited to modular cooking units as follows:
a. Modular Cooking Unit. The modular cooking unit shall contain no more than a two-burner stove, oven or microwave oven, single compartment sink, refrigerator, utensil drawer(s), and cabinet(s) in one detachable module. The modular cooking unit shall not be larger than 18 square feet. Dishwashers and garbage disposals shall not be allowed. The modular cooking unit shall not be located in a room separated from other living areas, but could may be located in a small, recessed opening off other living areas.

B. E. Setbacks. Community care facilities, residential care facilities for the elderly, and hospices, including accessory uses, shall comply with the residential setbacks of the applicable zone, or the mixed-use setbacks if it is a part of a mixed-use development.

C. F. Accessory Uses. Accessory uses that are incidental and accessory to the primary use, such as recreational facilities, skilled nursing, and other facilities may be allowed as follows:

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
271

1. Accessory Uses Not Allowed by Right. Accessory uses not otherwise allowed by right in the zone may be permitted with approval of a Performance Standard Permit. The use of such facilities by persons other than residents and staff may be limited by the Review Authority.

1. Facilities with Seven or More Individuals. Accessory uses for facilities with seven or more individuals in the R-S, R-2, R-M and R-MH zones requiring a Performance Standard Permit or Conditional Use Permit may be allowed subject to the project approval.

The use of the facilities by persons other than residents and staff may be limited.

2. Facilities with 12 or More Individuals. Accessory uses for facilities with 12 or more individuals requiring Conditional Use Permit in the O-R, O-M, C-R, C-G, and M-C zones may be allowed subject to the project approval. The use of the facilities by persons other than residents and staff may be limited.

3. 2. All Other Facilities. Accessory Uses Allowed by Right. Accessory uses for all other facilities are limited to those uses allowed by right in the zone, are permitted within the facility subject to the regulations of the specific uses and applicable zone and permit requirements for any individual use or component of the project.

4. 3. Accessory Uses Open to the Public. Accessory uses that are open to the public are considered nonresidential uses for purposes of the Nonresidential Growth Management Program (Chapter 30.170) and shall provide parking pursuant to Table 30.175.040, Required Off-Street Parking Spaces.

D.G. Required Findings for Facilities in Residential Zones. A When a Performance Standard Permit is required by this Title, permit for community care facilities, residential care facilities for the elderly, and hospices serving seven or more individuals and located in a Residential Zone may only be approved if the Review Authority must makes the following findings in addition to the findings required pursuant to Chapter 30.215, Conditional Use Permits, or Chapter 30.255, Performance Standard Permits, as applicable, and any other findings required by this Title:

1. The facility conforms to the extent feasible to the type, character and appearance of other residential units in the neighborhood in which it is located. This provision shall not restrict the installation of any special feature(s) necessary to serve residents with special needs (e.g., ramps, lifts, handrails).

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
272

2. The intensity of use in terms of number of people, hours of major activities and other operational aspects of the proposed facility is compatible with any neighboring residential use.

30.185.150 Day Care Centers.

A. Use by Right. A Day Care Center, as defined in defined in California Health and Safety Code Section 1596.76, that is located within, or on the same lot as, a multi-unit or mixed-use development containing five or more residential units, or within a legally established community amenity, is a use by right. Community amenities include, but are not limited to, civic centers, community centers, public recreational centers, public parks, places of worship, schools, colleges, and libraries. The Day Care Center is subject only to the same zoning regulations, such as height, setbacks, and lot coverage, that apply to a multi-unit residential, mixed-use, or community amenity development of the same type in the same zone, consistent with California Health and Safety Code Section 1597.22.

B. Other Day Care Centers. All other Day Care Centers are permitted, conditionally permitted, or prohibited in each zone as specified in the land use tables of this Title. are subject to the following standards Where a Conditional Use Permit is required, the following findings must be made:

A.1. Location of Outdoor Activity Areas. Outdoor activity areas shall be located in a manner that is compatible with the character of the surrounding area and that minimizes significant detrimental noise impacts to adjacent properties used or zoned residential.

B.2. Passenger Loading. Facilities shall be provided for loading and unloading passengers, subject to the review and approval of the Review Authority taking into consideration the recommendation of the Public Works Director.

30.185.170 Emergency Shelter.

In addition to all other development standards applicable within the zone in which the Emergency Shelter is located, an Emergency Shelter shall comply with the following development and management standards:

A. Capacity. An Emergency Shelter located within the C-M M-C Zone may provide a maximum of 100 beds and shall serve no more than 100 homeless persons unhoused individuals per night. The capacity of an Emergency Shelter in any other zone shall be determined by the Review Authority.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
273
B. Length of Stay. A resident of an Emergency Shelter shall not reside in the Emergency Shelter for more than 180 consecutive nights.

C. Intake/Waiting Area. An Emergency Shelter shall provide at least 10 square feet of interior intake and waiting space per bed. Intake and waiting areas shall be located within the building and shall be designed to accommodate queueing on site.

D. Outdoor Area/Activity. Outdoor gathering areas shall be hidden from view or screened pursuant to Section 30.15.120, Screening. An Emergency Shelter shall not allow prospective residents to queue on the public right-of-way or parking areas. Open yard areas are not required for Emergency Shelters; but if provided on the ground level, outdoor gathering areas shall be a minimum of 10 feet from any front lot line, and shall be surrounded by a solid fence or hedge with a minimum height of five feet and a maximum height of six feet. This requirement may be reduced or waived by the appropriate Design Review body.

E. Parking. An Emergency Shelter shall provide the following parking:

1. One parking space per employee on the maximum shift.

1. One parking space for every eight beds; and

2. One covered and secure bicycle parking space for every four beds.

3. Exceptions. An Emergency Shelter may propose fewer parking spaces if the Emergency Shelter can demonstrate by a parking study that the proposed parking will satisfy the anticipated parking demand for the project to the satisfaction of the Public Works Transportation Planning Division. In any case, the required parking for an Emergency Shelter shall not be more than that which is required for similar residential or commercial uses within the zone.

F. Lighting. Subject to compliance with the Lighting Ordinance (Santa Barbara Municipal Code Chapter 22.75), adequate external lighting shall be provided on-site in order to maintain a safe and secure environment.

G. Concentration of Uses. No Emergency Shelter or homeless shelter shall be permitted allowed within 300 feet of another Emergency Shelter or homeless shelter. The distance between shelters shall be measured in a straight line without regard to intervening structures or objects from the nearest point on the property line of one shelter to the nearest point on the property line of the other.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
274
H. On-Site Management. On-site management shall be present at all times that the shelter is in operation. A Management Plan for the operation of the Emergency Shelter must be submitted with the master application and shall be subject to approval by the Community Development Department Director. As appropriate, the Management Plan shall address:

1. Hours of operation

2. On-site management and security procedures

3. Neighborhood relations and communication

4. Cooking and dining facilities (for residents only)

5. Shower and laundry facilities (for residents only)

6. Smoking areas and policies

7. Outdoor gathering areas and policies
I. Ability to Pay. No individual or household may be denied Emergency Shelter due to an inability to pay.

30.185.175 Emergency Permit.

A. Purpose. The purpose of this section is to authorize the Community Development Director to review and the Chief Building Official to issue emergency permits to protect public health, safety, and welfare in response to conditions resulting from natural disasters, accidents, or other unforeseen events that require immediate action.

B. Authority. Pursuant to the City’s police powers and the California Building Standards Code (Title 24),:

1. The Chief Building Official is authorized to immediately issue emergency permits for construction, repair, demolition, grading, or temporary occupancy when necessary to:
a. Stabilize or secure structures or property;
b. Restore essential services or utilities;

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
275
c. Prevent imminent threats to life, property, or the environment; or d. Facilitate temporary occupancy or use of structures displaced or damaged by an emergency.

2. The Community Development Director is authorized to review and condition emergency permits for consistency with:
a. The General Plan;
b. Zoning regulations;
c. Environmental protection standards;
d. Any applicable discretionary review requirements.

C. Applicability. Emergency permits may be issued for temporary construction, repair, demolition, grading, or occupancy activities that would otherwise require a permit under this Title or other applicable codes.

D. Findings. Prior to issuing an emergency permit, the Chief Building Official and/or Community Development Director, as applicable, must find that:

1. An emergency condition exists that poses a threat to public health, safety, or welfare;

2. The proposed work is necessary to address the emergency; and

3. The scope and duration of the work is limited to that which is necessary to respond to the emergency.

E. Conditions and Limitations.

1. Emergency permits may include conditions to ensure consistency with the General Plan, applicable zoning regulations, and environmental protection standards to the extent feasible.

2. Emergency permits are valid for a period not to exceed 90 days, unless extended by the Chief Building Official and/or Community Development Director, as applicable, for good cause.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
276

3. Permanent work authorized under an emergency permit must be brought into compliance with all applicable codes and permit requirements within a reasonable timeframe, as determined by the appropriate authority.

4. Issuance of an emergency permit does not create or confer any vested rights, entitlement to continued or future use, or any expectation that the temporary work or occupancy authorized under the emergency permit may remain in place beyond the permit’s 90 days duration, unless extended as provided under Subsection E.2. Except for demolition, all work or occupancy authorized under an emergency permit is strictly temporary and must not be construed as approval of any permanent improvement, use, or structure. Any permanent redevelopment or reconstruction must comply with all applicable codes, permit requirements, and discretionary review processes.

30.185.230 Large and Small Family Day Care Homes.

Large and Small Family Day Care Homes are considered residential uses of property and must be allowed in any zone where residential uses are allowed. They are subject only to the same provisions and development standards that apply to other residential uses of the same type in the same zone.

Large Family Day Care Homes in Residential Zones shall be located, developed, and operated in compliance with the following standards:

A. Location. Large Family Day Care Homes shall be located on a lot that is a minimum of 300 feet from a lot that contains another Large Family Day Care Home. The Review Authority may waive the 300-foot spacing requirement if certain physical conditions exist and the waiver would not result in significant effects on the public peace, health, safety and comfort of the affected neighborhood. Examples of physical conditions that may warrant granting of a waiver include intervening topography that creates a barrier or separation between the facilities such as hillsides or ravines, the presence of major nonresidential uses or structures between facilities or the presence of a major roadway between the facilities.

B. Outdoor Activities. Outdoor activities shall be limited to the hours between 8:00 a.m. and 6:00 p.m.

C. Loading and Unloading. A plan and schedule for the pick-up and drop-off of children or clients shall be provided for approval by the Review Authority. The plan shall demonstrate that offstreet area or on-street area in front of the residence is available for passenger loading and

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
277
unloading. The passenger loading and unloading area shall be of adequate size and configuration and shall allow unrestricted access to neighboring properties.

D. Parking. One additional parking space for employee parking shall be provided unless the Review Authority finds that adequate on-street or off-street parking is available.

Exhibit A
Single Family Streamlining Project
Proposed Amendments to SBMC Title 30
AMENDMENTS TO TITLE 30
Planning Commission Draft Showing Changes
From Current Code
278

30.185.245 Low Barrier Navigation Center.

The provisions of this section remain in effect until January 1, 2027. As of January 1, 2027, this section will be repealed unless State law is amended to require this subsection to be in effect beyond that date.

A. Purpose. These provisions are intended to allow low barrier navigation centers as a use by right if it meets specified requirements consistent with California Government Code Section 65660.

A low barrier navigation center is generally described as a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.

B. Allowed Zones. Low barrier navigation centers are allowed in any commercial, office or manufacturing zone that allows mixed-use development.

C. Review Process.

1. Low barrier navigation centers are exempt from all City discretionary review if the proposed housing development satisfies all of the requirements of California Government Code Section 65660 and 65662; and the project conforms with all objective written development standards and policies, including compliance with Title 25, Objective Design and Development Standards (ODDS), that apply to other multi-unit housing within the same zone.

2. If exterior alterations to a building or site are proposed, low barrier navigation centers are allowed with ministerial design review as described in Section 30.145.035, Affordable Housing Streamlined Approval.

D. Development and Management Standards. Low barrier navigation centers must comply with the following development and management standards:

1. The low barrier navigation center offers services to connect people to permanent housing through a services plan that identifies services staffing;

2. The low barrier navigation center is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect individuals to permanent housing;