Agenda packet, first session — Santa Barbara City Council, April 21, 2026 (part 1 of 3)

CITY OF SANTA BARBARA

CITY COUNCIL
Randy Rowse
Mayor
Kelly McAdoo
City Administrator
Kristen W. Sneddon
Mayor Pro Tempore
Oscar Gutierrez
Ordinance Committee Chair
John S. Doimas
City Attorney
Eric Friedman
Finance Committee Chair
Meagan Harmon
Mike Jordan
Wendy Santamaria
City Hall
735 Anacapa Street
http://www.SantaBarbaraCA.gov
APRIL 21, 2026, 2:00 PM
AGENDA
IN-PERSON PUBLIC COMMENT: At the beginning of each meeting of the City Council, Finance Committee, or Ordinance Committee, any member of the public may address the City Council concerning any item not on the Council's agenda. Any person wishing to make such address should first complete and deliver a "Request to Speak" form prior to the time that public comment is taken up by the City Council. Each speaker will be given a total of 3 minutes to address the Council. Pooling of time is not allowed during general public comment. The time allotted for general public comment at the beginning of the 2:00 p.m. session is 30 minutes.

Any member of the public who did not speak during the 2:00 p.m. session but who submitted a request to do so during the 2:00 p.m. 30 minute session may do so at the end of the meeting when the additional “Public Comment (If Necessary)” is announced. The City Council, upon majority vote, may decline to hear a speaker on the grounds that the subject matter is beyond their jurisdiction.

REMOTE PUBLIC COMMENT: Members of the public wishing to speak must “raise their hand” in the Zoom platform by selecting the virtual hand icon when their item is called. The keyboard shortcut for this is Alt+Y for Windows and Option+Y for Macs. City staff will activate the speaker’s microphone when the speaker’s name is called. The speaker will then need to unmute themselves. The keyboard shortcut for this is Alt+M for Windows or Command-Shift-A for Macs.

HOW TO REMOTELY OBSERVE AND/OR SPEAK LIVE AT A MEETING
• Web: https://santabarbaraca-gov.zoom.us/j/89359334270 (Participation via Zoom) • Telephone: Dial 1-669-900-6833, Enter Webinar ID: 893 5933 4270 (press *9 to raise/lower hand; press *6 to mute/unmute) • Online Streaming: Council meetings are streamed live at www.SantaBarbaraCA.gov/CAP • TV: Each regular City Council meeting is broadcast live in English and Spanish on City TV Channel 18 and rebroadcast in English on Wednesdays and Thursdays at 7:00 p.m. and Saturdays at 8:00 a.m., and in Spanish on Sundays at 3:00 p.m.

Each televised Council meeting is closed captioned for the hearing impaired. Check the City TV program guide at www.santabarbaraca.gov/citytv for rebroadcasts of Finance and Ordinance Committee meetings.

WRITTEN PUBLIC COMMENT: Public comments may also be submitted via email to [email protected] prior to the beginning of the Council Meeting. All public comments submitted via email will be provided to City Council and will become part of the public record.
(CONTINUED ON NEXT PAGE)
ORDER OF BUSINESS: Regular meetings of the Finance Committee and the Ordinance Committee begin at 12:00 p.m. The regular City Council meeting begins at 2:00 p.m. in the Council Chambers at City Hall.

REPORTS: Copies of the reports relating to agenda items are available for review at http://www.SantaBarbaraCA.gov/CAP.In accordance with state law requirements, this agenda generally contains only a brief general description of each item of business to be transacted or discussed at the meeting. Should you wish more detailed information regarding any particular agenda item, you are encouraged to obtain a copy of the Council Agenda Report (a "CAR") online at the City's website (http://www.SantaBarbaraCA.gov/CAP). Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are posted to the City’s website as soon as reasonably feasible.

CONSENT CALENDAR: The Consent Calendar is comprised of items that will not usually require discussion by the City Council. A Consent Calendar item is open for discussion by the City Council upon request of a Councilmember, City staff, or member of the public. Items on the Consent Calendar may be approved by a single motion. Should you wish to comment on an item listed on the Consent Agenda, after turning in your "Request to Speak" form, you should come forward to speak or raise your hand in Zoom at the time the Council considers the Consent Calendar.

LANGUAGE TRANSLATION AND INTERPRETATION: The City of Santa Barbara offers live Spanish translation and interpretation for City Council Meetings via the Wordly platform. Follow the directions below to access the service. • Go to: https://attend.wordly.ai/join/QQBV-6746
o Ensure the Session ID QQBV-6746 is displayed.
o Select “Spanish” and click on the “Attend” button.
o You can now read the captions on your device and/or listen to the translation of the City Council meeting. o Click the speaker button to hear a text-to-speech version of the translated dialogue. • If you have any questions or concerns, please contact City TV at 805-564-5311.

SPANISH INTERPRETATION: If you need interpretation of your communications to Council from Spanish into English, please contact the City Clerk’s Office at 564-5309 or by email at [email protected]. If possible, notification of at least 48 hours will usually enable the City to make arrangements.

INTERPRETACIÓN EN ESPAÑOL: Si necesita una interpretación del español al inglés, para sus comunicaciones al Consejo, comuníquese con la Oficina del Secretario Municipal al 564-5309, o por correo electrónico a [email protected]. Si es posible, la notificación de al menos 48 horas generalmente permitirá a la Ciudad hacer los arreglos.

AMERICANS WITH DISABILITIES ACT: If you need auxiliary aids or services or staff assistance to attend or participate in this meeting, please contact the City Administrator's Office at 564-5305 or by email at [email protected]. If possible, notification at least 48 hours prior to the meeting will usually enable the City to make reasonable arrangements. For those who need accessibility accommodation in using the “raise hand” function and/or registering to participate in the Zoom session, please contact the Clerk’s office by 5:00 p.m. the day before the meeting for assistance. Additionally, a speaker may email [email protected] by 5:00 p.m. the day before a meeting, stating which item they wish to speak on. Specialized services, such as sign language interpretation or documents in Braille, may require additional lead time to arrange. 04/21/2026 Santa Barbara City Council Final Agenda Page 1 APRIL 21, 2026 AGENDA
SPECIAL ORDINANCE COMMITTEE MEETING - 11:30 A.M. IN THE COUNCIL

CHAMBER

1. Subject: Short-Term Rental Ordinances (CITY2026-00001) Recommendation: That Ordinance Committee:

A. Review and forward to City Council ordinance amendments to Titles 30 and 28 related to Short-Term Rentals and Homeshares;

B. Recommend amending the Local Coastal Program to amend Title 28 (Coastal Zoning Ordinance) related to Short-Term Rentals and Homeshares (SBMC Chapter 28.92);
C. Determine that the Short-Term Rental Ordinances are exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3); and
D. Determine that the Short-Term Rental Ordinances are consistent with the General Plan and Local Coastal Plan.

2. Subject: Proposed Amendment to the Ordinance Restricting Parking of Oversized Vehicles
Recommendation: That Ordinance Committee review the proposed amendments and recommend that the City Council consider an ordinance amending Santa Barbara Municipal Code Section 10.44.220 to modify enforcement procedures for oversized vehicle parking violations. The recommendation also directs staff to continue coordination with the New Beginnings Safe Parking Program to provide outreach and alternative parking resources for individuals living in oversized vehicles.
04/21/2026 Santa Barbara City Council Final Agenda Page 2 REGULAR CITY COUNCIL MEETING - 2:00 P.M.

CALL TO ORDER

PLEDGE OF ALLEGIANCE

ROLL CALL

CEREMONIAL ITEMS

1. Subject: National Crime Victims' Rights Week (120.04)

2. Subject: Donate Life Month (120.04)

CHANGES TO THE AGENDA

CONSENT CALENDAR

3. Subject: Single Family Streamlining Amendments [Ordinance Adoption] Recommendation: That Council:

A. Adopt, by reading of title only, an Ordinance of the Council of the City of Santa Barbara Amending the Santa Barbara Municipal Code by Amending Chapters 30.15, 30.20, 30.25, 30.30, 30.35, 30.140, 30.165, 30.175,

30.185, 30.200, 30.205, 30.220, 30.235, 30.250, 30.290, 30.295, 30.300, and Section 30.150.090 Pertaining to Regulations for Single Family Streamlining;
B. Adopt, by reading of title only, an Ordinance of the Council of the City of Santa Barbara Amending the Santa Barbara Municipal Code by Amending Section 25.03.040 Pertaining to Regulations for Single Family Streamlining; and
C. Adopt, by reading of title only, an Ordinance of the Council of the City of Santa Barbara Amending the Santa Barbara Municipal Code by Adding Chapter 22.22 and Amending Chapters 22.68 and 22.69 Pertaining to Regulations for Single Family Streamlining Project.
04/21/2026 Santa Barbara City Council Final Agenda Page 3

4. Subject: Introduction of an Ordinance Approving a Service and Support Agreement with ProDIGIQ, Inc. at the Airport [Ordinance Introduction; Agreement]
Recommendation: That Council introduce and subsequently adopt, by reading of title only, an Ordinance of the Council of the City of Santa Barbara Approving and Authorizing the Airport Director to Execute a Service and Support Agreement with ProDIGIQ, Inc., Commencing Upon the Effective Date of the Enabling Ordinance.

5. Subject: Introduction of Ordinance Approving First Amendment to Lease Agreement Number 25,583 with Mulligan’s Café Inc., at Santa Barbara Golf Club [Ordinance Introduction; Agreement]
Recommendation: That Council introduce and subsequently adopt, by reading of title only, an Ordinance of the Council of the City of Santa Barbara Approving a First Amendment to Lease Agreement No. 25,583 with Mulligan’s Café Inc., a California Corporation, for the Restaurant Facility at Santa Barbara Golf Club, 3500 McCaw Avenue, Extending the Term through September 30, 2029, and Updating Operational Provisions.

6. Subject: Out-of-Agency Service Agreements for Sanitary Sewer System Connections [Resolution]
Recommendation: That Council adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara Restating the City’s Policy Regarding Connection to the Sanitary Sewer System of Property Located Outside of the City’s Jurisdictional Boundaries and Authorizing the Water Resources Director to Execute Agreements for Such Connections Pursuant to Santa Barbara Municipal Code Section 14.44.035.

7. Subject: Allocation of the City’s Share of Transportation Development Act Funds [Resolution]
Recommendation: That Council adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara Authorizing the Filing of a Claim with the Santa Barbara County Association of Governments for an Allocation of $97,645 in Transportation Development Act Funds for Fiscal Year 2027.

8. Subject: Agreement with Nimble Energy, Inc. for Energy Management Software Services [Agreement]
Recommendation: That Council authorize the Sustainability and Resilience Director to execute a three-year Professional Services Agreement with Nimble Energy, Inc. for energy management software services in the amount of $126,594. 04/21/2026 Santa Barbara City Council Final Agenda Page 4

9. Subject: Request by Montecito Sanitary District for a Wastewater Treatment Services Agreement [Agreement]
Recommendation: That Council:

A. Direct Staff to evaluate the feasibility of and negotiate an Agreement for Provision of Wastewater Treatment Services to the Montecito Sanitary District; and
B. Direct Staff to collect a $100,000 fee from the Montecito Sanitary District to offset City of Santa Barbara staff time and resources, which would be refunded to the District if an agreement is successfully negotiated.

10. Subject: Fifth Contract Amendment with RRM Design Group for Final Design and Construction Documents for the Dwight Murphy Field Renewal Project [Agreement]
Recommendation: That Council authorize the Public Works Director to execute a fifth contract amendment with RRM Design Group in the amount of $86,240 for additional construction administration support, testing, land surveying, and inspections during construction of the Dwight Murphy Field Renewal Project for a new not-to-exceed dollar amount of $1,425,681 for all services.

11. Subject: Approval of Standard Equipment for Self-Contained Breathing Apparatus (SCBA) for the Fire Department
Recommendation: That Council waive formal bidding requirements and approve 3M/SCOTT SCBAs as Standard Equipment for the Fire Department for the next fifteen years, in accordance with Section 4.52.070 (L) of the Municipal Code.

12. Subject: Fiscal Year 2026 Interim Financial Statements for the Eight Months Ended February 28, 2026
Recommendation: That Council accept the Fiscal Year 2026 Interim Financial Statements for the eight months ended February 28, 2026.

REPORT FROM THE ORDINANCE COMMITTEE

GENERAL PUBLIC COMMENT

PULLED CONSENT ITEMS
04/21/2026 Santa Barbara City Council Final Agenda Page 5

CITY COUNCIL ADMINISTRATIVE AND ATTORNEY REPORTS

FIRE DEPARTMENT

13. Subject: Coastal Wildland Fire Suppression Assessment District [Resolution]
Recommendation: That Council:

A. Hear a presentation of survey results from a survey mailed to all property owners within the proposed Coastal Wildland Fire Suppression Assessment District;
B. Adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara Declaring Intention to Initiate Assessment Proceedings, Preliminarily Approve the Engineer’s Report, and Set a Public Hearing For June 30, 2026; and
C. Adopt, by reading of title only, A Resolution of the Council of the City of Santa Barbara Establishing Proposition 218 Assessment Balloting Procedures in Accordance with Article XIII D of the California Constitution.

FINANCE DEPARTMENT

14. Subject: City Administrator’s Recommended Mid-Cycle Budget for Fiscal Year 2027
Recommendation: That Council:

A. Receive the City Administrator’s Recommended Operating and Capital Budget for Fiscal Year 2027;
B. Hear a report from staff in connection with the filing of the Fiscal Year 2027 budget; and
C. Approve the Proposed Schedule of Council Budget Review Meetings and Public Hearings related to the City Administrator’s Recommended MidCycle Budget for Fiscal Year 2027. 04/21/2026 Santa Barbara City Council Final Agenda Page 6

CITY ADMINISTRATOR

15. Subject: Updated Resolution to Re-Affirm the City’s Response to Federal Immigration Enforcement Activities and Commitment to Community Policing [Resolution]
Recommendation: That Council adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara Promoting Community Safety, Diversity, and Public Trust Through Locally Guided Practices in Response to Federal Immigration Enforcement.

16. Subject: Update of State and Federal Legislative Platform Recommendation: That Council:

A. Adopt the revised Legislative Platform that guides the City’s support or opposition to regional, state and federal legislative issues; and B. Authorize the Mayor, Councilmembers, and staff, on behalf of the City of Santa Barbara, to contact regional, state and federal representatives to advocate for legislation and actions consistent with the goals of the legislative platform.

COUNCIL AND STAFF COMMUNICATIONS

COUNCILMEMBER COMMITTEE ASSIGNMENT REPORTS & ENGAGEMENTS

PUBLIC COMMENT (IF NECESSARY)

ADJOURNMENT

CITY OF SANTA BARBARA

SPECIAL ORDINANCE COMMITTEE

MEETING

MEETING AGENDA
DATE: April 21, 2026 Oscar Gutierrez, Chair
TIME: 11:30 a.m. Mike Jordan
PLACE: Council Chambers Kristen Sneddon
Office of the City Office of the City
Administrator Attorney
Kelly McAdoo John Doimas
City Administrator, City Administrator’s Office City Attorney Nicole Grisanti
Manager, City Administrator’s Office
IN-PERSON PUBLIC COMMENT: Any person wishing to address the Ordinance Committee should first complete and deliver a "Request to Speak" form prior to the time that public comment is taken up by the Committee Member. Each speaker will be given a total of 3 minutes to address the Committee. The Ordinance Committee, upon majority vote, may decline to hear a speaker on the grounds that the subject matter is beyond their jurisdiction.

WRITTEN PUBLIC COMMENT: Public comments may also be submitted via email to [email protected] prior to the beginning of the Ordinance Committee Meeting. All public comments submitted via email will be provided to the Ordinance Committee and will become part of the public record.

HOW TO REMOTELY OBSERVE AND/OR SPEAK LIVE AT A MEETING:
 WEB: https://santabarbaraca-gov.zoom.us/j/83099911799?pwd=N0fwX914FLbpUNNMPr2foEbiub5ovC.1 Passcode: 199458
 TELEPHONE: Phone one-tap:
+16699006833,,83099911799# US (San Jose)
+16694449171,,83099911799# US
LANGUAGE TRANSLATION AND INTERPRETATION: The City of Santa Barbara offers live Spanish translation and interpretation for City Council Meetings via the Wordly platform. Follow the directions below to access the service.  Go to: https://attend.wordly.ai/join/QQBV-6746
o Ensure the Session ID QQBV-6746 is displayed.
o Select “Spanish” and click on the “Attend” button.
o You can now read the captions on your device and/or listen to the translation of the City Council meeting. o Click the speaker button to hear a text-to-speech version of the translated dialogue.  If you have any questions or concerns, please contact City TV at 805-564-5311.

AMERICANS WITH DISABILITIES ACT: If you need auxiliary aids or services or staff assistance to attend or participate in this meeting, please contact the City Administrator's Office at 564-5305 or by email at [email protected] if possible, notification at least 48 hours prior to the meeting will usually enable the City to make reasonable arrangements. For those who need accessibility accommodation in using the “raise hand” function and/or registering to participate in the Zoom session, please contact the Clerk’s office by 5:00 p.m. the day before the meeting for assistance. Additionally, a speaker may email [email protected] by 5:00 p.m. the day before a meeting, stating which item they wish to speak on. Specialized Services, such as sign language interpretation or documents in Braille, may require additional lead time to arrange.

ITEM FOR CONSIDERATION
CONTINUATION from April 14, 2026, Ordinance Committee Meeting (Item #1)

1. SUBJECT: Short-Term Rental Ordinance (CITY2026-00001) RECOMMENDATION: That the Ordinance Committee:

A) Review and forward to City Council ordinance amendments to Titles 30 and 28 related to Short-Term Rentals and Homeshares;
B) Recommend amending the Local Coastal Program to Amend Title 28 (Coastal Zoning Ordinance) related to Short-Term Rentals and Homeshares (SBMC Chapter 28.92);
C) Determine that the Short-Term Rental Ordinances are exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3); and
D) Determine that the Short-Term Rental Ordinances are consistent with the General Plan and Local Coastal Plan.

2. SUBJECT: Proposed Amendment to the Ordinance Restricting Parking of Oversized Vehicles
RECOMMENDATION: That the Ordinance Committee review the proposed amendments and recommend that the City Council consider an ordinance amending Santa Barbara Municipal Code Section 10.44.220 to modify enforcement procedures for oversized vehicle parking violations. The recommendation also directs staff to continue coordination with the New Beginnings Safe Parking Program to provide outreach and alternative parking resources for individuals living in oversized vehicles.

CITY OF SANTA BARBARA

ORDINANCE COMMITTEE AGENDA REPORT
AGENDA DATE: April 21, 2026
TO:

FROM:

SUBJECT:

Ordinance Committee
Community Development Department
Short-Term Rental Ordinances (CITY2026-00001)
RECOMMENDATION: That Ordinance Committee:

A. Review and forward to City Council ordinance amendments to Titles 30 and 28 related to Short-Term Rentals and Homeshares;
B. Recommend amending the Local Coastal Program to amend Title 28 (Coastal Zoning Ordinance) related to Short-Term Rentals and Homeshares (SBMC Chapter 28.92);
C. Determine that the Short-Term Rental Ordinances are exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3); and
D. Determine that the Short-Term Rental Ordinances are consistent with the General Plan and Local Coastal Plan.

EXECUTIVE SUMMARY:

The Short-Term Rental (STR) Ordinances for Title 30 (Attachment 1) and Title 28 (Attachment 2) implement Housing Element Program HE-19 from the 2023–2031 Housing Element (Attachment 3 – General Plan and Local Coastal Plan Consistency Analysis). Their purpose is to regulate vacation rental units to protect long-term housing, preserve neighborhoods, and create a reliable permit path for these uses. Additionally, the ordinances should inform property owners, residents, and visitors about where STRs (unhosted vacation rentals) and homeshares (rental of a portion of a house for fewer than 30 days when the primary resident is present, also known as hosted vacation rentals) are allowed and how they can be licensed and operated.

The homeshare element would also enhance lower-cost overnight accommodation choices in the Coastal Zone, consistent with the Coastal Act and Coastal Land Use Plan policy 3.2-12. The ordinance is also a critical requirement to enforce against unpermitted Agenda Item No. 1
Ordinance Committee Agenda Report
Short-Term Rental Ordinances (CITY2026-00001)
April 21, 2026

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STRs in the Coastal Zone where enforcement has been limited under a court decision.1 Once City Council acts on these regulations, the Title 28 amendments will be forwarded to the California Coastal Commission (CCC) as a Local Coastal Plan Amendment.

Changes to inland Title 30 will take effect within 30 days of adoption by City Council.

DISCUSSION:

Background
The City has been considering proposed STR ordinances and enforcement issues since 2015 (See Attachment 4). Most recently, City Council provided general direction on proposed regulations at a hearing on August 8, 2025, and the Planning Commission received an update and provided feedback on December 18, 2025.

On March 5, 2026, the Planning Commission reviewed the draft ordinances. The Commissioners voted 4-2 in favor of forwarding the package to the Ordinance Committee, but with specific feedback that outlines their concerns and comments. The Planning Commission’s feedback differed somewhat from Council’s prior direction.

Ordinance Highlights
The proposed STR Ordinances would regulate the use of residential structures as shortterm rentals or homeshares to ensure neighborhood compatibility and provide clear operational standards and accountability for owners, hosts, and managers. The ordinances have similar provisions in both inland and coastal areas but with a key difference in where they are allowed, as highlighted below:
 Where Allowed (Zone or License Area): In the Coastal Zone, STRs would be allowed within a geographic license area, which encompasses multiple zones, including some residential2; whereas Inland, STRs would only be allowed within commercial and mixed-use zones. Homeshares would be allowed in all zones that allow residential uses in the Coastal Zone but allowed only in commercial zones Inland. See Attachment 5 for a summary of where STRs and homeshares would be allowed, broken down by zone and use type. See Attachment 6 for a map of the proposed license areas.
1 Kracke v. the City of Santa Barbara determined that the City could not enforce against STRs in the coastal zone because it does not have STR regulations approved through either zoning (Title 28) or the Coastal Land Use Plan.
2 The Coastal Land Use Plan (2019) prioritizes coastal access and visitor-serving accommodations. Past Coastal Commission guidance to local governments has emphasized the need to allow, but regulate, vacation rentals in a manner that balances the important public access and visitor-serving benefits of such rentals with reasonable regulations to limit adverse impacts on coastal communities, including the availability of housing.

Ordinance Committee Agenda Report
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April 21, 2026

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o Title 30 (Inland): STRs and homeshares would be prohibited in all residential zones (RS, R-2, R-M, R-MH) and allowed only in nonresidential zones that allow residential or mixed use (O-R, O-M, C-R, C-G, M-C). o Title 28 (Coastal):
 STRs would be prohibited in single-family (A, E, R-1) and two-family (R-2) zones, and limited to the STR license area that emphasizes coastal access points. See Attachment 6 for these proposed license areas, which generally corresponds to the following multifamily and nonresidential zones: R-3, R4, R-O, HRC-2/OC, C-1, C-P, C-2.  Homeshares would be allowed in all zones that allow residential uses. (A, E, R-1, R-2, R-3, R-4) and nonresidential zones that allow residential or mixed use (R-O, HRC-2/OC, C-1, C-P, C-2, C-M).
 Ineligible Units: The following types of units would be ineligible to become a STR or homeshare:
o Accessory Dwelling Units (ADUs3), including the primary unit associated with the ADU. Homeshare would be allowed in the primary unit of a property developed with an ADU;
o Units subject to recorded covenants (including affordable housing); o Employee housing;
o Live-work units;
o Rooms not intended for human habitation (e.g., garages, sheds); and o Units that have not received a final building inspection or certificate of occupancy.
 Parking: In accordance with residential standards, the draft ordinances would require parking for STRs (unhosted units) as follows: two on-site spaces for units with up to four bedrooms and three spaces for units with five or more bedrooms.

Sites with nonconforming parking or design would need to add parking to comply.

As currently drafted, tandem parking and backing out onto a public street would be prohibited for STRs unless approved with a parking waiver, but homeshares in single- and two-unit residential units would be allowed to back out without a waiver. 3 The ADU ordinances prohibit rentals of ADUs for fewer than 31 days. Changing this provision would require amending the ADU ordinance.

Ordinance Committee Agenda Report
Short-Term Rental Ordinances (CITY2026-00001)
April 21, 2026

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 Miscellaneous:
o Tenant Protections. A STR requires that the unit has not been occupied under a long-term rental arrangement within the past 24 months, and that no tenant was displaced to facilitate the STR.
o Requirements to Obtain License: A pre-permitting inspection will be required to ensure the license matches the unit and property conditions, which will also assist with enforcement efforts if an operator advertises something different on platforms.

License applications would require submission of building plans, owner authorization (if a tenant is the applicant), proof of business tax certification, registration to pay transient occupancy tax, proof of insurance, a limitation of one license per person, and acknowledgment of operational standards and advertising compliance, among other items.

Planning Commission March 5, 2026, Comments
On March 5, 2026, the Planning Commission reviewed and forwarded the proposed ordinances to Ordinance Committee. The Commissioners provided detailed input (see Attachment 7 – Planning Commission Minutes) that differed somewhat from City Council’s direction given on August 5, 2025. Their comments are summarized below, along with staff’s response:
 Parking: The Planning Commission was concerned that the minimum number of parking spaces required for STRs and homeshares, and requiring a Public Works waiver for tandem parking and backing out, was too restrictive. The Planning Commission suggested staff consider changing the minimum number of parking spaces and allowing tandem parking and backing out in certain locations without a waiver.

Staff’s Response: The number of parking spaces required for STRs and homeshares could be reduced to match whatever parking is currently provided on-site, essentially treating it like a typical nonconforming situation. This would increase the number of existing units within the Zone or license area that would be eligible to obtain an STR license.

Current regulations prohibit tandem parking for single-unit residences unless approved with a waiver; staff recommends maintaining this standard for STRs and homeshares citywide to treat them the same as other residential uses in the city. If the parking requirement is reduced per staff’s recommendation above, allowing STR conversions without the number of parking spaces per ordinance standards, tandem Ordinance Committee Agenda Report
Short-Term Rental Ordinances (CITY2026-00001)
April 21, 2026

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parking becomes a non-issue. Therefore, staff recommends relying on existing regulations if tandem parking is proposed for a STR or homeshare.

Although backing out onto a public street or sidewalk from a parking space is currently permitted for single-unit and two-unit residential (where four or fewer parking spaces are provided), the ordinances would prohibit backing out for STRs and homeshares unless approved with a waiver. This was proposed to mimic how hotels and other commercial uses are currently treated; however, since STRs and homeshares would be considered residential uses under the new regulations, the ordinances could be changed to allow backing out without approval of a waiver under the same conditions that backing out is allowed currently for single-unit and two-unit residences. To balance the provision of STRs with safety concerns related to backing out, staff recommends that backing out be allowed for all STRs and homeshares in the coastal zone, but prohibited inland. This recommendation is based on traffic volumes and vehicle mix, and recognizes the generally lower traffic volumes and lower percentage of commercial vehicles in the coastal license area. This change would increase the number of existing units within the Zone or license area that would be eligible to obtain an STR License. Staff is requesting further direction from Ordinance Committee on this topic.
 Transient Occupancy Tax (TOT): The Planning Commission wanted to understand how implementation of the Ordinances would affect TOT revenue to the City so the economic effects of the program could be understood.

Staff’s Response: See Budget/Financial Impact discussion below.  Enforcement for Homeshares: The Planning Commission expressed concern that homeshares everywhere in the coastal zone (Title 28) and in commercial zones under Title 30 would be difficult to enforce and ensure that the primary resident was actually present; therefore, they requested more information about enforcement program details to prevent homeshares from becoming unhosted STRs.

Staff’s Response: As noted in the ordinances, applicants will need to provide proof that the unit is their primary residence, sign an affidavit acknowledging the requirement to operate the units per the original license application details (number of rooms, host on site for homeshare cases), and comply with all performance standards.

This sets a high bar for license issuance and facilitates subsequent enforcement by showing when operations are inconsistent with the license details. The host would be responsible for providing accurate listings and operating according to their license.

Details of the enforcement program moving forward are being developed by staff.  Platform Company Assurances: The Planning Commission commented that the ordinances should include requirements to ensure that hosting platform companies and property managers are held accountable when enforcement matters arise at site.

Ordinance Committee Agenda Report
Short-Term Rental Ordinances (CITY2026-00001)
April 21, 2026

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Staff’s Response: Senate Bill 346 (2025) expanded local agencies’ regulation and enforcement powers for STRs. Accordingly, the proposed ordinances include stipulations for platform compliance consistent with Senate Bill 346. These include:
listing only units with a valid City of Santa Barbara license; collecting and remitting TOT to the City; sharing monthly reports identifying listings and bookings; displaying a notice to hosts and guests that the unit is subject to City regulations; and acknowledging penalties if the platform violates these stipulations, with compliance timelines and fines imposed for lack thereof.
 Program Reporting: The Planning Commission requested reporting to help decisionmakers assess how the STR program is operating, including data on impacts to TOT, enforcement efforts, and housing impacts. Based on public testimony that unpermitted, currently operating STRs would not return to long-term housing functions, the Planning Commission asked that the City evaluate this in the future.

Staff’s Response: Since 2023, the City Attorney’s Office has provided annual updates on the STR Enforcement Program. Once the ordinances are effective, staff could expand the annual update to include more information about number of licenses, TOT, and other topics as needed.
 Reconsider the Zoning-Based Approach: The draft ordinances intend to regulate the location of STRs by zone (inland) or license area (coastal). The Planning Commission recommended that the City reconsider this approach and instead develop a program for the Coastal Zone that includes a cap or lottery system that regulates the total number of STRs by density (i.e., a percentage of total housing units or population) and/or geographic area.

Staff’s Response: Changing the program from a license-area allowance to a cap or lottery system is contrary to City Council’s prior direction to prohibit STRs in the singleand two-unit zones of the City. Although caps (within the jurisdiction, by specific neighborhood, or by permittee/parcel) appear to be the most common models recently certified by the Coastal Commission, developing a cap or lottery system appropriate for Santa Barbara would be challenging given the number of unpermitted STRs in the City’s waterfront areas. This would require further community outreach and a fair metric to spread them throughout the City/Coastal Zone and could be pursued if Ordinance Committee or Council so directs.

Staff’s review of Coastal Commission actions on short-term rental ordinances since 2020 (17 cities/counties) that were approved or approved with modifications indicates the majority included some sort of cap system. The City of Malibu’s ordinance (2022) was denied in part because they proposed banning unhosted STRs in single-unit residences; however, it was noted that Malibu had significantly limited lodging options compared to similar coastal towns, and Coastal Commission staff felt that the City’s Ordinance Committee Agenda Report
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amendment did not strike an appropriate balance between preserving housing stock and providing visitor-serving accommodations. On March 11, 2026, the Coastal Commission approved a program by the City of Ventura that incorporated Ventura’s existing STR regulations into their Local Coastal Plan. The Ventura regulations call for 355 unhosted STRs citywide, divided into six licensing areas, three of which are in the coastal zone.

Developing a cap or lottery system appropriate for Santa Barbara could take several months of research and outreach to determine the appropriate metric and balance between what are essentially competing objectives. For example, Marin County, which had been regulating STRs by ordinance since 2018, spent two years on an inclusive community process to compromise on a proposal to cap STR permits in ten identified coastal zone communities. The program was certified by the Coastal Commission in 2024 and was the first time they proposed to manage the actual numbers allowed in the Coastal Zone.

Each Coastal Zone community that staff researched used unique metrics and caps, as there is no one size that fits all. Staff recommends proceeding with the regulations as previously directed by Council and is requesting further direction from Ordinance Committee, and potentially all of Council, before committing to the extensive research and outreach necessary to develop a cap or lottery-based system to allow STRs in the single- and two-unit zones in the Coastal Zone. The proposed regulations could be adopted so that the City has a regulatory framework for STRs in place and then staff could research additional options or regulatory frameworks after that.  Additional Data Needed: The Planning Commission asked for information about how many STRs are officially currently permitted relative to those that may be operational, along with an analysis of where the operational units are located so that the disparity between existing conditions and a new program regulating them could be assessed better.

Staff’s Response: Based on the conversion of a single residential unit to a STR (i.e., change in use permit), staff has determined there are approximately 24 permitted and five pending STRs citywide, with one of these outside the proposed license area in the coastal zone. Additionally, approximately 265 STRs are paying TOT in the Coastal Zone, and staff estimates there are approximately 200 more STRs operating in the coastal zone without paying TOT. Staff estimates that there are approximately 445 STRs operating inland without paying TOT outside the zones that would allow STRs, and 30 STRs operating inland without paying TOT within the proposed zones that would allow STRs.

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BUDGET/FINANCIAL IMPACT:

The City has accepted TOT from STR operators since 2001. Collection of these taxes has increased year-over-year due to more operators registering to pay TOT as well as past-due tax collection through the City’s increased enforcement activity authorized by City Council in 2022. The City also collects a small amount of business tax revenue and the Tourism Business Improvement District (TBID) assessment, which is remitted to Visit Santa Barbara.

Transient Occupancy Tax: Recent TOT revenue by fiscal year is summarized below and includes approximately 30 to 40 percent from enforcement activity:
 FY 2024: $2.8 million
 FY 2025: $4.4 million
 FY 2026 (as of January): $2.7 million
As noted above, only 24 STRs have been legally permitted through the Community Development Department as change-in-use approvals, absent regulations for STRs.

Currently, residences must be designated as a hotel to be converted to a STR, which means they can only be permitted in zones that allow hotels and must comply with applicable hotel standards.

As proposed, the draft ordinances include a geographic area where STR licenses could be issued if certain criteria are met. Comparing this license area to the total number of sites now paying TOT shows that many units would cease to operate if they are not in the license area (mostly single- and two-family zones), and others may not qualify for a license given the required operational standards in the ordinances. Therefore, the ordinances will result in a significant drop in TOT when unpermitted STRs cease to operate or are unsuccessful in securing a license under the new ordinance. The exact numbers associated with that drop are difficult to determine because future licensures will be granted on a case-by-case basis, but staff estimates that the number of eligible STRs will decline from about 265 (are currently paying TOT in the coastal zone) to fewer than the 65 sites currently paying TOT and located in the proposed license area. However, some of the estimated 200 STRs that are not currently paying TOT may also fall within the license area and may choose to get permitted through the new simpler license path, and additional units may choose the homeshare option. The exact decline will depend on case-by-case conditions in meeting the new ordinance standards. Therefore, staff conservatively estimates the resulting reduction in TOT revenues to range from approximately $2 million to $2.4 million.

Tourism Business Improvement District: The TBID assessment is calculated at a rate of 2% of the monthly gross room revenue. For FY2026, it is estimated that $360,000 will be collected in TBID from STRs only. Staff conservatively estimate the TBID assessment Ordinance Committee Agenda Report
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revenue for STRs only will decline by approximately $280,000 as a result of the proposed ordinances.

Business Tax Certificate: As currently required, STR operators must obtain a business tax certificate. The minimum annual business tax per business is $29. The majority of STR operators pay $100 a year.

License Fee: It should also be noted that, if approved, staff will be implementing a new fee for STR Licenses to fully cover the costs of the new STR Program, as required by the City’s Cost Recovery and Revenue Policy. More details will be provided when the ordinances move forward to City Council.

ENVIRONMENTAL REVIEW:

Staff have determined this action qualifies for an exemption from further environmental review under Section 15061(b)(3) [General Rule] of the California Environmental Quality Act (CEQA) Guidelines because it can be seen with certainty that there is no possibility that the proposed short-term rental ordinances may have a significant effect on the environment. Future short-term rental projects that include components requiring a discretionary entitlement will continue to be subject to environmental review.

NEXT STEPS:

Staff recommend that Ordinance Committee forwards the draft ordinances to City Council for further discussion with feedback specifically related to potential amendments to the parking requirements, as discussed above, and Planning Commission comments regarding a geographic cap in the coastal zone rather than a zoning-based approach.

ATTACHMENTS: 1. Title 30 (Inland) Ordinance Amendments Related to ShortTerm Rentals and Homeshares

2. Title 28 (Coastal Zone) Ordinance Amendments Related to Short Term Rentals and Homeshares

3. General Plan and Local Coastal Plan Consistency Analysis

4. Short-Term Rental Public Hearings (2015-2026)

5. Proposed Zoning for STR License Area and Homeshares
Summary

6. Proposed STR License Area

7. Draft Planning Commission Minutes March 5, 2026
PREPARED BY: Laura Bridley, Project Planner
SUBMITTED BY: Allison DeBusk, Community Development Director APPROVED BY: Kelly McAdoo, City Administrator
ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

ORDINANCE NO. ______

AN ORDINANCE OF THE COUNCIL OF THE CITY OF

SANTA BARBARA AMENDING THE SANTA BARBARA
MUNICIPAL CODE TO ADD SECTION 30.185.395, AND
AMEND SECTIONS 30.25.020, 30.30.020, 30.155.040,

30.175.090, 30.185.220, 30.295.020, 30.295.040,

30.300.080 H, 30.300.160 P, 30.300.180 R, PERTAINING

TO REGULATIONS FOR SHORT-TERM RENTALS AND

HOMESHARES

THE CITY COUNCIL OF THE CITY OF SANTA BARBARA DOES ORDAIN AS FOLLOWS:

SECTION 1. Section 30.185.395 of Chapter 30.185 (Standards for Specific Uses and Activities) of Title 30 of the Santa Barbara Municipal Code is added to read as follows:

30.185.395 Short-Term Rentals
A. Purpose. The purpose of this section is to regulate the use of residential structures as shortterm rentals (STRs) and homeshares to protect the City’s long-term housing supply, ensure compatibility with surrounding neighborhoods, safeguard public health and safety, and provide clear operational standards for property owners, hosts, and managers. This section also seeks to hold operators accountable for guest conduct, ensure compliance with business license and tax requirements, and implement the City’s land use and coastal policies while balancing neighborhood livability with visitor-serving uses.

B. Definitions. Definitions applicable to this section are provided in Chapters 30.300, Definitions, and 30.295, Use Classifications.

C. STR/Homeshare License Requirement. Except as authorized by this section, a residential unit, any part of a residential unit, or a residential property must not be rented or ATTACHMENT 1
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D. Applicability

1. This section applies to all STRs, including homeshares, in the City of Santa Barbara, except as provided in Subsection D.2.

2. Exemptions. This section does not apply to:
a. Commercial lodging uses including, but not limited to, hotels, motels, auto courts, bed and breakfast inns, hostels, inns, motor lodges, timeshare projects, or overnight recreational vehicle and camping parks.
b. Home exchanges, in which the owner of a residence allows the use of that residence in exchange for the use of another person’s residence for a limited time with no rent exchanged.

E. Zoning Compliance. Except as provided in this section, all STRs and homeshares must comply with the zoning regulations applicable to residential units in the base zone and any applicable overlay, special district or Specific Plan zone where they are located. STRs and homeshares are allowed or prohibited in each zone as specified in the land use tables of this Title.

F. Tenant Protection for STR Licenses. This subsection applies exclusively to STRs; homeshares are not subject to this subsection. An STR License must not be issued unless the residential unit has not been occupied under a long-term rental arrangement (more than 30 consecutive days) within the past 24 months, and no tenant was displaced, evicted, or bought-out within the past 24 months to facilitate the STR. Evidence includes lease records, utility billing history, and sworn owner declarations.

G. Ineligible Units and Structures. An STR or homeshare is not allowed in any of the following:

1. A unit that is not a legally established residential unit.

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2. Rooms, spaces, or structures that are nonresidential or not legally established or permitted for residential use.

3. A unit permitted as an accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU), or the primary residential unit associated with an ADU or JADU, except that a homeshare is permitted in a primary residential unit occupied by the owner or host.

4. A unit subject to a recorded covenant or other restriction limiting its use, including but not limited to affordable housing, employee housing, live-work units, or manager/caretaker units.

5. A residential unit or structure without a final building inspection or valid certificate of occupancy.

6. Rooms or structures not designed or intended for human habitation, including but not limited to workshops, barns, garages, sheds, and storage rooms, unless all required City approvals and permits have been completed to convert the structure to livable residential use in compliance with applicable codes.

7. Recreational vehicles (RVs), non-motorized travel trailers, and other structures without permanent foundations, including yurts, tents, and treehouses.

H. STR/Homeshare License Application and Issuance. A valid STR/Homeshare License issued by the Community Development Department pursuant to this section is required for any person that seeks or receives any rent, payment, fee, commission or compensation in any form, to rent, offer for rent, advertise for rent, or facilitate the rental of an STR or homeshare.

1. Who May Apply. An STR/Homeshare License may be applied for by either:
a. The property owner of the residence where the STR or homeshare is located; or
b. A designated host, provided the host resides at the property as their primary residence at the time of application, and, for homeshare, resides at the property during all rental periods, and is authorized in writing by the property owner to act as the responsible party.

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2. License Limitations.
a. Where ownership is divided among multiple parties, one owner must be designated as the responsible party for purposes of this section. b. A homeshare must be located within the principal place of residence of the property owner or host, or within a residential accessory building that is legally established and permitted for residential occupancy on the same property and is not an ADU or JADU.
c. A person or entity, including any affiliated entity, must not hold more than one STR/Homeshare License within the City.
d. An STR/Homeshare license is limited to one license per residential unit. On a lot containing multiple residential units under common ownership, including but not limited to duplexes, cottage courts, or apartment complexes, only one residential unit on that lot is eligible for an STR/Homeshare license. This limitation does not apply to condominium units that are separately owned within a legally established condominium subdivision.
e. An STR/Homeshare License must not be issued to or held by:
i. A real estate investment trust as defined in Section 856 of the Internal Revenue Code;
ii. A corporation;
iii. A limited liability company in which any member is a corporation; or iv. A limited liability company in which any member is a member of another limited liability company that holds an STR/Homeshare License for any other property in the City.
f. If a change in ownership results in a prohibited owner under this subsection, the license shall immediately expire.

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3. STR/Homeshare License Application Requirements. Applications and fees for an STR/Homeshare License must be submitted in accordance with the provisions set forth in Section 30.205.020, Application Forms and Fees, and must include, at a minimum:
a. Site Plan. Showing the property lines, all buildings on the site, the driveway, and the location and dimensions of on-site parking spaces. b. Photographs. Current color photographs of the front entry of the residential unit, the interior common areas, and all bedrooms intended for rental. Photographs must clearly depict the condition and layout of the unit and may be used by the City to verify compliance with applicable standards.
c. Affidavit. A signed STR/Homeshare License Zoning Affidavit acknowledging awareness of operational standards and penalties for violations. All owners of record of the residential unit and the host, as applicable, are required to sign the STR/Homeshare License Zoning Affidavit and are jointly and severally liable for any violations of this section.
d. Primary Residence. For homeshares, proof that the residential unit is the owner’s or host’s primary residence. Acceptable documentation must include at least three of the following, each listing the applicant’s name and the property address, and each dated within the past 12 months unless otherwise specified: valid driver’s license or state-issued ID, motor vehicle registration, voter registration, tax documents (e.g., homeowner’s exemption on property tax bill), utility bill (e.g., water, gas, electricity) dated within the past 60 days, current lease or rental agreement for the property.
e. Business Taxes and Licenses. Proof of compliance with applicable business tax registration, business license, and Transient Occupancy Tax requirements. f. Insurance. Proof of insurance as required under Subsection L. g. HOA Approval. Written consent from the homeowner’s association (HOA) to operate an STR or homeshare, if applicable.
h. Advertising Compliance. Demonstrate that all advertisements and listings will display the City-issued STR License number.

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i. Applicant Disclosure and Verification. The applicant must disclose all direct and indirect ownership interests, including members, managers, officers, parent entities, subsidiaries, and any assumed business names (DBAs). The applicant must attest, under penalty of perjury, that the information provided is complete and accurate and that the applicant is not a prohibited owner under Subsection H.2. The City may require submission of organizational documents sufficient to confirm beneficial ownership. The applicant must update ownership information within 30 days of any change. Failure to disclose, or providing false or incomplete information, constitutes grounds for denial, suspension, or revocation of the STR/Homeshare License and may result in administrative penalties.

4. License Issuance
a. Review of Applications. STR/Homeshare License applications are processed pursuant to Chapter 30.280, Zoning Clearance, and the specific requirements of this section.
b. Director Decisions. A public hearing will not be conducted regarding license applications under this section. Decisions of the Community Development Director on STR/Homeshare License applications are final and not subject to appeal. This provision applies only to the license and does not affect any rights or procedures related to any other land use approvals required prior to license issuance c. Licenses Not Transferrable. An STR/Homeshare License is personal to the applicant, non-transferable, and expires upon any change of property ownership, or any change in controlling interest in any entity holding title. Operation after conveyance requires a new license and proof of compliance. Changes to indirect ownership interests that do not affect controlling interest (e.g., addition or removal of non‑controlling members, corrections to member names or addresses) do not, by themselves, void the license, but must be disclosed pursuant to Subsection H.3.i within 30 days.

5. License Notification. Within ten days of issuance or renewal of an STR/Homeshare License, the Community Development Director will provide written notification to all owners and occupants of properties within 300 feet of the licensed property. The notice must identify the property as an STR or homeshare and provide the ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

6. License Term. STR/Homeshare Licenses are issued or renewed for a maximum term of one year and expire immediately upon:.
a. Recordation of a deed or other instrument transferring title to the property; or
b. Any change in controlling interest in an entity holding title to the property.

7. License Suspensions and Revocations. STR/Homeshare Licenses may be suspended or revoked in accordance with Section 30.205.140, Revocation of Permits and Approvals, using the procedures outlined in that section.

8. License Renewals.
a. If a complete renewal application is submitted at least 30 days before the license expiration date, the license remains valid until the renewal is approved or denied.
b. If a renewal application is submitted fewer than 30 days before the license expiration date, the license remains valid until the renewal is approved or denied, but the applicant must pay a late fee established by City Council resolution. c. If the license has expired, the STR or homeshare operation must cease immediately, and a new license application is required. d. The City must not renew an STR/Homeshare License if there have been more than three verified violations during the previous 12-month license term or more than five verified violations within any two-year period. A violation means a complaint that results in a code enforcement case and a verified finding of noncompliance, as determined by the Community Development Director. Verified findings may include documentation from City staff investigations, administrative hearings, or official reports from law enforcement agencies. The City may deny ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

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renewal for any STR or homeshare that has engaged in conduct posing a significant risk to public health, safety, or welfare.
e. If an STR/Homeshare License is revoked pursuant to Section 30.205.140 or is not renewed under Subsection H.8.d, the property owner or host, including any affiliated entity, is prohibited from applying for a new STR/Homeshare License for the same property for 24 months from the date of revocation or non-renewal.

I. Operational and Performance Standards. The following operational and performance standards apply to all STRs and homeshares. All owners, hosts, managers, renters, occupants, and visitors of STRs and homeshares must comply with these standards. The property owner and STR or homeshare licensee are responsible for ensuring compliance and are liable for violations.

1. Occupancy Limits. The total number of persons on the property at any time must not exceed the limits stated in this subsection, or the occupancy limitations of the International Property Maintenance Code (IPMC), whichever is more restrictive. Exceeding these limits is a violation of this section.
a. Short-Term Rentals. The total number of people on the property at any time, including daytime guests, must not exceed two guests per sleeping room, plus up to six additional daytime guests, and in no case more than 16 people. Overnight occupancy is limited to ten rental guests in no more than five sleeping rooms. b. Homeshares. The total number of people on the property at any time, including daytime guests, must not exceed four rental guests plus the household of the owner or host, and up to six additional daytime guests. Overnight occupancy is limited to four rental guests in no more than two sleeping rooms, plus the household of the owner or host.
c. Quiet Hours. Persons who are not staying overnight must not be on the property during quiet hours as defined in Subsection I.5.b. d. One Group. Only one rental agreement must be in effect at any given time.

STRs and homeshares must not be rented to more than one group concurrently.

2. Minimum Stay. Each STR or homeshare must be rented for a minimum of one night. For purposes of this section, one night means a rental period that begins on one ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

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calendar day and ends on the next, including at least one overnight stay. Hourly or same‑day rentals are prohibited.

3. Maximum Vehicles Allowed. The City determines the number of vehicles allowed at the time of license issuance based on the number of available on-site parking spaces. The property owner, property manager, or host must ensure that the number of vehicles at the STR or homeshare does not exceed the number authorized on the license.

4. Parking Requirements. An application for an STR/Homeshare License will be denied if the minimum number of required parking spaces are not permitted on the property at the time the application is submitted. The owner may propose additional spaces to meet the minimum requirement; however, if any new construction or paving is proposed, the owner must obtain all required City approvals and permits to construct parking that complies with the City Access and Parking Design Standards and complete said work prior to submitting a license application.
a. Location of Required Parking. Required spaces must be in a garage, carport, or permitted uncovered parking space. Parking in a driveway is also allowed and may be in front or interior setbacks if all uncovered spaces are within an existing paved driveway and no new paving occurs in the setbacks.
b. Minimum Number of Spaces. The following parking minimums apply to each STR or homeshare unit, and the spaces must accommodate both rental guests and any hosts, owners, or occupants of the residential unit:
i. For a unit with up to 4 sleeping rooms: A total of 2 on-site parking spaces are required.
ii. For a unit with 5 or more sleeping rooms: A total of 3 on-site parking spaces are required.
c. No Exceptions. Parking exceptions or reductions in Chapter 30.175, Parking Regulations, and the near-transit parking exemption under Government Code § 65863.2 (AB 2097) do not apply to STRs and homeshares because, for purposes of parking requirements only, they are considered transient lodging uses under that statute.

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d. Unobstructed Spaces. All designated parking spaces and driveways must remain unobstructed and available during the rental period. Failure to maintain required parking constitutes a violation.
e. Tandem Parking and Backing. Tandem parking and backing out from a designated parking space onto a public street or sidewalk are regulated by Section

30.175.090, Parking Area Design and Development Standards. Backing out from a designated parking space onto a public street or sidewalk may be allowed for homeshares only as provided in Section 30.175.090; however, for STRs, backing out onto a public street or sidewalk is prohibited unless approved with a waiver by the Public Works Director pursuant to Section 30.175.090.

5. Noise.
a. A use or activity must not generate noise exceeding the standards established in Chapter 9.16, Noise, of the Santa Barbara Municipal Code. b. Quiet hours must be observed from 10:00 p.m. to 7:00 a.m. During this time, occupants and overnight guests must refrain from activities that create noise audible beyond the property line and that may disturb the peace or comfort of neighboring residents. This includes, but is not limited to, loud conversations, music, televisions, animal sounds, and the use of mechanical or recreational equipment. Repeated violations of quiet hours constitute grounds for license suspension or revocation. c. Outdoor amplified music or sound is prohibited.

6. Events and Activities. Unless authorized by a Conditional Use Permit or Temporary Use Permit, an STR or homeshare must not be rented or used for any event or activity, including commercial photography or filming, parties, weddings, or commercial gatherings, that exceeds the occupancy limits established in this subsection, violates the noise standards in this subsection, or violates any other applicable law.

7. Performance Standards. All STR and homeshare activities must comply with the Performance Standards of Chapter 30.180, Performance Standards.

8. Property Management Requirements.

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a. Homeshares. While rented, a homeshare must have the owner or host physically present within the same residential unit between 10:00 p.m. and 7:00 a.m., and available by phone at all other times, to ensure compliance with this section. b. Short-Term Rentals. While rented, an STR must have one or more designated property managers, one of whom must always be available by phone, to ensure compliance with this section. The owner may serve as one of the property managers. c. Property Manager Information. Each STR/Homeshare License application must include the name, email, and telephone number of the property managers. Any change in property manager must be submitted in writing, signed by the owner and proposed property manager, and approved in writing by the Community Development Director prior to taking effect.
d. Local Contact Response Time. The designated property manager or host must be able to respond on-site within 30 minutes of a complaint or request from the City.

J. Posting and Listings.

1. Outside Posting. While rented as an STR or homeshare, the property manager’s or host’s contact information and the City’s enforcement contact information must be posted on a weather-resistant sign no larger than 8.5 inches x 11 inches, affixed to an exterior wall visible from the main entrance or, if applicable, posted adjacent to the main entry gate.

Commercial advertising of the rental must not be posted on the property.

2. Interior Posting. The operational and performance standards of Subsection I, and the property manager’s or host’s contact information, must be posted in a conspicuous location inside the residence within six feet of the main entrance. The posting must include a notice pursuant to Civil Code Section 52.6 regarding human trafficking.

3. Rental Agreements, Advertisements, and Listings. Every advertisement or listing for an STR or homeshare must include a valid STR/Homeshare License number.

Advertising an unlicensed STR or homeshare constitutes a violation of this section. Each rental agreement, advertisement, and online listing must prominently display:
a. The permitted occupancy and guest limits for day and night; ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

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b. Notice of quiet hours (10:00 p.m. to 7:00 a.m.);
c. Notice that no outdoor amplified music or sound is allowed; d. Notice that the property must not be used for events exceeding occupancy limits or violating quiet hours, noise standards, or other laws; e. The number of available on-site parking spaces, with a notice discouraging on-street parking;
f. The City-issued STR/Homeshare License number;
g. The current City-issued Business License Tax Certificate identification number;
h. For homeshares, a statement that the unit is the primary residence of the owner or host, and that the owner or host will be present; and i. At least one photograph of the front entry of the residence must be included in an online listing.

K. Business License; Business Taxes; Transient Occupancy Tax. The owner or host must obtain and maintain a valid City Business Tax Certificate and Transient Occupancy Tax Registration Certificate, and must timely pay all applicable business taxes and transient occupancy taxes.

Operation of an STR or homeshare without current registration or timely payment of applicable taxes constitutes a violation of this section.

L. Insurance. The owner of an STR or homeshare must maintain liability insurance with the minimum requirements established by the Community Development Director and must name the City, its officers, employees and agents as names or additional insureds for operations conducted pursuant to this section. Proof of such insurance coverage must be provided with each license application under this section and must be made available to the Community Development Director upon request.

M. Defense and Indemnification. As a condition of the issuance and continued validity of any STR/Homeshare License, the owner and any operator of the STR or homeshare must defend (with counsel reasonably acceptable to the City), indemnify, and hold harmless the City and its ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

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elected and appointed officials, officers, employees, agents, and representatives from and against all claims, demands, causes of action, damages, losses, liabilities, costs, and expenses, including without limitation reasonable attorneys’ fees and litigation costs, upon written tender of defense by the City, arising out of or in any way related to: (a) the issuance of the permit or registration; (b) the operation, occupancy, use, or maintenance of the STR or homeshare; or (c) any act or omission of the owner, operator, guests, invitees, or any other person in connection with the STR or homeshare except to the extent caused by the sole negligence or willful misconduct of the City. This indemnification obligation shall survive the expiration, revocation, suspension, or termination of the permit or registration and any cessation of the STR or homeshare use.

N. Record-Keeping. The owner or host of an STR or homeshare must keep and preserve all records necessary to demonstrate compliance with this section, including, but not limited to, rental agreements, advertisements, and online listings. Records must be maintained for the duration of the license and for at least two years thereafter and must be made available in electronic format within five business days upon request.

O. Inspection and Monitoring.

1. Pre-Permitting Inspection. Prior to the initial issuance and each renewal of an STR/Homeshare License, the Building Official will conduct an inspection to determine the number of bedrooms within the unit and ensure the residential unit and site comply with the requirements of this section and all applicable building and zoning codes and regulations regarding parking, access, fire, and other relevant health and safety standards. If any violations are identified, the STR/Homeshare License will not be issued or renewed until all violations are corrected to the satisfaction of the Building Official.

2. Inspections. City staff may conduct inspections during the license term, upon reasonable notice, to verify compliance with this section and all applicable codes and regulations.

P. Complaints and Violations.

1. Complaints.
a. Complaints regarding the condition, operation, or conduct of renters, occupants, or visitors of an STR or homeshare must be directed to the property ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

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Note: Blue text indicates concurrent zoning ordinance amendments proposed with the Single Family Streamlining project. This will be adjusted in the final ordinance depending on which project is adopted first.
manager, host, or owner for investigation and resolution. The property manager, host, or owner must be available by phone at all times the residence is rented. b. Upon receipt of a complaint alleging unreasonable noise, disturbance, or violation of any operational standard of this section, the property manager, host, or owner must take all necessary actions to promptly resolve the issue, including a documented attempt to contact the renter within 60 minutes, or within 30 minutes during quiet hours (10:00 p.m. to 7:00 a.m.). Acceptable documentation includes a phone log, text message, email, or other verifiable communication. Timely response and documented attempts to resolve a complaint do not constitute a violation of this section.
c. Within 24 hours of receiving a complaint, the property manager, host, or owner must complete the online reporting form provided by the Community Development Director to: (i) describe the complaint and the time received; (ii) describe actions taken to resolve the issue, including times; and (iii) describe the resolution or current status.
d. Failure to promptly resolve a valid complaint or to timely and fully report a complaint as required constitutes a separate violation of this section.

2. Violations. Any violation of this section constitutes a separate violation. Each day a violation continues or occurs constitutes a separate offense.

Q. Enforcement and Penalties.

1. Enforcement. Any violation of this section must be enforced in compliance with Section 30.205.160, Enforcement and Penalty, and through any legal remedies available to correct and abate a nuisance as set forth in Santa Barbara Municipal Code Chapters 1.25 (Administrative Code Enforcement Procedures), 1.28 (Penalty), and 1.30 (Appeals from Administrative Decisions and Time Limits for Judicial Review of Administrative Decisions).

2. Civil Administrative Penalties. Notwithstanding any other law, and consistent with Government Code Section 36900(d)(1), violations of this section are subject to civil administrative penalties as follows:

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

SHOWING CHANGESFROM CURRENT CODE
Note: Blue text indicates concurrent zoning ordinance amendments proposed with the Single Family Streamlining project. This will be adjusted in the final ordinance depending on which project is adopted first.
a. A fine not exceeding one thousand five hundred dollars ($1,500) for a first violation.
b. A fine not exceeding three thousand dollars ($3,000) for a second violation of the same ordinance within one year.
c. A fine not exceeding five thousand dollars ($5,000) for each additional violation of the same ordinance within one year of the first violation. d. Each day a violation occurs constitutes a separate and distinct offense.

R. Platform Compliance Requirements. This subsection is adopted pursuant to California Government Code Sections 51050–51059 (SB 346), which authorize local regulation of short-term rental hosting platforms. Hosting platform means any person or entity that provides an online marketplace or application through which STRs are advertised or booked.

1. Listing Restrictions. Hosting platforms must not list or facilitate the booking of any STR or homeshare within the City unless the property has a valid STR/Homeshare License.

2. Tax Collection and Remittance. Hosting platforms must collect and remit all applicable Transient Occupancy Taxes (TOT) and Tourism Business Improvement District (TBID) assessments on behalf of the operator, consistent with this section and City tax ordinances.

3. Data Sharing. Hosting platforms must provide the City, upon request, with monthly reports identifying all listings within City limits, including property address, operator name, and booking activity. Reports must be provided in an electronic format specified by the City and comply with applicable state and federal privacy laws.

4. Notice Requirement. Hosting platforms must display a notice to prospective hosts and guests stating that STRs are subject to City regulations and are prohibited in certain zones.

5. Penalties. A hosting platform that violates this section is subject to administrative fines of up to $1,000 per illegal listing per day, in addition to any other remedies available under law.

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

6. Compliance Timeline. Hosting platforms must comply with the requirements of this section within 30 days of its effective date. Failure to provide required data within the specified timeframe constitutes a separate violation subject to fines of up to $1,000 per day.

S. Nonconforming and Unpermitted Short-Term Rentals and Homeshares.

1. Legally Permitted STRs and Homeshares. An STR or homeshare that was legally permitted and issued a zoning clearance or building permit prior to the effective date of this section may continue to operate, provided the operator obtains and maintains a valid STR/Homeshare License and meets the requirements of this subsection. This includes any single residential unit that was previously permitted to operate as a hotel or similar use under the City’s zoning regulations but now meets the definition of an STR or homeshare under this section. Such use may continue until the license is revoked or not renewed, whichever occurs first.

Within 180 days of the effective date of this section, the operator of any legally permitted STR or homeshare must:
a. Submit a complete STR/Homeshare License application. b. Hold a valid business tax certificate and must have remitted all City taxes and penalties due, including the Transient Occupancy Tax (TOT) and Tourism Business Improvement District (TBID) Assessment as of the effective date. c. Comply with all operational and performance standards of this section, except for any nonconforming eligibility or parking requirements.

2. Pre-Existing Unpermitted STRs and Homeshares. An STR or homeshare that was operating without required City approvals prior to the effective date of this section may continue to operate only during a limited grace period, as identified below:
a. The STR or homeshare may continue to operate for a maximum of 180 days from the effective date of this section, unless a valid STR/Homeshare License is issued prior to the end of that period.

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

SHOWING CHANGESFROM CURRENT CODE
Note: Blue text indicates concurrent zoning ordinance amendments proposed with the Single Family Streamlining project. This will be adjusted in the final ordinance depending on which project is adopted first.
b. After the 180-day grace period, operation without a valid STR/Homeshare License constitutes a violation subject to immediate enforcement and penalties under Subsection Q.
c. This section does not authorize or confer any legal status or vested rights on an STR or homeshare that operated in violation of City regulations before the effective date of this section.

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

SECTION 2. Section 30.25.020 of Chapter 30.20 (Commercial and Office Zones) of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Division II: Zone Regulations; Part 1: Base Zones
Chapter 30.25 Commercial and Office Zones
Sections:

30.25.010 Purpose

30.25.020 Land Use Regulations

30.25.030 Development Standards

30.25.020 Land Use Regulations.

Table 30.25.020 prescribes the land use regulations for Commercial and Office Zones.

Use classifications are defined in Chapter 30.295, Use Classifications. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table, or not found to be substantially similar to the uses below, are prohibited.

The table also notes additional land use regulations that apply to various uses. Numbers in parentheses refer to specific limitations listed at the end of the table. Section numbers in the right hand column refer to other sections of this title.

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification O-R O-M C-R C-G Additional Regulations Residential Uses
Residential Housing Types
Single-Unit Residential A A A A
Two-Unit Residential A A A A
Multi-Unit Residential A A A A
Special Residential Unit Types
Accessory Dwelling Unit A A A A
§30.185.040, Accessory Dwelling
Units
Caretaker Unit A A A A §30.185.120, Caretaker Unit
Community Care Facilities,
Residential Care Facilities for the
Elderly, and Hospices
6 or fewer individuals A A A A
7 to 1215 individuals A A A A
More than 1216 or more individuals CUPPSP CUPPSP CUPPSP CUPPSP §30.185.140, Community Care
Facilities, Residential Care Facilities
for the Elderly, and Hospices
Family Day Care Home A A A A
§30.185.230, Large and Small Family
Day Care Homes
Small A A A A
Large A A A A
§30.185.230, Large Family Day Care
Homes
Group Residential PSP PSP PSP PSP §30.185.190, Group Residential Home Occupation A A A A §30.185.200, Home Occupation
Homeshare A A A A §30.185.395, Short-Term Rentals
Live-Work Unit
Allowed subject to the highest permit
level required for any individual use or
component of the project.
§30.185.240, Live-Work Units
Mobilehome Park CUP(1) CUP(1) CUP(1) CUP(1)
§30.185.280, Mobilehome and
Permanent Recreational Vehicle
Parks
Short-Term Rental A A A A §30.185.395, Short-Term Rentals Supportive Housing §30.185.430, Transitional and Supportive Housing Transitional Housing §30.185.430, Transitional and Supportive Housing Public and Semi-Public Uses (2)
Cemetery CUP CUP CUP A
ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification O-R O-M C-R C-G Additional Regulations College and Trade School CUP CUP CUP A
Community Assembly CUP CUP CUP A
Community Garden A A A A
§30.185.130, Community and
Market Gardens
Cultural Institution CUP CUP CUP A
Day Care Center A/CUP A/CUP A A §30.185.150, Day Care Centers Emergency Shelter CUP CUP CUP CUP §30.185.170, Emergency Shelter Hospitals and Clinics
Hospital – CUP CUP CUP
Clinic CUP A CUP A
Birth Center – A A A
Instructional Services – – A A
Park and Recreation Facility CUP CUP CUP CUP §30.185.350, Recreation Facilities Public Facilities CUP CUP CUP A
Recreational Vehicle and Camping
Parks, Overnight – – CUP CUP §30.185.320, Overnight Recreational Vehicle and Camping Parks Recreational Vehicle Parks,
Permanent CUP(1) CUP(1) CUP(1) CUP(1)
§30.185.280, Mobilehome and
Permanent Recreational Vehicle
Parks
Schools CUP CUP CUP A
Skilled Nursing Facility – CUP CUP CUP
Social Service Facilities CUP(3) CUP(3) CUP(3) CUP(3)
Commercial Uses
Adult Entertainment Facilities – – – A
§30.185.060, Adult Entertainment
Facilities
Agriculture A(21) A(21) A(21) A(21) §30.185.070, Agriculture Animal Care, Sales and Services
Animal Daycare – – A(4) A(4)
Animal Shelter and Boarding – – A(5) A(5)
Grooming and Pet Stores – – A(4) A(4)
Veterinary Services – – A(4) A(4)
Artist Studio – – A A
ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification O-R O-M C-R C-G Additional Regulations Automated Teller Machine A A A A
§30.185.080, Automated Teller
Machines
Automobile/Vehicle Sales and
Services
Automobile/Vehicle Rentals – – A A
Automobile/Vehicle Sales and Leasing – – – A(6)
Car Washing Facilities – – PSP PSP
§30.185.090, Automobile/Vehicle
Fueling Stations or Car Washing
Facilities
Fueling Station – – PSP(7) PSP
§30.185.090, Automobile/Vehicle
Fueling Stations or Car Washing
Facilities
Service and Repair, Minor – – CUP A
Banks and Financial Institutions A A/PSP(8) A A
§30.185.100, Banks and Financial
Institutions in the O-M Zone
Business Services – – A A
Cannabis Storefront-Retailer – – A(19) A(19) Chapter 9.44 Commercial Cannabis Businesses
Commercial Entertainment and
Recreation
Cinema/Theater – – – A
Large-scale – – – CUP §30.185.350, Recreation Facilities Small-scale – – A A
Eating and Drinking Establishments – – A A
Food Preparation – – A(9) A(10) §30.185.380, Seafood Odor Control Funeral Parlors and Interment
Services – – A A
Hotels and Similar Uses CUP(11
)
– A A §30.185.220, Hotels and Similar Uses
Maintenance & Repair Services – – A A
Market Garden A A A A
§30.185.130, Community and
Market Gardens
Medical Cannabis Dispensaries – – – –
Nonconforming Use. Formerly
codified as §30.185.250, Medical
Cannabis Dispensaries
ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification O-R O-M C-R C-G Additional Regulations Nurseries and Garden Centers – – A A
Offices
Business and Professional A A(12) A A
Medical and Dental A A A A
Outdoor Sales and Display – – A(13) A
§30.185.300, Outdoor Sales and
Display
Outdoor Seating – – A(14) A(14)
Parking, Public or Private A A A A
Personal Services – – A A
Retail Sales
Food and Beverage Retail Sales – – A A
General Retail – A/PSP(15) A A
§30.185.260, Medical Equipment
Supply Stores
Neighborhood Market PSP PSP PSP – PSP – §30.185.370, Retail Sales, Neighborhood Market
Industrial Uses
Building Materials and Services – – – A(16)
Custom Manufacturing – – – A(16)
Food and Beverage Manufacturing,
Limited/Small Scale – – A(16) A(16) §30.185.380, Seafood Odor Control Household Hazardous Waste
Collection Facility – – A A
Industry, Limited – – – A(16)
Research and Development A(17) – A(17) A
Warehousing and Storage
Personal Storage – – – A(18)
Transportation, Communication, and Utilities Uses
Telecommunications Facilities §30.185.410, Telecommunications Facilities Transportation Passenger Terminals – – – PSP
Public Works and Utilities §30.185.340, Public Works and Utilities Other Applicable Types
Accessory Uses and Buildings A/PSP A/PSP A/PSP A/PSP §30.185.030, Accessory Uses and §30.140.020, Accessory Buildings
ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

Mobilehome §30.185.270, Mobilehomes, Recreational Vehicles, and Modular Units, Individual Use; and §30.185.420 Temporary Uses
Nonconforming Use Chapter 30.165, Nonconforming Uses, Site Development, and Uses Solar Energy Systems §30.140.090.D.8, Solar Energy Systems, and §30.185.400, Solar Energy Systems Temporary Use §30.185.420, Temporary Uses
Specific Limitations

1. Not allowed in a Historic or Landmark District. Allowed within a High Fire Hazard Area if designed to meet high fire construction standards adopted or enforced by the City, as determined by the Chief Building Official or the Fire Code Official.

2. Other public or semi-public facilities not specifically permitted may be allowed in any zone pursuant to Conditional Use Permit approval.

3. Must be located a minimum 300 feet from any other social service facility or emergency shelter.

4. All activities shall be conducted within an enclosed building.

5. Limited to boarding of cats and other household pets, excluding dogs. All activities shall be conducted within an enclosed building. Breeding is not permitted.

6. Limited to sales of used automobiles; new or used motorcycles and mopeds are allowed.

7. Limited to no more than six fuel dispensers, which may each serve two vehicles.

8. Banks with 1,000 square feet of floor area or less per lot are allowed. Banks with more than 1,000 square feet of floor area per lot require Performance Standard Permit approval.

9. Limited to no more than 10 employees at any given time.

10. Limited to no more than 20 employees at any given time.

11. Limited to Hotels located in Structures of Merit or Landmarks pursuant to Chapter 22.22 30.157, Historic Resources, or in another structure on the same lot as a Structure of Merit or Landmark used as a Hotel a lot containing a building that is a Historic Resource pursuant to Chapter 30.157, Historic Resources.

12. Limited to offices related to medical and dental field only.

13. Limited to outdoor uses associated with Fueling Stations and Nurseries and Garden Centers.

14. In conjunction with any establishment that serves or sells food or beverages.

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

15. Limited to pharmacies and medical equipment supply stores. Medical equipment supply stores with 3,000 square feet of floor area or less per lot are allowed. Medical equipment supply stores with more than 3,000 square feet of floor area per lot require a Performance Standard Permit.

16. Limited to no more than 10 employees engaged in manufacturing. Manufacturing activities are limited to accessory uses as defined in §30.185.030, Accessory Uses, and may occupy no more than 25% of the floor area in a structure in the C-R Zone and 50% in the C-G Zone.

17. Limited to the Land Use Regulations, Operational and Performance Standards in Chapter 30.65, Research and Development (RD) Overlay Zone.

18. Individual storage compartments not to exceed 400 square feet in area.

19. Cannabis Storefront-Retailer uses require a commercial cannabis business permit pursuant to Chapter 9.44.

20. Limited to uses permitted in the zone.

21. Agriculture limited to accessory uses only.

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

SECTION 3. Section 30.30.020 of Chapter 30.30 (Manufacturing Zones) of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Chapter 30.30 Manufacturing Zones
Sections:

30.30.010 Purpose

30.30.020 Land Use Regulations

30.30.030 Development Standards

30.30.020 Land Use Regulations.

Table 30.30.020 prescribes the land use regulations for Manufacturing Zones.

Use classifications are defined in Chapter 30.295, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table, or not found to be substantially similar to the uses below, are prohibited.

TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Residential Uses
Residential Housing Types
Single-Unit Residential A –
Two-Unit Residential A –
Multi-Unit Residential A –
Special Residential Unit Types
Accessory Dwelling Unit A – §30.185.040, Accessory Dwelling Units AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
26 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Caretaker Unit A A(1) §30.185.120, Caretaker Unit
Community Care Facilities, Residential
Care Facilities for the Elderly, and
Hospices
6 or fewer individuals A –
7 to 12 15 individuals A –
More than 12 16 or more individuals CUPPSP –
§30.185.140, Community Care Facilities, Residential
Care Facilities for the Elderly, and Hospices
Family Day Care Home A – §30.185.230, Large and Small Family Day Care Homes Small A –
Large A –
§30.185.230, Large Family Day Care Homes
Group Residential PSP – §30.185.190, Group Residential
Home Occupation A – §30.185.200, Home Occupation
Homeshare A – §30.185.395, Short-Term Rentals
Live-Work Unit
Allowed subject
to the highest
permit level
required for any
individual use or
component of the
project.
– §30.185.240, Live-Work Units
Mobilehome Park CUP(2) –
§30.185.280, Mobilehome and Permanent
Recreational Vehicle Parks
Short-Term Rental A – §30.185.395, Short-Term Rentals
Supportive Housing §30.185.430, Transitional and Supportive Housing Transitional Housing §30.185.430, Transitional and Supportive Housing Public and Semi-Public Uses (3)
Cemetery A –
College and Trade School A A(4)
Community Assembly A –
Community Garden A A §30.185.130, Community and Market Gardens Cultural Institution A –
Day Care Center A – §30.185.150, Day Care Centers
Emergency Shelter A CUP §30.185.170, Emergency Shelter
Hospitals and Clinics
Hospital CUP –
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
27 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Clinic A –
Birth Center A –
Instructional Services A –
Park and Recreation Facility CUP – §30.185.350, Recreation Facilities Public Facility A A
Recreational Vehicle and Camping
Parks, Overnight CUP(2) –
§30.185.320, Overnight Recreational Vehicle and
Camping Parks
Recreational Vehicle Parks, Permanent CUP(2) –
§30.185.280, Mobilehome and Permanent
Recreational Vehicle Parks
Schools A –
Skilled Nursing Facility A –
Social Service Facilities CUP(5) CUP(5)
Commercial Uses
Adult Entertainment Facilities A A §30.185.060, Adult Entertainment Facilities Agriculture A(15) A(15) §30.185.070, Agriculture
Animal Care, Sales and Services
Animal Daycare A(6) A
Animal Shelter and Boarding A(7) A
Grooming and Pet Stores A(6) A
Veterinary Services A(6) A
Artist Studio A A
Automated Teller Machine A A §30.185.080, Automated Teller Machines Automobile/Vehicle Sales and Services
Automobile/Vehicle Rentals A A
Automobile/Vehicle Sales and Leasing A(8) A(8)
Car Washing Facilities PSP PSP §30.185.090, Automobile/Vehicle Fueling Stations or Car Washing Facilities
Fueling Station PSP A
§30.185.090, Automobile/Vehicle Fueling Stations or
Car Washing Facilities
Service and Repair, Minor A A
Banks and Financial Institutions A –
Business Services A –
Cannabis Storefront-Retailer – A(13) Chapter 9.44 Commercial Cannabis Businesses AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
28 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Commercial Entertainment and
Recreation
Cinema/Theater A –
Large-scale CUP – §30.185.350, Recreation Facilities
Small-scale A –
Eating and Drinking Establishments A A(9)
Food Preparation A A(10) §30.185.380, Seafood Odor Control Funeral Parlors and Interment Services A A
Hotels and Similar Uses A – §30.185.220, Hotels and Similar Uses Maintenance and Repair Services A A
Market Garden A A §30.185.130, Community and Market Gardens Medical Cannabis Dispensaries – –
Nonconforming Use. Formerly codified as
§30.185.250, Medical Cannabis Dispensaries
Nurseries and Garden Centers A A
Offices
Business and Professional A A(9)
Medical and Dental A –
Outdoor Sales and Display A A §30.185.300, Outdoor Sales and Display Outdoor Seating A A
Parking, Public or Private A A
Personal Services A –
Retail Sales
Food and Beverage Retail Sales A A(9)
General Retail A A(9)
Neighborhood Market PSP – – §30.185.370, Retail Sales, Neighborhood Market Industrial Uses
Automobile and Vehicle Repair, Major A A
Building Materials and Services A A
Commercial Cannabis Business – A(13)
Commercial Vehicle and Equipment
Sales and Rental A A
Construction and Materials Yard A A
Custom Manufacturing A A(10)
Food and Beverage Manufacturing
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
29 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Limited/Small Scale A(11) A/PSP
(12) §30.185.380, Seafood Odor Control
General/Large Scale –
A/PSP
(12) §30.185.380, Seafood Odor Control
Hazardous Waste Management Facility CUP CUP Chapter 30.55, Hazardous Waste Management Facility (HWMF) Overlay Zone
Household Hazardous Waste
Collection Facility A A
Industry, General – A
Industry, Limited A A
Recycling Collection Facility A A
Research and Development A A
Salvage and Wrecking CUP CUP
Towing and Impound A A
Warehousing and Storage
Indoor Warehousing and Storage A A
Outdoor Storage – A §30.185.310, Outdoor Storage
Personal Storage A A
Wholesaling and Distribution – A
Transportation, Communication, and Utilities Uses
Freight/Truck Terminals and
Warehouses – A
Light Fleet Based Services A A
Telecommunications Facilities §30.185.410, Telecommunications Facilities Transportation Passenger Terminals A A
Public Works and Utilities §30.185.340, Public Works and Utilities Other Applicable Types
Accessory Uses and Buildings A/PSP A/PSP §30.185.030, Accessory Uses, and §30.140.020, Accessory Buildings
Alcoholic Beverage Retail
Establishments CUP(14) CUP(14) §30.185.075, Alcoholic Beverage Retail Establishments Animal Keeping A A
§30.185.210, Horse Keeping and SBMC 6.08, Care
and Keeping of Animals
Cannabis Cultivation, Personal §30.185.110, Cannabis Cultivation for Personal Use AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
30 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Mixed-Use Development
Mixed-Use Development is allowed subject to the regulations of the specific uses and applicable zone and permit requirements for any individual use or component of the project.

1. Limited to a Caretaker Unit of no more than 400 square feet of net floor area.

2. Not allowed in a Historic or Landmark District. Allowed within a High Fire Hazard Area if designed to meet high fire construction standards adopted or enforced by the City, as determined by the Chief Building Official or the Fire Code Official.

3. Other public or semi-public facilities not specifically permitted may be allowed in any zone pursuant to Conditional Use Permit approval.

4. Limited to industrial-related trade schools.

5. Must be located a minimum 300 feet from any other social service facility or emergency shelter.

6. Outdoor activities may occur between the hours of 9:00 a.m. and 4:00 p.m. Activities at all other times shall be conducted within an enclosed building.

7. Limited to the boarding of cats and other household pets, excluding dogs. Outdoor activities may occur between the hours of 9:00 a.m. and 4:00 p.m. Activities at all other times shall be conducted within an enclosed building. Breeding is not permitted.

8. Limited to sales of used automobiles. New or used motorcycles or mopeds are allowed.

9. Only allowed as an accessory use pursuant to §30.185.030, Accessory Uses.

10. Retail sales only allowed as an accessory use. See §30.185.030, Accessory Uses.

11. Seafood processing is not allowed.

12. Seafood processing is only allowed with a PSP.

13. Commercial Cannabis Businesses, as defined in Section 30.295.050.C., require a commercial cannabis business permit pursuant to Chapter 9.44.

14. Limited to uses permitted in the zone.

15. Agriculture limited to accessory uses only.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
31 SECTION 4. Section 30.155.040 of Chapter 30.155 (Conversion of Residential Units to Condominiums, Hotels, or Similar Uses) of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Division III: Citywide Regulations

30.155.040 Permit Required; Exceptions.

A. Permit Required. No applicant shall convert existing residential units to a condominium, hotel or similar use without first having said conversion approved by the Planning Commission or the City Council on appeal, and having been issued a conversion permit by the Community Development Director. For conversions of residential units to condominium units, the body that shall serve as the Advisory Agency for the required subdivision, as specified in Section 27.03.010 of the Santa Barbara Municipal Code, shall review the application for the conversion pursuant to this chapter.

B. Exceptions to Requirements for Conversion Permits. The following shall be exempt from the provisions of this chapter:

1. A project creating a condominium, hotel or similar use and using no more than one existing residential unit as part of said project shall not be considered a conversion. To qualify for this exception, the number of residential units on the project site shall not have been previously reduced by use of this exception clause. For the purposes of this exclusion, the number of existing residential unit(s) shall be determined on the date of application for the permit. If the project calls for destruction of the structure housing the residential unit(s), those units shall not be counted as existing unit(s).

2. A stock cooperative or community apartment which has received final approval from the California Department of Real Estate or has otherwise been legally created prior to the adoption date of the ordinance establishing this chapter.

No exception under this subsection shall affect the applicability of the Zoning Ordinance, the California Building Code as adopted and amended by the City, or other applicable ordinances or regulations.

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32 SECTION 5. Section 30.175.090 of Chapter 30.175 (Parking Regulations) of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

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 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.

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33 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 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. Tandem automobile parking for any residential use, including single-unit, two-unit, multi-unit, accessory dwelling units, and residential uses in mixed-use developments, must comply with all of the following:
a. No more than two automobiles may be parked one behind the other; b. Both automobile parking spaces in the tandem arrangement must be assigned to the same residential unit;
c. Tandem parking must not create a safety hazard or traffic impacts; d. All vehicle movements required to access or depart a tandem space must occur entirely off the street or alley, except where specifically authorized by the Public Works Director; and
AMENDMENTS TO TITLE 30
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34 f. Vertical or stackable tandem parking systems using mechanical lifts are subject to approval by the Public Works Director. Such systems must be fully enclosed within a permanent structure and must be governed by a recorded maintenance agreement as required under Chapter 30.260, Recorded Agreements. 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 multi-unit 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;
ii. 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:

AMENDMENTS TO TITLE 30
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35 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:

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 AMENDMENTS TO TITLE 30
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36 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 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.

AMENDMENTS TO TITLE 30
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37 J. Waiver. The Public Works Director may approve waivers to parking area standards whenever specified in this title or as specified within the City Access and Parking Design Standards AMENDMENTS TO TITLE 30
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38 SECTION 6. Section 30.185.220 of Chapter 30.185 (Standards for Specific Uses and Activities) of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

30.185.220 Hotels and Similar Uses.

Hotels and Similar Uses shall be located, developed, and used in compliance with the following standards:

A. All Zones.

1. Guestrooms with Kitchens. Guestrooms designed or constructed with kitchens shall be subject to the base residential density standards for the zone; however, they are not considered residential units. For the purposes of this section, a maximum 12 inch by 12 inch bar sink, maximum five foot long counter top, microwave, and mini-fridge are not considered a "kitchen."

2. Setbacks. Additions and new construction for Hotels and Similar Uses are subject to the nonresidential setback requirements of the applicable zone. Conversions or alterations of existing residential structures to Hotels and Similar Uses in a Residential Zones are subject to the setback requirements for residential structures.

3. Prohibition Against Conversion of Single Residential Units to a Hotel or Similar Use. Except as provided in Subsection C for historic resources approved with a Conditional Use Permit, an existing single residential unit on a lot shall not be converted to a Hotel or Similar Use. The conversion of more than one residential unit on a lot to a Hotel or Similar Use may be permitted pursuant to Chapter 30.155, Conversion of Residential Units to Condominiums, Hotels, or Similar Uses.

B. CO-CAR Zone. In the CO-CAR Zone, small hotels shall only be permitted upon the issuance of a Conditional Use Permit in the "Small Hotels Allowed & Housing Prohibited" area shown on Figure 30.185.220.B, CO-CAR Zone Small Hotel Area, consistent with the following:

1. Limitations.
a. A small hotel may must not have more than six guestrooms; b. The size of each hotel guestroom shall be limited to a maximum of 300 square feet of floor area (including hallways, closets, baths, interior circulation and AMENDMENTS TO TITLE 30
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39 other similar floor area) and the room may not include an individual kitchen area.

Individual kitchen areas are not allowed within guestrooms; c. A common kitchen/dining/lobby area is allowed but may must not be located within a guestroom;
d. A caretaker unit is allowed with a maximum of 600 square feet of floor area provided that the caretaker unit is located adjacent to, or with immediate access to, the common or lobby area and provided that it does not have a separate access from outside the common area.

2. Required Findings. A Conditional Use Permit for a small hotel in the CO-CAR Zone shall only be approved if the Review Authority makes all of the following findings in addition to any other findings required by this Title:
a. The small hotel will support the goals of the Local Coastal Plan and COCAR Zone to promote a vital, mixed-use neighborhood in the Waterfront comprised of a diversity of land uses.
b. The small hotel is part of a mixed-use project and in a mixed-use setting within a property having preexisting legal uses or permitted CO-CAR Zone uses. c. The small hotel is compatible with the surrounding land uses and CO-CAR Zone uses.
d. The small hotel may include a caretaker unit if it is necessary to support the hotel or other improvements on the site.

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40 FIGURE 30.185.220.B: CO-CAR ZONE SMALL HOTEL AREA
C. R-M and O-R Zones. Hotels and Similar Uses in the R-M and O-R Zones are limited to Hotels and Similar Uses located in Structures of Merit or Landmarks pursuant to Chapter 22.22, AMENDMENTS TO TITLE 30
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41 Historic Structures, or in another structure on the same lot as a Structure of Merit or Landmark used as a Hotel and Extended Stay Hotel, subject to the following standards. are permitted only upon the issuance of a Conditional Use Permit and are limited to lots developed with a Historic Resource, as defined in Chapter 30.157, Historic Resources, subject to the following standards:

1. The owner's or manager's primary residence shall be located on the property that contains the Hotel and Extended Stay Hotel or Similar Use.

2. No meals shall be served to persons other than guests and residents of the Hotel and Extended Stay Hotel or Similar Use.

3. No conference or meeting rooms/facilities shall be provided.

4. No new outdoor swimming pool shall be provided; however, outdoor spas, hot tubs or similar facilities may be provided.

5. Other requirements imposed by the Planning Commission in order to ensure compatibility with the surrounding neighborhood.

6. Plans for new structures or alterations to existing structures shall be submitted to the Historic Landmarks Commission for review and action in accordance with the provisions of Chapter 22.22, Historic Structures Chapter 30.220, Design Review.

D. R-MH Zone. Hotels and Similar Uses and related recreational, conference center and other auxiliary uses primarily for use by hotel guests are permitted uses subject to the following standards.

1. Businesses and Restaurants. Hotels and Similar Uses designed, constructed or used for either 24 guestrooms with kitchens or 50 or more guest rooms without kitchens may include a business conducted therein for the convenience of the occupants and their guests or a restaurant for use solely by the hotel occupants and their guests. a. The entrance to the business or restaurant shall be from the inside of the hotel.
b. The floor area used for all the businesses and restaurants in the facility shall not exceed 30% of the total ground floor area of all the buildings comprising the hotel which are on a single lot or contiguous lots.

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42 c. No street frontage of any such building shall be used for the business or restaurant.

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43 SECTION 7. Section 30.295.020 of Chapter 30.295 (Use Classifications) of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Division V: General Terms
Chapter 30.295 Use Classifications
Sections:

30.295.010 Purpose and Applicability

30.295.020 Residential Use Classifications

30.295.030 Public and Semi-Public Use
Classifications

30.295.040 Commercial Use Classifications

30.295.050 Industrial Use Classifications

30.295.060 Transportation, Communication,
and Utilities Use Classifications

30.295.020 Residential Use Classifications.

A. Residential Housing Types.

1. Single-Unit Residential. One primary residential unit and up to one accessory dwelling unit or one junior accessory dwelling unit located on a single lot. This classification includes individual mobilehomes and manufactured housing units installed on a foundation system pursuant to Section 18551 of the California Health and Safety Code and meeting the standards of Section 30.185.270, Mobilehomes, Recreational Vehicles and Modular Units, Individual Use. The definition of single-unit residential shall include an Employee Housing Unit with six or fewer residents as allowed by State law.

2. Two-Unit Residential. No more than two residential units and may include one or more accessory dwelling units located on a single lot. The residential units may be located in a single building that contains two residential units (also known as a duplex) or in two detached buildings.

3. Multi-Unit Residential. Three or more attached or detached residential units and may include one or more accessory dwelling units on a single lot. Types of multi-unit AMENDMENTS TO TITLE 30
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44 residential include townhouses, multiple detached residential units (e.g. bungalow court), and multi-story apartment buildings.

B. Special Residential Unit Types.

1. Accessory Dwelling Unit. An attached or a detached residential unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residential unit. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary residential unit is or will be situated. An accessory dwelling unit also includes the following:
a. An efficiency unit, as defined in Section 17958.1 of Health and Safety Code. b. A manufactured home, as defined in Section 18007 of the Health and Safety Code.

2. Additional Residential Unit. A detached residential unit that provides independent living facilities, located on a single lot with another single-unit residence, and meeting the standards of Section 30.185.050, Additional Residential Unit.

3. Caretaker Unit. A residential unit occupied by employees, owners, managers, or caretakers of a primary business use on the site and meeting the standards of Section 30.185.120, Caretaker Unit.

4. Employee Housing Unit. As defined in Section 17021.5 of the Health and Safety Code; includes agricultural employee (farmworker) housing as defined in Health and Safety Code Section 17008.

5. Garden Apartment. A development consisting of multi-unit residential building(s), each containing between four and eight residential units, located on a single lot under one ownership and meeting the standards of Section 30.185.180, Garden Apartments.

6. Homeshare. A homeshare is a short-term rental that is the primary residence of either the property owner or a designated “host.” A homeshare involves the rental of a portion of the residential unit for a period of 30 consecutive days or less, while the owner or host is physically present and residing in the unit during the rental period.

AMENDMENTS TO TITLE 30
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45 7. Junior Accessory Dwelling Unit. A unit that is no more than 500 square feet in size and contained entirely within the structure of an existing or proposed single-unit residential housing type. A junior accessory dwelling unit includes its own separate sanitation facilities, or shares sanitation facilities with the existing or proposed single residential unit and includes an efficiency kitchen.

6.8. Planned Residential Development. A coordinated residential development meeting the standards of Section 30.185.330, Planned Residential Development.

9. Short-Term Rental (STR). A short-term rental is the rental, for a period of 30 consecutive days or less, of a whole residential unit or portion thereof. A short-term rental is considered a residential use of property and must comply with the standards set forth in Section 30.185.395, Short-Term Rentals. The rental of commercial lodging uses, including hotels and similar uses as defined in this Chapter, is not considered a short-term rental.

7. Junior Accessory Dwelling Unit. A unit that is no more than 500 square feet in size and contained entirely within the structure of an existing or proposed single-unit residential housing type. A junior accessory dwelling unit includes its own separate sanitation facilities, or shares sanitation facilities with the existing or proposed single residential unit and includes an efficiency kitchen.

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

1. Community Care Facility. A State-licensed facility, place or building which is maintained and operated to provide non-medical residential care, day treatment, adult day care, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children, as further defined in Chapter 3 of Division 2 of the California Health and Safety Code.

2. Hospice. A State-licensed facility which provides 24-hour nursing and supportive care and other services in a home-like setting to persons who have a medical diagnosis of terminal illness.

3. Residential Care Facility for the Elderly. A housing arrangement where residents are 60 years of age or older and where varying levels of care and supervision are provided as agreed to at time of admission or as determined necessary at subsequent times of reappraisal.

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46 Persons under 60 years of age with compatible needs may be allowed to be admitted or retained in such a facility, not to exceed 25% of the residents, as further defined in Chapter 3.2 of Division 2 of the California Health and Safety Code.

D. Family Day Care Home. A State-licensed facility which regularly provides care, protection, and supervision of children under 18 years of age in the provider’s own home, for periods of less than 24 hours per day, while the parents or guardians are away, as further defined and permitted pursuant to the California Health and Safety Code and other applicable State Regulations. The term “Family Day Care Home” includes the terms “Large Family Day Care Home” and “Small Family Day Care Home” as such terms are defined in Sections 1597.465 and 1597.44 of the California Health and Safety Code.

1. Small. As defined in Section 1597.44 of the California Health and Safety Code.

2. Large. As defined in Section 1597.465 of the California Health and Safety Code.

E. Group Residential. Shared living quarters without separate kitchen facilities for each room or unit, where more than six rooms or beds are rented individually to tenants under separate rental agreements, and a congregate dining facility is provided. This classification includes convents and monasteries, rooming and boarding houses, dormitories, single room occupancy (SRO) units, and other types of organizational housing intended for long-term occupancy (more than 30 consecutive calendar days) but excludes Hotels and Similar Uses, Short-Term Rentals, Homeshare, and certain State-licensed facilities for Residential Care, Supportive and Transitional Housing, and Employee Housing.

F. Home Occupation. A nonresidential use conducted on residential property by the inhabitants of the subject residence, which is incidental and secondary to the residential use of the residential unit.

G. Live-Work Unit. A combined work space and residential unit occupied and used by a single household in structure that has been constructed for such use or converted from commercial use and structurally modified to accommodate residential occupancy and work activity in compliance with the California Building Code. The working space is reserved for one or more occupants of the unit.

H. Mobilehome Park. An area of land where two or more mobilehome spaces are rented, or held out for rent, to accommodate mobilehomes for more than 30 consecutive calendar days.

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47 I. Recreational Vehicle Parks, Permanent. An area of land where two or more recreational vehicle spaces are rented, or held out for rent, to accommodate recreational vehicles for residential purposes for more than 30 consecutive calendar days.

J. Supportive Housing. As defined in Section 65582 of the Government Code.

K. Transitional Housing. As defined in Section 65582 of the Government Code.

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48 SECTION 8. Section 30.295.040 of Chapter 30.295 (Use Classification) of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

30.295.040 Commercial Use Classifications.

A. Adult Entertainment Facilities. As defined in Section 30.185.060, Adult Entertainment Facilities.

B. Agriculture. Agriculture is incidental and secondary to the primary use of a property. The outdoor use of land for the cultivation and wholesale of agricultural products produced on the premises. Agriculture includes tilling of the soil, the raising of crops, horticulture and the harvesting, sorting, cleaning, packing and shipping of agricultural products produced on the premises preparatory to sale or shipment in their natural form including all activities or uses customarily incidental thereto, but not including retail sales, the commercial packing or processing of products not grown on the premises or any other use which is similarly objectionable because of odor, smoke, dust, fumes, vibration or danger to life or property. This classification does not include the following uses: slaughterhouse, fertilizer works, commercial dairying, pasturage agriculture, commercial animal and poultry husbandry, or operations for the reduction of animal matter. This classification also does not include the outdoor cultivation of cannabis, except as allowed pursuant to Section 30.185.110, Cannabis Cultivation for Personal Use.

C. Animal Care, Sales and Services. Retail sales and services related to the boarding, grooming, and care of household pets including:

1. Animal Daycare. Facilities providing non-medical care on a less than 24-hour basis for four or more dogs, cats, or other household pets not owned by the business owner or operator.

2. Animal Shelter and Boarding. A commercial, non-profit, or governmental facility for keeping, boarding, training, breeding or maintaining, generally overnight or in excess of 24 hours, four or more dogs, cats, or other household pets not owned by the business owner or operator. Typical accessory uses include veterinary and grooming services for boarded animals, but exclude pet stores, grooming, and veterinary services for non-boarded animals.

3. Grooming and Pet Stores. Retail sales and the accommodation of household pets on-site intended for retail sales, but not including boarding or breeding. Grooming or selling of dogs, cats, and similar small animals. Typical uses include dog bathing and clipping salons, AMENDMENTS TO TITLE 30
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49 pet grooming shops, and pet stores and shops. This classification excludes dog walking and similar pet care services not carried out at a fixed location, and excludes pet supply stores that do not sell animals or provide on-site animal services.

4. Veterinary Services. Veterinary services for small animals. This classification allows 24-hour accommodation of animals receiving medical services but does not include boarding or breeding.

D. Aquaculture Facilities. Facilities for the cultivation of marine or freshwater fish, shellfish, or plants under controlled conditions. Aquaculture includes aquaponics which integrates aquaculture with hydroponics by recycling the waste products from fish to fertilize hydroponically growing plants.

E. Artist Studio. Work space for an artist or artisan including individuals practicing one of the fine arts or performing arts, or skilled in an applied art or craft. This use may include incidental retail sales of items produced on the premises and does not include joint living and working units or uses that are generally industrial in nature (See Custom Manufacturing).

F. Automated Teller Machine (ATM). An electronic device from which a person is able to withdraw cash, make a deposit, or undertake other financial transactions.

G. Automobile/Vehicle Sales and Services. Retail or wholesale businesses that sell, rent, or repair automobiles, boats, personal watercraft, recreational vehicles, trucks, vans, trailers, scooters, and motorcycles including the following:

1. Automobile/Vehicle Rentals. Rental of automobiles or vehicles. Typical uses include car rental agencies.

2. Automobile/Vehicle Sales and Leasing. Sale or lease, retail or wholesale, of automobiles, light-duty trucks, boats, personal watercraft, motorcycles, scooters, recreational vehicles, together with associated repair services and parts sales, but excluding body repair and painting. Typical uses include automobile dealers and recreational vehicle sales agencies.

This classification does not include automobile brokerage and other establishments which solely provide services of arranging, negotiating, assisting, or effectuating the purchase of an automobile for others.

3. Car Washing Facilities. Washing, waxing, or cleaning of automobiles or similar light vehicles.

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50 a. Automatic Car Wash. An establishment where washing, drying, and polishing of an automobile occurs in a car wash bay, in which the owner of the vehicle activates the system, and the automobile washing machine cleans the exterior of the vehicle. b. Full Service Car Wash. An establishment where operating functions are performed entirely by the business operator with the use of washing, waxing, and drying equipment supplemented with manual detailing by the business operator. c. Self Service Car Wash. An establishment where washing, drying, polishing, or vacuuming of an automobile is done entirely by the owner or occupant of the vehicle.

4. Fueling Station. Establishments primarily engaged in retailing automotive fuels or retailing these fuels in combination with activities, such as providing minor automobile/vehicle repair services; selling automotive oils, replacement parts, and accessories; or providing incidental food and retail services including mini-markets.

5. Service and Repair, Minor. The service and repair of automobiles, light-duty trucks, boats, personal watercraft, motorcycles and scooters, including the incidental sale, installation, and servicing of related equipment and parts. This classification includes the replacement of small automotive parts and liquids as an accessory use to a gasoline sales station or automotive accessories and supply store, and quick-service oil, tune-up and brake and muffler shops where repairs are made or service provided in enclosed bays and no vehicles are stored overnight. This classification excludes disassembly, removal or replacement of major components such as engines, drive trains, transmissions or axles; automotive body and fender work, vehicle painting or other operations that generate excessive noise, objectionable odors or hazardous materials, and towing services. It also excludes repair of heavy trucks, or construction vehicles.

H. Banks and Financial Institutions. Financial institutions providing retail banking services.

This classification includes only those institutions serving retail banking customers or clients, including banks, savings and loan institutions, check-cashing services, and credit unions.

I. Business Services. Establishments providing goods and services to other businesses on a fee or contract basis, including printing and copying, blueprint services, advertising and mailing, equipment rental and leasing, office security, custodial services, photo finishing, model building, taxi or delivery services with three or fewer fleet vehicles on-site.

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51 J. Cannabis Storefront-Retailer. A commercial cannabis business facility where cannabis, cannabis products, or devices for the use of cannabis or cannabis products are offered, either individually or in any combination, for retail sale to customers at a fixed location, including an establishment that also offers delivery of cannabis and cannabis products as part of a retail sale, and where the operator holds a valid commercial cannabis business permit from the City of Santa Barbara authorizing the operation of a retailer, and a valid state license as required by state law to operate a retailer.

K. Commercial Entertainment and Recreation. Provision of participant or spectator entertainment to the general public.

1. Cinema/Theaters. Facilities for indoor display of films, motion pictures, or dramatic, musical, or live performances. This classification may include incidental food and beverage services to patrons.

2. Large-scale. This classification includes large, generally outdoor facilities such as sports stadiums and arenas, amphitheaters, drive-in theaters, driving ranges, golf courses, outdoor tennis clubs, lawn bowling, batting cages, ice or roller skating rinks, swimming or wave pools, miniature golf courses, archery, and riding stables. This classification may include restaurants, snack bars, and other incidental food and beverage services to patrons.

This classification does not include outdoor shooting ranges, gun ranges, and any similar activities involving the discharge of firearms.

3. Small-scale. This classification includes small, generally indoor facilities such as billiard parlors, card rooms, health clubs (includes facilities that offer group exercise classes such as yoga and aerobics, and personal training facilities), gymnasiums, dance halls, amusement arcades, facilities for basketball, handball, racquetball, and tennis. This classification may include restaurants, snack bars, and other incidental food and beverage services to patrons. This classification does not include shooting ranges, gun ranges, and any similar activities involving the discharge of firearms.

L. Drive-Through Facility. A motor vehicle drive-through facility which is a commercial structure or portion thereof which is designed or used to provide goods or services to the occupants of motor vehicles. It includes, but is not limited to, banks and other financial institutions, fast food establishments, and film deposit/pick-up establishments, but shall not include drive-in movies, gasoline stations, or car-wash operations.

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52 M. Eating and Drinking Establishments. Businesses primarily engaged in serving prepared food or beverages typically for on-site consumption.

1. Bars/Night Clubs/Lounges. Businesses serving beverages, including beer, wine, and mixed drinks, for consumption on the premises as a primary use.

2. Food and Beverage Tasting. Businesses serving samples of food or beverages; typically an ancillary use associated with a production facility such as wine or beer making, or retail sales.

3. Full Service. Restaurants providing food and beverage services to patrons who order and are served while seated and pay after eating. Takeout service may be provided.

4. Convenience. Establishments where food and beverages may be consumed on the premises, taken out, or delivered, but where food is paid for at the time it is ordered. This classification includes cafes, cafeterias, coffee shops, fast-food restaurants, carryout sandwich shops, limited service pizza parlors and delivery shops, self-service restaurants, snack bars and takeout restaurants.

N. Food Preparation. Businesses engaged in preparing or packaging fresh food for either onsite or off-site consumption. With the exception of caterers or commercial kitchens, these businesses will have a storefront retail component, but will not include wholesale, distribution, processing, or industrial manufacturing of food products. Typical uses include catering kitchens, food commissary, commercial kitchen, retail bakeries with less than 10 employees, delicatessens, meat or seafood market, or confectionary shops. (For bakeries with more than 10 employees, see Food and Beverage Manufacturing.)
O. Funeral Parlors and Interment Services. An establishment primarily engaged in providing services involving the care, preparation, or disposition of human or animal remains and conducting memorial services. Typical uses include a crematory, columbarium, mausoleum, or mortuary.

P. Hotels and Similar Uses. Establishments providing overnight accommodations to transient patrons for payment. This classification includes establishments that offer accommodations for periods of 30 consecutive calendar days or less. Establishments may provide additional services, such as conference and meeting rooms, restaurants, bars, or recreation facilities available to guests or to the general public. This use classification includes, but is not limited to, auto courts, bed and breakfast inns, hostels, inns, motels, motor lodges, timeshare projects, short-term rental or similar AMENDMENTS TO TITLE 30
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53 use of single or multi-unit residential dwellings, and tourist courts. This classification excludes short‑term rentals and homeshares operating with a valid STR/Homeshare License and other residential uses intended for permanent occupancy (e.g., apartments, condominiums, single‑unit residences).

Q. Maintenance and Repair Services. Establishments engaged in the maintenance or repair of electronics, office machines, household appliances and equipment, furniture, and similar items.

This classification excludes maintenance and repair of vehicles or boats (see Automotive/Vehicle Sales and Services) and personal apparel (see Personal Services).

R. Market Garden. The outdoor use of land for the cultivation and retail sale of agricultural products produced on the premises. This includes the sale of food or value-added food products, such as jams and jellies, that are grown on-site, but does not include the preparation of food and beverages for on-site consumption. The food may be sold directly to consumers, restaurants, stores, or other buyers, or at Farmers Markets.

S. Medical Cannabis Dispensaries. As defined in Section 30.185.250, Medical Cannabis Dispensaries.

T. Mobile Food Vendors. A self-contained vehicle that is readily movable without disassembling, and is used to sell or prepare and serve food and beverages.

U. Nurseries and Garden Centers. Establishments primarily engaged in retailing nursery and garden products, such as trees, shrubs, plants, seeds, bulbs, and sod, which are predominantly grown elsewhere. These establishments may sell a limited amount of a product they grow themselves.

Fertilizer and soil products are stored and sold in package form only. This classification includes wholesale and retail nurseries offering plants for sale.

V. Offices. Offices of firms or organizations providing professional, executive, management, administrative or design services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, investment, insurance, and legal offices, excluding banks and savings and loan associations (see Banks and Financial Institutions). This classification also includes offices where medical and dental services are provided by physicians, dentists, chiropractors, acupuncturists, optometrists, and similar medical professionals, including medical/dental laboratories within medical office buildings but excluding clinics or independent research laboratory facilities and hospitals (see Hospitals and Clinics).

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54 1. Business and Professional. Offices of firms or organizations providing professional, executive, management, or administrative services, such as accounting, architectural, computer software design, engineering, graphic design, interior design, legal offices and tax preparations offices.

2. Medical and Dental. Office use providing consultation, diagnosis, therapeutic, preventive, or corrective personal treatment services by doctors, dentists, medical and dental laboratories, and similar practitioners of medical and healing arts for humans licensed for such practice by the state of California. Incidental medical or dental research within the office is considered part of the office use, where it supports the on-site patient services.

W. Outdoor Sales and Display. The sales and display of merchandise outside an enclosed building as an extension of an indoor operation or establishment.

X. Outdoor Seating. An unenclosed seating area located outdoors and designated for patrons of an on-site establishment that serves or sells food or beverages. May be covered or uncovered.

Y. Parking, Public or Private. Surface lots and structures for use of occupants, employees, or patrons on the subject site or offering parking to the public with or without a fee when such use is not incidental to another on-site activity.

Z. Personal Services. Provision of recurrently needed services of a personal nature. This classification includes health and medical spas, barber shops and beauty salons, seamstresses, tailors, tattoo parlors, dry cleaning agents (excluding large-scale bulk cleaning plants), shoe repair shops, self-service laundries, photocopying and photo finishing services, and travel agencies mainly intended for the consumer. This classification also includes massage establishments in which all persons engaged in the practice of massage are certified pursuant to the California Business and Professions Code Section 4612. (For health clubs and gymnasiums, See Commercial Entertainment and Recreation, Small-Scale.)
AA. Retail Sales.

1. Food and Beverage Sales. Retail sales of food and beverages for off-site preparation and consumption. Typical uses include food markets, groceries, and liquor stores.

2. General Retail. The retail sale or rental of merchandise not specifically listed under another use classification. This classification includes retail establishments such as AMENDMENTS TO TITLE 30
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55 department stores, clothing stores, furniture stores, pet supply stores, hardware stores, and businesses retailing the following types of goods: toys, hobby materials, handcrafted items, jewelry, cameras, photographic supplies and services (including portraiture and retail photo processing), medical supplies and equipment, pharmacies, electronic equipment, sporting goods, kitchen utensils, hardware, appliances, antiques, art galleries, art supplies and services, paint and wallpaper, carpeting and floor covering, office supplies, bicycles, video rental, and new automotive parts and accessories (excluding vehicle service and installation). Retail sales may be combined with other services such as office machine, computer, electronics, and similar small-item repairs.

3. Neighborhood Market. Establishments primarily engaged in the provision of frequently or recurrently needed food, beverages, or small personal items for residents within a reasonable walking distance. Typical uses include neighborhood grocery stores, and convenience markets.

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56 SECTION 9. Sections 30.300.080 H, 30.300.160 P, and 30.300.180 R of Chapter 30.300 (Definitions) of Title 30 of the Santa Barbara Municipal Code are amended to read as follows:

Chapter 30.300 Definitions
Sections:

30.300.010 “A”

30.300.020 “B”

30.300.030 “C”

30.300.040 “D”

30.300.050 “E”

30.300.060 “F”

30.300.070 “G”

30.300.080 “H”

30.300.090 “I”

30.300.100 “J”

30.300.110 “K”

30.300.120 “L”

30.300.130 “M”

30.300.140 “N”

30.300.150 “O”

30.300.160 “P”

30.300.170 “Q”

30.300.180 “R”

30.300.190 “S”

30.300.200 “T”

30.300.210 “U”

30.300.220 “V”

30.300.230 “W”

30.300.240 “X”

30.300.250 “Y”

30.300.260 “Z”

30.300.080 “H”
Habitable Space. See Floor Area, Livable.

Hardscape. Paving, decks, patios, and other hard, horizontal surfaces.

Hazardous Materials. Any material, including any substance, waste, or combination thereof, which because of its quantity, concentration, or physical, chemical, or infectious characteristics may cause, or significantly contribute to, a substantial present or potential hazard to human health, safety, property, or the environment when improperly treated, stored, transported, disposed of, or otherwise managed.

Hazardous Waste Management Plan. A plan prepared, adopted and amended from time to time, pursuant to Section 25135 of the California Health and Safety Code by Santa Barbara County to AMENDMENTS TO TITLE 30
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57 direct the management of hazardous wastes within the boundaries of the County. It is also known as the Hazardous Waste Element of the Santa Barbara County Comprehensive Plan.

Hazardous Waste. A waste, or combination of wastes, which because of the quantity, concentration or physical and chemical characteristics may either: (a) cause or significantly contribute to an increase in mortality or an increase in serious irreversible or incapacitating reversible illness, or (b) pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed or otherwise managed. Hazardous waste also includes those materials described in Title 22, Division 4.5, Chapter 11, California Code of Regulations.

Hearing. Includes any public hearing, workshop, or similar meeting, including any appeal, conducted by the city with respect to a development project.

Heat. Thermal energy of a radioactive, conductive, or convective nature.

Hedge. A row of shrubs, bushes, or any other kind of plant material that forms a boundary or substantially continuous visual barrier. Also called Screen.

Height. The vertical distance from a point on the ground below a structure to a point directly above. See also, Section 30.15.090, Measuring Height and Stories.

High Fire Hazard Area. The High Fire Hazard Area includes the City's four High Fire Hazard Zones: Coastal, Coastal Interior, Extreme Foothill, and Foothill. The Extreme Foothill and Foothill zones are also designated as the "Very High Fire Hazard Severity Zone," by the California Department of Forestry and Fire Protection and as defined in the City's Community Wildfire Protection Plan adopted by City Council.

Historic Resources Related Definitions. The following terms are related to the rules and regulations applicable only to historic resources.

1. Adobe. An unburnt, sun-dried, clay brick; or a building made of adobe bricks.

2. Adjacent. See Abutting, as defined in Section 30.300.010.

3. Archaeological site. The location of a prehistoric or historic occupation or activity, or a building or structure, whether standing, ruined, or vanished, where the location itself possesses archaeological value regardless of the value of any existing buildings or structures.

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58 (For the protection of significant archaeological and paleontological resources within the City, please refer to Chapter 22.12, Archaeological and Paleontological Resources.)

4. Buffer Area. An area of land, developed or undeveloped surrounding a historic resource, El Pueblo Viejo Landmark District or Historic District Overlay Zones, that serves to notice owners, planners and design review boards during the planning and design review process of the necessity to plan to mitigate any negative impacts a new project may have to the historic resource. The distance requirements of the buffer area are the following: 250 feet from the outline of the structure of an original adobe, El Presidio de Santa Barbara State Historic Park and areas inclusive of the original footprint of the Presidio, or a Landmark; 100 feet from the outline of the structure around a Structure of Merit; and at least a radius of one-half block from the boundary line surrounding El Pueblo Viejo Landmark District or a historic district and shall include properties on the opposite side of the street from the district.

5. Certificate of Appropriateness. The administrative approval document issued by the City's Architectural Historian to approve a minor alteration to a historic resource.

6. Character-Defining Feature or Element. A visible physical part or aspect of a structure or site that contributes to its identification, understanding or interpretation as an example of architecture or architectural style, as an artifact attributable to a particular period of historical significance, or as a unique entity.

7. Compatibility. Respect for distinctive character, identity and history of a streetscape and neighborhood through historic materials, features, size, scale and proportion, and massing to protect the integrity of the environment.

8. Contributing Resource. A structure, site, or feature within the boundaries of a Historic District, or El Pueblo Viejo Landmark District, which reflects the significance of the district as a whole, either because of historic associations, historic architectural qualities, archeological features, or historic integrity, and is considered a historic resource.

9. Cultural. The concepts, habits, skills, arts, instruments, institutions, etc. of a given people in a given period.

10. Cultural Landscape. A geographic area (including both cultural and natural resources and the wildlife or domestic animals therein), associated with a historic event, activity, or AMENDMENTS TO TITLE 30
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59 person or exhibiting other cultural or aesthetic values. Refer to the Secretary of Interior's Standards for Treatment of Cultural Landscapes for further definition of this term.

11. Cultural Resource. Districts, streetscapes, neighborhoods, sites, buildings, structures, view corridors, vistas and objects that have acquired significant associations with human activities and human events.

12. Demolition. Removal or destruction. Whenever the term demolition is used in this title it shall also be considered a substantial redevelopment. See also, Section 30.140.200, Substantial Redevelopment. With regard to a historic resource, the term "demolition" shall also include the removal of a significant component or a character defining element.

13. Demolition by Neglect. A situation in which a property owner(s) through neglect and lack of maintenance allows a historic resource or character defining feature of a historic resource to suffer severe deterioration, potentially beyond the point of repair.

14. Elevation. The flat scale orthographically projected architectural drawing of all exterior vertical elements of a building facade.

15. Features. Natural or man-made elements on a site, examples of which include trees, fountains, walls, and designed landscapes.

16. Historic District. A geographically definable area in the City possessing a significant concentration, linkage, or continuity of structures, sites or features united by past events or aesthetically by plan or physical development. Historic Districts consist of contributing and non-contributing properties, thematically linked by architectural style or designer, date of development, distinctive urban plan, or historic associations and may include buffer zones as authorized by the Historic Landmarks Commission. A historic district derives its importance from being a unified entity conveying a visual sense of the overall historic environment.

17. Historic Fabric or Material. Original and later-added historically significant construction materials, architectural finishes or elements in a particular pattern or configuration which form a qualified historical property, as determined by the Historic Landmarks Commission.

18. Historic Resource. A structure, site, cultural landscape or feature designated or eligible to be designated historically significant based on the criteria in Section 30.157.025.

Historic resources may also include, but are not limited to:

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60 a. City-designated Landmark or Structure of Merit;
b. California Historical Landmark;
c. National Historic Landmark;
d. Listed on the State Register of Historical Resources; e. Listed on the National Register of Historic Places;
f. Contributing historic resources in a City-designated Historic District Overlay Zone;
g. State or National Register Historic District;
h. A resource listed in the City's Historic Resources Inventory; or i. A Cultural Landscape as defined herein.

19. Historic Resource, Exception. A property where only a small feature such as a sandstone wall, hitching post or tree is significant, as long as the feature is protected in the project. The determination of what constitutes a small feature shall be made by the staff Architectural Historian.

20. Historical Integrity. Authenticity of a building or property's historical identity evidenced by the survival of physical characteristics that existed during the property's historical or pre-historical period of significance.

21. Historic Resources Inventory. A list consisting of those structures, sites, or features identified by the Historic Landmarks Commission or City's Architectural Historian as historically significant and eligible for formal designation as a Landmark, Structure of Merit, Historic District, or contributing historic resource to a Historic District (formerly referred to as "Potential Historic Resources List").

22. Historical Significance. The degree of importance for which a property has been evaluated and found to be historical as determined by the Historic Landmarks Commission, City Council, the California Office of Historic Preservation, or Keeper of the National Register of Historic Places based on meeting specified local, state and national criteria.

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61 23. Landmark. A structure, site, cultural landscape or feature having historic, architectural, archeological, cultural, or aesthetic significance and designated by City Council as a Landmark under the provisions in this chapter.

24. Landmark Tree. See Historic Tree in Section 15.24.010.

25. Major Alteration. Any physical modification or change to the exterior of a building, structure, site, object or designated interior that may have a significant effect on characterdefining features of a historic resource. A major alteration shall also include construction of additions.

26. Minor Alteration. Any physical modification or change to insignificant exterior features of a historic resource, including additions, windows, doors, and exterior siding material that is non-original or otherwise lacking in historic integrity.

27. Neighborhood. For purposes of this chapter, a neighborhood is defined as an area possessing a sense of cohesiveness due to of physical features suggesting boundaries or concentrations of shared architectural, historic, or cultural characteristics.

28. Nomination. The documentation by a qualified historian or architectural historian setting forth certain facts to support the designation of a historic resource as a Landmark, Structure of Merit, or HD Overlay Zone.

29. Non-Contributing Resource. A structure, site or feature within the boundaries of a HD Overlay Zone that does not qualify as a historic resource, but which has been included within the Historic District boundaries because of its geographic location with the HD Overlay Zone.

30. Ordinary Maintenance. The maintenance, painting, landscape or repair of any exterior feature in or upon any historic resource that does not involve a change in design, material, or the external appearance thereof, except that the removal of trees or the change of paint color shall not be considered ordinary maintenance.

31. Period of Significance. The period of time when a qualified historic structure, site or feature was associated with important events, activities or persons, or attained the characteristics for its listing or registration.

32. Preservation. The act or process of applying measures necessary to sustain the existing form, integrity, and materials of a qualified historic resource. Preservation work, AMENDMENTS TO TITLE 30
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62 including preliminary measures to protect and stabilize the structure, site or feature, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction. New exterior additions are specifically not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical, electrical and plumbing systems and other code-related work to make properties functional is deemed to be appropriate preservation work.

33. Qualified Professional Staff in Historic Preservation. Staff meeting the Professional Standards in Historic Preservation outlined in the Secretary of the Interior's Guidelines and Qualifications in History, Architectural History, or Historic Architecture in education and experience required to perform the identification, evaluation, registration, and treatment of historic resources. Referred to in this chapter as Architectural Historian.

34. Reconstruction. The act or process of depicting, by means of new construction, the form, features and detailing of a non-surviving site, landscape, building, property or object for the purpose of replicating its appearance from a specific period of time.

35. Rehabilitation. The act or process of making possible a compatible use for a qualified historic resource through repair, alterations and additions while preserving those portions or features which convey its qualified historical, cultural or architectural values.

36. Relocation. The act or process of moving any qualified historic resource or a portion of a qualified historic resource to a new site, or a different location on the same site.

37. Restoration. The act or process of accurately depicting the form, features and character of a qualified historic resource as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The limited and sensitive upgrading of mechanical, electrical and plumbing systems and other code required work to make properties functional is appropriate within a restoration project.

38. Sandstone Construction. A sedimentary rock (usually consisting of quartz sand particles united by some bonding agent such as silica or calcium carbonate) hewed into building materials by a skilled mason or carver and for purposes of this chapter, incorporating traditional, stone masonry, including, but not limited to, curbs, walls, railings, bridges, gardens, buildings, steps or hitching posts using local sandstone material quarried in the Santa Barbara area.

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63 39. Secretary of the Interior's Standards. The current version of the "Standards for Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Restructuring Historic Buildings" published by the U.S. Department of the Interior.

40. Streetscape. The design quality of the street and its visual effect and pedestrian experience.

41. Structure of Merit. A historic resource designated by the Historic Landmarks Commission that deserves official recognition as having historic, architectural, archeological, cultural, or aesthetic value but does not rise to the level of Landmark status.

End of Historic Resources Related Definitions.

Host. A host is a natural person designated by the property owner to act as the responsible party for a short-term rental or homeshare. The host must occupy the property as their principal place of residence and is jointly and severally responsible with the property owner for compliance with Section 30.185.395, Short-Term Rentals. For homeshare, the host must reside at the property during all rental periods.

Household. One or more persons living together in a single residential unit, with common access to, and common use of, all living areas and all areas and facilities for the preparation and storage of food and who maintain no more than six separate rental agreements for the single residential unit.

Housing Development Project. See Objective Housing Development Project.

30.300.160 “P”.

Parcel. A general term including all plots of land shown with separate identification on the latest equalized county assessment roll. Parcels may or may not be separate lots, depending upon whether or not such parcels are created as required by Title 27, Subdivisions, of the Santa Barbara Municipal Code. See also, Lot.

Park and Recreation Related Definitions. The following terms are related to Chapter 30.40, Park and Recreation (P-R) Zone.

1. Active Recreation. Activities such as organized sports and drop-in sports, usually team oriented, which utilize equipment and are played on a field or court. Active Recreation includes, but is not limited to, soccer, football, swimming, baseball, softball, basketball, tennis, ultimate frisbee, volleyball and wheelchair football.

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64 2. Ball Fields and Courts.
a. Informal. Informal Ball Fields are usually open grass areas with no field or court delineation, or only bases, players' benches and backstop. Fields are not scheduled for league or tournament play. No dugouts, bleachers or lighting are provided. May include basketball courts with pavement striping, but without lighting.
b. Formal. Formal Ball Fields are often lighted and may include dressed infield area, baselines, pitcher's mound for baseball, large backstops, dugouts, players' benches and bleachers. Soccer fields are delineated, include players' benches and goals and may include lighting. Formal indoor courts for volleyball, basketball and other organized sports are also included. Formal ball fields may also include related food concessions.

3. Community Garden. A Community Garden is a piece of urban land that is made available to residents of the community who may not have private yard area that is adequate to plant and maintain a private garden. This land is made available for the purpose of planting small personal gardens and usually consists of several small plots that are assigned to individuals or groups of people and which may be subject to an annual rental fee.

4. Concession. A Concession is a rental or lease of land or space in a building by the City to an operator of the following types of retail outlets: snack bar, restaurant, push cart and miscellaneous sundries and equipment rental that relate to the uses of the facility where the concession is located.

5. Community Meeting Rooms.
a. Small Community Meeting Room. A Small Community Meeting Room accommodates up to 75 people. Small Community Meeting Rooms may include food preparation areas and are used for meetings, seminars and small parties. b. Large Community Meeting Room. A Large Community Meeting Room accommodates small or large groups of people. Large Community Meeting Rooms usually include food preparation facilities and may be used for large parties, banquets, dances and lectures.

6. Lighting.
a. Ball Field Lighting. Ball Field Lighting is used to illuminate formal ball fields and courts in order to allow evening use of such facilities.

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65 b. General Lighting. General Lighting is used for security, safety or decorative purposes.

7. Minor Buildings. Buildings that are not used for recreation programming or meetings. Minor buildings include restrooms, storage buildings, equipment sheds and caretakers' residences.

8. Outdoor Game Area. A delineated area designed specifically, and meeting established criteria, for a game. Outdoor Game Areas include, but are not limited to, volleyball, lawn bowling, horseshoe pitching, tether ball, hopscotch and handball.

9. Passive Recreation. Activities that are engaged in by individuals or small groups, usually not dependent on a delineated area designed for specific activities. Passive Recreation includes, but is not limited to, hiking, bicycling, jogging, frisbee catch, bird watching, walking, picnicking and horseback riding.

10. Picnic Area.
a. Individual Picnic Area. Picnic tables generally set a minimum of 10 feet apart and intended for use by small groups requiring the use of only one picnic table. b. Large Group Picnic Area. A Large Group Picnic Area consists of picnic tables intentionally arranged to accommodate use by more than 30 people, which may be subject to reservation. Large Group Picnic Areas often include one or more barbecues and food preparation tables sized to accommodate a group meal. c. Small Group Picnic Area. A Small Group Picnic Area consists of picnic tables intentionally arranged to accommodate use by a group of up to 30 people.

Small Group Picnic Areas often include a single barbecue sized to accommodate a group meal.

11. Playground. An area that includes, but is not limited to, swings, slides, climbing structures, sand play, spring riders and other play structures.

12. Trail. A passageway for hikers, equestrians or bicyclists. Uses of individual trails shall be determined by the Parks and Recreation Director.

End of Parks and Recreation Related Definitions.

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66 Parking, Covered. An accessory building, accessible to vehicles, such as a garage or carport that completely covers the parking spaces. See also, Subsection 30.175.030.N, Covered Parking.

1. Carport. A structure, or portion of a structure, accessible to automobiles, with a solid weatherproof roof that is permanently open on at least two sides, used as parking or storage of one or more vehicles.

2. Garage. An enclosed building or portion of a building accessible to automobiles, used as parking or storage of one or more vehicles.

3. Garage, Private. A building or portion of a building, in which only vehicles used by the tenants of the building or buildings on the premises are stored or kept.

4. Garage, Public. A structure or portion thereof, offering parking to the public with or without a fee.

Parking, Off-site. The area located on a site available for parking or storage of one or more vehicles. See also, Subsection 30.295.040.Y, Parking, Public or Private.

Parking, Shared. Any parking spaces available to more than one user.

Parking, Stacked. Parking spaces arranged in a system that provides two to three spaces in the area of one space.

Parking, Street-Facing. Parking in which the entry of the structure or space is oriented to and facing a street and from which vehicles exit directly (or back out) onto the street. Non-Street-Facing Parking are spaces that include an on site turnaround movement and do not exit directly (or back out) onto the street.

Parking, Tandem. A parking space deep enough to allow more than one car to park, one behind another.

Parking, Uncovered. One or more parking spaces that are completely or partially open to the sky.

1. Parking Lot, Public. Surface lots with more than three uncovered parking spaces offering parking to the public with or without a fee.

2. Parking Lot, Private. Surface lots with more than three uncovered parking spaces in which only vehicles used by the tenants of the building or buildings on the premises are stored or kept.

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67 Parkway. An area between the curb and sidewalk in a fully improved right-of-way, typically landscaped.

Path of Travel. An identifiable accessible route within an existing site, building or facility, as defined by the Building Code.

Pathway. The means of providing internal or external pedestrian connectivity to a property or use.

Also called a walkway, accessway, passageway, pedestrian connection, thru-way, walking surface, paseo, or internal circulation network.

Patio. A hardscaped (e.g., concrete, tile, brick, stone, wood, etc.) area, constructed with a finished surface no more than 12 inches above grade, which may or may not be attached to another structure and intended for indoor-outdoor living and recreation. A patio may be surrounded by walls or roofed, but not both.

Patio Cover. A one story, roofed structure, used only for recreational or outdoor living purposes, that may be attached or detached as an accessory structure to the main building.

Permanent Supportive Housing. Housing as defined in Government Code Section 65650(a) serving the target population as defined in Government Code Section 65650(c) that meets all of the requirements of Government Code Section 65650 et seq. or successor provision.

Permit. Any Zoning Clearance, Conditional Use Permit, Performance Standard Permit, Temporary Use Permit, Building Permit, license, certificate, approval, or other entitlement for development or use of property as required by any public agency.

Permitted Use. Any use allowed in a zoning district without a requirement for approval of a Conditional Use Permit, Performance Standard Permit, or Temporary Use Permit, but subject to any standards or restrictions applicable to that zoning district. Also called Allowed Use.

Person. Any individual, organization, partnership, limited liability company, or other business association or corporation, including any utility, and any Federal, State or local government, special district, or an agency thereof.

Persons with Disabilities. Persons who have a medical, physical, or mental condition, disorder or disability as defined in Government Code Section 12926 or the Americans With Disabilities Act, that limits one or more major life activities.

Plot Plan. See Site Plan.

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68 Porch. A roofed, raised platform, sometimes partly enclosed with low walls, that extends along an outside wall of a building. A porch is usually at the primary entrance to a residential unit. Also called a Veranda.

Pre-existing. In existence prior to the effective date of this title, or prior to the date of application submittal, as applicable. See also, Existing.

Primary Residence. See Principal Place of Residence.

Principal Place of Residence. The sole dwelling unit in which a person resides for more than six months of the calendar year and maintains as their legal domicile. It is the place where the individual lives the majority of the time, remains when not temporarily absent due to special or limited circumstances, and to which they regularly return, such as after work, travel, or vacation. Only one principal place of residence may be claimed at any given time. If a person owns or maintains multiple residences, the burden of proof is on the individual to demonstrate that the dwelling unit qualifies as their principal place of residence. Evidence may include, but is not limited to, qualification for the homeowner’s property tax exemption, voter registration, vehicle registration, utility bills, or other documentation indicating residency. In cases of common ownership, such as tenancy in common, at least one owner or a group of owners representing a minimum of fifty percent ownership interest must reside in the dwelling and maintain it as their principal place of residence. Any individual who qualifies for the homeowner’s exemption under the California State Board of Equalization shall be deemed an owner-occupant for the purposes of this definition. Also called Primary Residence.

Private Property. Ownership of property by non-governmental legal entities.

Project. Any proposal for a new or changed use, or for new construction, demolition, substantial redevelopment, alteration, or additions to any structure, that is subject to the provisions of this title.

Property Manager. A property manager is a natural person designated by the property owner to oversee the day-to-day operation of a short-term rental or homeshare. The property manager is responsible for ensuring compliance with Section 30.185.395, Short-Term Rentals, including responding to complaints, maintaining the property in accordance with applicable codes, and serving as a point of contact for the City and the public. The property manager must be available to respond to issues on a 24-hour basis during any period the unit is rented as a short-term rental or homeshare.

Proposed. The requested use of land, buildings, or structures on an application. See also, New.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
69 Public Area. Areas generally open for public use include streets, sidewalks, paseos, pathways, rightsof-way, parks, public parking lots, publicly accessible open spaces, and any public and civic building.

Public Property. Any property owned, maintained, or leased by any public agency or governmental entity.

Public Resources Code. The Public Resources Code of the State of California.

Public Use. A use undertaken by any public agency or governmental entity.

Public Works Director. The Public Works Director of the City of Santa Barbara, or designee.

Publicly Visible. The condition when a building, structure, or land use is within the area between a front lot line and up to 35 feet behind any front lot line and is either: (1) observable by the public along any abutting public area; or (2) is observable by the public from a public area on the other side of an abutting street or right-of-way

30.300.180 “R”.

Rear. Opposite of front. In the event of two or more fronts, the rear shall be provided from the opposite to any of the fronts.

Recreational Vehicles.

1. Recreational Vehicle. A motor home, slide-in camper, travel trailer, or camping trailer, with or without motive power, designed for human habitation for recreational or emergency occupancy.

2. Recreational Vehicle Space. That portion of a recreational vehicle park set aside and designated for the occupancy of one recreational vehicle, including any contiguous area designed or used for automobile parking, carport, storage, awning, cabana or other use which is clearly incidental and accessory to the primary use of the space.

3. Camping Trailer. A vehicular portable unit mounted on wheels and constructed with collapsible partial sidewalls which fold for towing by another vehicle and unfold at the campsite and designed for human habitation for recreational or emergency occupancy.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
70 4. Motor Home. A vehicular unit built on or permanently attached to a self-propelled motor vehicle chassis, chassis cab or van, which becomes an integral part of the completed vehicle, designed for human habitation for recreational or emergency occupancy.

5. Slide-In Camper. A portable unit, consisting of a roof, floor and sides, designed to be loaded onto and unloaded from the bed of a pickup truck, and designed for human habitation for recreational or emergency occupancy and shall include a truck camper.

6. Travel Trailer. A portable unit, mounted on wheels, of such a size and weight as not to require special highway movement permits when drawn by a motor vehicle and for human habitation for recreational or emergency occupancy.

Remodel. See Alteration.

Renovation. See Alteration.

Rent. The terms rent, rented, and rental mean allowing use of a residential unit or property, or any portion thereof, in exchange for consideration in any form.

Repair and Maintenance. The replacement of existing materials with similar materials in a similar manner. Repair and maintenance does not include: additions, alterations, or substantial redevelopment to any structure; changes in site development; a substitution of or a change to a nonconforming use; or an increase in area occupied by a nonconforming use.

Residential Lot Subdivision. The subdivision of land into individual parcels.

Residential Property. Any real property, zoned, designed or permitted to be used for any residential purpose, including any buildings or structures located on said improved real property.

Also called Residential Development.

Residential Unit. Any building or portion thereof that contains living facilities, including provisions for sleeping, eating, cooking, and sanitation, for not more than one household. Also called Dwelling Unit. See Section 30.140.150, Residential Unit.

Residential. Lands, buildings, structures or portions thereof used, or designed for use, as a home or residence of one or more individuals.

Review Authority. The highest decision-making body identified for any land use permit responsible for making decisions on zoning and related permits and approvals, including, but not limited to, the AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
71 Community Development Director, Public Works Director, design review bodies, Staff Hearing Officer, Planning Commission, and City Council.

Right-of-Way (ROW). A strip of land acquired by reservation, easement, dedication, forced dedication, prescription or condemnation and intended to be occupied or occupied by a street, railroad, electric transmission lines, oil or gas pipeline, water line, sanitary storm sewer or other similar use.

Roof. The top covering of a building, principally responsible for providing protection from the elements.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
72 SEVERABILITY, CEQA, EFFECTIVE DATE
SECTION 10. Severability
If any provision of this Ordinance or the application thereof to any persons or circumstances is held invalid, such invalidity shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application and, to this end, the provisions of this Ordinance are hereby declared to be severable.

SECTION 11. California Environmental Quality Act
This action is exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) [General Rule]. The proposed Inclusionary Housing ordinance does not directly approve or authorize any specific construction, nor does it grant entitlements or directly result in any physical changes to the environment.

ORDINANCE COMMITTEE REVIEW DRAFT 04/14/26

SHOWING CHANGESFROM CURRENT CODE
ORDINANCE NO. ______

AN ORDINANCE OF THE COUNCIL OF THE CITY OF

SANTA BARBARA AMENDING THE SANTA BARBARA
MUNICIPAL CODE TO ADD CHAPTER 28.91 AND AMEND
SECTIONS 28.88.028 AND 28.90.045 PERTAINING TO

REGULATIONS FOR SHORT-TERM RENTALS AND

HOMESHARES

THE CITY COUNCIL OF THE CITY OF SANTA BARBARA DOES ORDAIN AS FOLLOWS:

SECTION 1. Chapter 28.91 (Short-Term Rentals) of Title 28 of the Santa Barbara Municipal Code is added to read as follows:

Chapter 28.91 Short-Term Rentals
Sections:

28.91.010 Purpose

28.91.020 Definitions

28.91.030 STR/Homeshare License
Required

28.91.040 Applicability

28.91.050 Where Allowed

28.91.060 Tenant Protection for STR
Licenses

28.91.070 Ineligible Units and Structures

28.91.080 STR/Homeshare License
Application and Issuance

28.91.090 Operational and Performance
Standards

28.91.100 Posting and Listings

28.91.110 Business License; Business Taxes;
Transient Occupancy Tax

28.91.120 Insurance

28.91.130 Defense and Indemnification

28.91.140 Record-Keeping

28.91.150 Inspection and Monitoring

28.91.160 Complaints and Violations

28.91.170 Enforcement and Penalties

28.91.180 Platform Compliance
Requirements

28.91.190 Nonconforming Short-Term
Rentals and Homeshares
ATTACHMENT 2
2 AMENDMENTS TO TITLE 28
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2 28.91.010 Purpose.

The purpose of this Chapter is to regulate the use of residential structures as short-term rentals (STRs) and homeshares to protect the City’s long-term housing supply, ensure compatibility with surrounding neighborhoods, safeguard public health and safety, and provide clear operational standards for property owners, hosts, and managers. This Chapter also seeks to hold operators accountable for guest conduct, ensure compliance with business license and tax requirements, and implement the City’s land use and coastal policies while balancing neighborhood livability with visitor-serving uses.

28.91.020 Definitions.

The following definitions apply specifically to this Chapter:

A. Homeshare. A homeshare is a short-term rental that is the primary residence of either the property owner or a designated host. A homeshare involves the rental of a portion of the residential unit for a period of 30 consecutive days or less, while the owner or host is physically present and residing in the unit during the rental period.

B. Host. A host is a natural person designated by the property owner to reside at the property and act as the responsible party for a homeshare. The host must occupy the property as their principal place of residence and is jointly and severally responsible with the property owner for compliance with this Chapter. For homeshare, the host must reside at the property during all rental periods.

C. Principal Place of Residence. The sole dwelling unit in which a person resides for more than six months of the calendar year and maintains as their legal domicile. It is the place where the individual lives the majority of the time, remains when not temporarily absent due to special or limited circumstances, and to which they regularly return, such as after work, travel, or vacation.

Only one principal place of residence may be claimed at any given time. If a person owns or maintains multiple residences, the burden of proof is on the individual to demonstrate that the dwelling unit qualifies as their principal place of residence. Evidence may include, but is not limited to, qualification for the homeowner’s property tax exemption, voter registration, vehicle registration, utility bills, or other documentation indicating residency. In cases of common ownership, such as tenancy in common, at least one owner or a group of owners representing a minimum of fifty AMENDMENTS TO TITLE 28
Planning Commission
Draft Showing Changes
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3 percent ownership interest must reside in the dwelling and maintain it as their principal place of residence. Any individual who qualifies for the homeowner’s exemption under the California State Board of Equalization shall be deemed an owner-occupant for the purposes of this definition. Also called Primary Residence.

D. Property Manager. A property manager is a natural person designated by the property owner to oversee the day-to-day operation of a short-term rental or homeshare. The property manager is responsible for ensuring compliance with this Chapter, including responding to complaints, maintaining the property in accordance with applicable codes, and serving as a point of contact for the City and the public. The property manager must be available to respond to issues on a 24-hour basis during any period the unit is rented as a short-term rental or homeshare.

E. Rent. The terms rent, rented, and rental mean allowing use of a residential unit or property, or any portion thereof, in exchange for consideration in any form.

F. Short-Term Rental (STR). A short-term rental is the rental, for a period of 30 consecutive days or less, of a whole residential unit or portion thereof. A short-term rental is considered a residential use of property and must comply with the standards set forth in this Chapter. The rental of commercial lodging uses, including hotels and similar uses as defined in this Title, is not considered a short-term rental.

28.91.030 STR/Homeshare License Required.

Except as authorized by this Chapter, a residential unit, any part of a residential unit, or a residential property must not be rented or advertised for rent for 30 consecutive days or less without a valid STR/Homeshare License issued by the Community Development Department. Any rental agreement that permits termination before the completion of a minimum 31-day occupancy period by the same tenant, or any arrangement intended to circumvent this Chapter, is prohibited.

28.91.040 Applicability.

A. This Chapter applies to all STRs, including homeshares, in the City of Santa Barbara, except as provided under Subsection 28.91.040.B.

B. Exemptions. This Chapter does not apply to:

AMENDMENTS TO TITLE 28
Planning Commission
Draft Showing Changes
From Current Code
4 1. Commercial lodging uses including, but not limited to, hotels, motels, auto courts, bed and breakfast inns, hostels, inns, motor lodges, timeshare projects, or overnight recreational vehicle and camping parks.

2. Home exchanges, in which the owner of a residence allows the use of that residence in exchange for the use of another person’s residence for a limited time with no rent exchanged.

28.91.050 Where Allowed.

Except as provided in this Chapter, all STRs and homeshares must comply with the zoning regulations applicable to residential units in the base zone and any applicable overlay, special district, or Specific Plan zone, where they are located.

A. Homeshares are allowed in all zones that allow residential uses.

B. STRs are allowed only within the “STR License Area” as shown in Figures 28.91.050.A through 28.91.050.E, located at the end of this Chapter. These figures illustrate the STR License Area, including the overview map and four detailed area maps.

28.91.060 Tenant Protection for STR Licenses.

This section applies exclusively to STRs; homeshares are not subject to this section. An STR License must not be issued unless the residential unit has not been occupied under a long term rental arrangement (more than 30 consecutive days) within the past 24 months, and no tenant was displaced, evicted, or bought out within the past 24 months to facilitate the STR. Evidence includes lease records, utility billing history, and sworn owner declarations.

28.91.070 Ineligible Units and Structures.

An STR or homeshare is not allowed in any of the following:

A. A unit that is not a legally established residential unit.

B. Rooms, spaces, or structures that are nonresidential or not legally established or permitted for residential use.

AMENDMENTS TO TITLE 28
Planning Commission
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5 C. A unit permitted as an accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU), or the primary residential unit associated with an ADU or JADU, except that a homeshare is allowed in a primary residential unit occupied by the owner or host.

D. A unit subject to a recorded covenant or other restriction limiting its use, including but not limited to affordable housing, employee housing, live-work units, or manager/caretaker units.

E. A residential unit or structure without a final building inspection or valid certificate of occupancy.

F. Rooms or structures not designed or intended for human habitation, including but not limited to workshops, barns, garages, sheds, and storage rooms, unless all required City approvals and permits have been completed to convert the structure to livable residential use in compliance with applicable codes.

G. Recreational vehicles (RVs), non-motorized travel trailers, and other structures without permanent foundations, including yurts, tents, and treehouses.

28.91.080 STR /Homeshare License Application and Issuance.

A valid STR/Homeshare License issued by the Community Development Department pursuant to this Chapter is required for any person that seeks or receives any rent, payment, fee, commission or compensation in any form, to rent, offer for rent, advertise for rent, or facilitate the rental of an STR or homeshare.

A. Who May Apply. An STR/Homeshare License may be applied for by either:

1. The property owner of the residence where the STR or homeshare is located; or

2. A designated host, provided the host resides at the property as their primary residence at the time of application, and, for homeshare, resides at the property during all rental periods, and is authorized in writing by the property owner to act as the responsible party.

B. STR /Homeshare License Limitations.

1. Where ownership is divided among multiple parties, one owner must be designated as the responsible party for purposes of this Chapter.

AMENDMENTS TO TITLE 28
Planning Commission
Draft Showing Changes
From Current Code
6 2. A homeshare must be located within the principal place of residence of the property owner or host, or within a residential accessory building that is legally established and permitted for residential occupancy on the same property and is not an ADU or JADU.

3. A person or entity, including any affiliated entity, must not hold more than one STR/Homeshare License within the City.

4. An STR/Homeshare license is limited to one license per residential unit. On a lot containing multiple residential units under common ownership, including but not limited to duplexes, cottage courts, or apartment complexes, only one residential unit on that lot is eligible for an STR/Homeshare license. This limitation does not apply to condominium units that are separately owned within a legally established condominium subdivision.

5. An STR/Homeshare License must not be issued to or held by:
a. A real estate investment trust as defined in Section 856 of the Internal Revenue Code;
b. A corporation;
c. A limited liability company in which any member is a corporation; or d. A limited liability company in which any member is a member of another limited liability company that holds an STR/Homeshare License for any other property in the City.

6. If a change in ownership results in a prohibited owner under this section, the license shall immediately expire.

C. STR/Homeshare License Application Requirements. Applications and fees for an STR/Homeshare License must be submitted to the Community Development Director on forms provided by the City and must include, at a minimum:

1. Site Plan. Showing the property lines, all buildings on the site, the driveway, and the location and dimensions of on-site parking spaces.

2. Photographs. Current color photographs of the front entry of the residential unit, the interior common areas, and all bedrooms intended for rental. Photographs must clearly AMENDMENTS TO TITLE 28
Planning Commission
Draft Showing Changes
From Current Code
7 depict the condition and layout of the unit and may be used by the City to verify compliance with applicable standards.

3. Affidavit. A signed STR/Homeshare License Zoning Affidavit acknowledging awareness of operational standards and penalties for violations. All owners of record of the residential unit and the host, as applicable, are required to sign the STR/Homeshare License Zoning Affidavit and shall be jointly and severally liable for any violations of this Chapter.

4. Primary Residence. For homeshares, proof that the residential unit is the owner’s or host’s primary residence. Acceptable documentation must include at least three of the following, each listing the applicant’s name and the property address, and each dated within the past 12 months unless otherwise specified: valid driver’s license or state-issued ID, motor vehicle registration, voter registration, tax documents (e.g., homeowner’s exemption on property tax bill), utility bill (e.g., water, gas, electricity) dated within the past 60 days, current lease or rental agreement for the property.

5. Business Taxes and Licenses. Proof of compliance with applicable business tax registration, business license, and Transient Occupancy Tax requirements.

6. Insurance. Proof of insurance as required under section 28.91.120, Insurance.

7. HOA Approval. Written consent from the homeowner’s association (HOA) to operate an STR or homeshare, if applicable.

8. Advertising Compliance. Demonstrate that all advertisements and listings will display the City-issued STR/Homeshare License number.

9. Applicant Disclosure and Verification. The applicant must disclose all direct and indirect ownership interests, including members, managers, officers, parent entities, subsidiaries, and any assumed business names (DBAs). The applicant must attest, under penalty of perjury, that the information provided is complete and accurate and that the applicant is not a prohibited owner under Subsection B above. The City may require submission of organizational documents sufficient to confirm beneficial ownership. The applicant must update ownership information within 30 days of any change. Failure to disclose, or providing false or incomplete information, constitutes grounds for denial, suspension, or revocation of the STR/Homeshare License and may result in administrative penalties.

AMENDMENTS TO TITLE 28
Planning Commission
Draft Showing Changes
From Current Code
8 D. License Issuance

1. Review of Applications. STR/Homeshare License applications must be processed by the Community Development Director in accordance with the City’s zoning clearance procedures and the requirements of this Chapter. The Director must determine that the proposed use complies with all applicable provisions of this Title before issuing a zoning clearance.

2. Director Decisions. A public hearing will not be conducted regarding license applications under this Chapter. Decisions of the Community Development Director on STR/Homeshare License applications are final and not subject to appeal. This provision applies only to the license and does not affect any rights or procedures related to any other land use approvals required prior to license issuance.

3. Licenses Not Transferrable. An STR/Homeshare License is personal to the applicant, non-transferable, and expires upon any change of property ownership, or any change in controlling interest in any entity holding title. Operation after conveyance requires a new license and proof of compliance. Changes to indirect ownership interests that do not affect controlling interest (e.g., addition or removal of non‑controlling members, corrections to member names or addresses) do not, by themselves, void the license, but must be disclosed pursuant to Subsection 28.91.080.C.9 within 30 days.

E. License Notification. Within ten days of issuance or renewal of an STR/Homeshare License, the Community Development Director will provide written notification to all owners and occupants of properties within 300 feet of the licensed property. The notice must identify the property as an STR or homeshare and provide the name, phone number, and email address of the property manager or host. This notification is for informational purposes only and does not constitute a public hearing or provide grounds for appeal.

F. License Term. STR/Homeshare Licenses are issued or renewed for a maximum term of one year and expire immediately upon:

1. Recordation of a deed or other instrument transferring title to the property; or

2. Any change in controlling interest in an entity holding title to the property.

G. License Suspensions and Revocations.

AMENDMENTS TO TITLE 28
Planning Commission
Draft Showing Changes
From Current Code
9 1. STR/Homeshare Licenses may be suspended or revoked by the Community Development Director if there is evidence of a violation of this Chapter, any applicable law, or a material misrepresentation related to the operation of the STR or homeshare. Upon suspension, the Director must provide written notice to the licensee of a public hearing before the Planning Commission to determine whether the license should be revoked. The notice must include a statement of the facts supporting the suspension.

2. The Planning Commission will conduct the hearing and may consider any evidence presented by the Director, the licensee, or other interested parties regarding the alleged violation or misrepresentation. Following the hearing, the Planning Commission must issue a written decision. If the Commission finds that a violation or misrepresentation occurred, it may revoke the license and must provide a written statement of findings to the licensee and any participating parties. If no violation or misrepresentation is found, the suspension must be lifted and the license reinstated.

H. License Renewals.

1. If a complete renewal application is submitted at least 30 days before the license expiration date, the license remains valid until the renewal is approved or denied.

2. If a renewal application is submitted fewer than 30 days before the license expiration date, the license remains valid until the renewal is approved or denied, but the applicant must pay a late fee established by City Council resolution.

3. If the license has expired, the STR or homeshare operation must cease immediately, and a new license application is required.

4. The City must not renew an STR/Homeshare License if there have been more than three verified violations during the previous 12-month license term or more than five verified violations within any two-year period. A violation means a complaint that results in a code enforcement case and a verified finding of noncompliance, as determined by the Community Development Director. Verified findings may include documentation from City staff investigations, administrative hearings, or official reports from law enforcement agencies. The City may deny renewal for any STR or homeshare that has engaged in conduct posing a significant risk to public health, safety, or welfare.

AMENDMENTS TO TITLE 28
Planning Commission
Draft Showing Changes
From Current Code
10 I. Waiting Period After Revocation or Non-Renewal. If an STR/Homeshare License is revoked pursuant to Subsection 28.91.080.G or is not renewed under Subsection 28.91.080.H.4, the property owner or host, including any affiliated entity, is prohibited from applying for a new STR/Homeshare License for the same property for 24 months from the date of revocation or nonrenewal.

28.91.090 Operational and Performance Standards.

The following operational and performance standards apply to all STRs and homeshares. All owners, hosts, managers, renters, occupants, and visitors of STRs and homeshares must comply with these standards. The property owner and STR or Homeshare licensee are responsible for ensuring compliance and are liable for violations.

A. Occupancy Limits. The total number of persons on the property at any time must not exceed the limits stated in this subsection, or the occupancy limitations of the International Property Maintenance Code (IPMC), whichever is more restrictive. Exceeding these limits is a violation of this Chapter.

1. Short-Term Rentals. The total number of people on the property at any time, including daytime guests, must not exceed two guests per sleeping room, plus up to six additional daytime guests, and in no case more than 16 people. Overnight occupancy is limited to ten rental guests in no more than five sleeping rooms.

2. Homeshares. The total number of people on the property at any time, including daytime guests, must not exceed four rental guests plus the household of the owner or host, and up to six additional daytime guests. Overnight occupancy is limited to four rental guests in no more than two sleeping rooms, plus the household of the owner or host.

3. Quiet Hours. Persons who are not staying overnight must not be on the property during quiet hours as defined in Subsection E.

4. One Group. Only one rental agreement must be in effect at any given time. STRs and homeshares must not be rented to more than one group concurrently.

B. Minimum Stay. Each STR or homeshare must be rented for a minimum of one night. For purposes of this section, one night means a rental period that begins on one calendar day and ends on the next, including at least one overnight stay. Hourly or same‑day rentals are prohibited.

AMENDMENTS TO TITLE 28
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11 C. Maximum Vehicles Allowed. The City determines the number of vehicles allowed at the time of license issuance based on the number of available on-site parking spaces. The property owner, property manager, or host must ensure that the number of vehicles at the STR or homeshare does not exceed the number authorized on the license.

D. Parking Requirements. An application for an STR/Homeshare License will be denied if the minimum number of required parking spaces are not permitted on the property at the time the application is submitted. The owner may propose additional spaces to meet the minimum requirement; however, if any new construction or paving is proposed, the owner must obtain all required City approvals and permits to construct parking that complies with the City Access and Parking Design Standards and complete said work prior to submitting a license application.

1. Location of Required Parking. Required spaces must be in a garage, carport, or permitted uncovered parking space. Parking in a driveway is also allowed and may be in front or interior setbacks if all uncovered spaces are within an existing paved driveway and no new paving occurs in the setbacks.

2. Minimum Number of Spaces. The following parking minimums apply to each STR or homeshare unit, and the spaces must accommodate both rental guests and any hosts, owners, or occupants of the residential unit:
a. For a unit with up to 4 sleeping rooms: A total of 2 on-site parking spaces are required.
b. For a unit with 5 or more sleeping rooms: A total of 3 on-site parking spaces are required.

3. No Exceptions. Parking exceptions or reductions in Chapter 28.90, Automobile Parking Requirements, and the near-transit parking exemption under Government Code §65863.2 (AB 2097) do not apply to STRs and homeshares because, for purposes of parking requirements only, they are considered transient lodging uses under that statute.

4. Unobstructed Spaces. All designated parking spaces and driveways must remain unobstructed and available during the rental period. Failure to maintain required parking constitutes a violation.

AMENDMENTS TO TITLE 28
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12 5. Tandem Parking and Backing. Tandem parking and backing out from a designated parking space onto a public street or sidewalk are regulated by Section 28.90.045, Parking Design Standards. Backing out from a designated parking space onto a public street or sidewalk may be allowed for homeshares only as provided in Section 28.90.045; however, for STRs, backing out onto a public street or sidewalk is prohibited unless approved with a waiver by the Public Works Director pursuant to Section 28.90.045.

E. Noise.

1. A use or activity must not generate noise exceeding the standards established in Chapter 9.16, Noise, of the Santa Barbara Municipal Code.

2. Quiet hours must be observed from 10:00 p.m. to 7:00 a.m. During this time, occupants and overnight guests must refrain from activities that create noise audible beyond the property line and that may disturb the peace or comfort of neighboring residents. This includes, but is not limited to, loud conversations, music, televisions, animal sounds, and the use of mechanical or recreational equipment. Repeated violations of quiet hours constitute grounds for license suspension or revocation.

3. Outdoor amplified music or sound is prohibited.

F. Events and Activities. Unless authorized by a Conditional Use Permit, an STR or homeshare must not be rented or used for any event or activity, including commercial photography or filming, parties, weddings, or commercial gatherings, that exceeds the occupancy limits established in this section, violates the noise standards in this section, or violates any other applicable law.

G. Performance Standards. All STR and homeshare activities must comply with the performance standards applicable to residential use under this Title and any other relevant provisions of the Santa Barbara Municipal Code, including but not limited to standards for noise, lighting, trash storage and disposal, screening, and neighborhood compatibility.

H. Property Management Requirements.

1. Homeshares. While rented, a homeshare must have the owner or host physically present within the same residential unit between 10:00 p.m. and 7:00 a.m., and available by phone at all other times, to ensure compliance with this Chapter.

AMENDMENTS TO TITLE 28
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13 2. Short-Term Rentals. While rented, an STR must have one or more designated property managers, one of whom must always be available by phone, to ensure compliance with this Chapter. The owner may serve as one of the property managers.

3. Property Manager Information. Each STR/Homeshare License application must include the name, address, and telephone number of the property managers, along with their signatures. Any change in property manager must be submitted in writing, signed by the owner and proposed property manager, and approved in writing by the Community Development Director prior to taking effect.

4. Local Contact Response Time. The designated property manager or host must be able to respond on-site within 30 minutes of a complaint or request from the City

28.91.100 Posting and Listings.

A. Outside Posting. While rented as an STR or homeshare, the property manager’s or host’s contact information and the City’s enforcement contact information must be posted on a weatherresistant sign no larger than 8.5 inches x 11 inches, affixed to an exterior wall visible from the main entrance or, if applicable, posted adjacent to the main entry gate. Commercial advertising of the rental must not be posted on the property.

B. Interior Posting. The operational and performance standards of Section 28.91.090, and the property manager’s or host’s contact information, must be posted in a conspicuous location inside the residence within six feet of the main entrance. The posting must include a notice pursuant to Civil Code Section 52.6 regarding human trafficking.

C. Rental Agreements, Advertisements, and Listings. Every advertisement or listing for an STR or homeshare must include a valid STR/Homeshare License number. Advertising an unlicensed STR or homeshare constitutes a violation of this Chapter. Each rental agreement, advertisement, and online listing must prominently display:

1. The allowed occupancy and guest limits for day and night;

2. Notice of quiet hours (10:00 p.m. to 7:00 a.m.);

3. Notice that no outdoor amplified music or sound is allowed during quiet hours; AMENDMENTS TO TITLE 28
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14 4. Notice that the property may not be used for events exceeding occupancy limits or violating quiet hours, noise standards, or other laws;

5. The number of available on-site parking spaces, with a notice discouraging on-street parking;

6. The City-issued STR/Homeshare License number;

7. The current City-issued Business License Tax Certificate identification number;

8. For homeshares, a statement that the unit is the primary residence of the owner or host, and that the owner or host will be present; and

9. At least one photograph of the front entry of the residence must be included in an online listing.

28.91.110 Business License; Business Taxes; Transient Occupancy Tax.

The owner or host must obtain and maintain a valid City Business Tax Certificate and Transient Occupancy Tax Registration Certificate, and must timely pay all applicable business taxes and transient occupancy taxes. Operation of an STR or homeshare without current registration or timely payment of applicable taxes constitutes a violation of this Chapter.

28.91.120 Insurance.

The owner or host of an STR or homeshare must maintain liability insurance with the minimum requirements established by the Community Development Director and must name the City, its officers, employees and agents as names or additional insureds for operations conducted pursuant to this Chapter. Proof of such insurance coverage must be provided with each license application and renewal under this Chapter and must be made available to the Community Development Director upon request.

28.91.130 Defense and Indemnification.

As a condition of the issuance and continued validity of any STR/Homeshare License, the owner and any operator of the STR or homeshare must defend (with counsel reasonably acceptable to the City), indemnify, and hold harmless the City and its elected and appointed officials, officers, employees, agents, and representatives from and against all claims, demands, causes of action, AMENDMENTS TO TITLE 28
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15 damages, losses, liabilities, costs, and expenses, including without limitation reasonable attorneys’ fees and litigation costs, upon written tender of defense by the City, arising out of or in any way related to: (a) the issuance of the permit or registration; (b) the operation, occupancy, use, or maintenance of the STR or homeshare; or (c) any act or omission of the owner, operator, guests, invitees, or any other person in connection with the STR or homeshare except to the extent caused by the sole negligence or willful misconduct of the City. This indemnification obligation shall survive the expiration, revocation, suspension, or termination of the permit or registration and any cessation of the STR or homeshare use.

28.91.140 Record-Keeping.

The owner or host of an STR or homeshare must keep and preserve all records necessary to demonstrate compliance with this Chapter, including, but not limited to, rental agreements, advertisements, and online listings. Records must be maintained for the duration of the license and for at least two years thereafter and must be made available in electronic format within five business days upon request.

28.91.150 Inspection and Monitoring
A. Pre-Permitting Inspection. Prior to the initial issuance and each renewal of an STR license, the Building Official will conduct an inspection to determine the number of bedrooms within the unit and ensure the residential unit and site comply with the requirements of this Chapter and all applicable building and zoning codes and regulations regarding parking, access, fire, and other relevant health and safety standards. If any violations are identified, the STR/Homeshare license will not be issued or renewed until all violations are corrected to the satisfaction of the Building Official.

B. Inspections. City staff may conduct inspections during the license term, upon reasonable notice, to verify compliance with this Chapter and all applicable codes and regulations.

28.91.160 Complaints and Violations
A. Complaints.

1. Complaints regarding the condition, operation, or conduct of renters, occupants, or visitors of an STR or homeshare must be directed to the property manager, host, or owner AMENDMENTS TO TITLE 28
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16 for investigation and resolution. The property manager, host, or owner must be available by phone at all times the residence is rented.

2. Upon receipt of a complaint alleging unreasonable noise, disturbance, or violation of any operational standard of this Chapter, the property manager, host, or owner shall take all necessary actions to promptly resolve the issue, including a documented attempt to contact the renter within 60 minutes, or within 30 minutes during quiet hours (10:00 p.m. to 7:00 a.m.). Acceptable documentation includes a phone log, text message, email, or other verifiable communication. Timely response and documented attempts to resolve a complaint do not constitute a violation of this Chapter.

3. Within 24 hours of receiving a complaint, the property manager, host, or owner shall complete the online reporting form provided by the Community Development Director to:
(i) describe the complaint and the time received; (ii) describe actions taken to resolve the issue, including times; and (iii) describe the resolution or current status.

4. Failure to promptly resolve a valid complaint or to timely and fully report a complaint as required shall each constitute a separate violation of this Chapter.

B. Violations. Any violation of this Chapter constitutes a separate violation. Each day a violation continues or occurs constitutes a separate offense.

28.91.170 Enforcement and Penalties
A. Enforcement. Any violation of the provisions in this Chapter must be enforced in compliance with Section 30.205.160, Enforcement and Penalty, and through any legal remedies available to correct and abate a nuisance as set forth in Santa Barbara Municipal Code Chapters 1.25 (Administrative Code Enforcement Procedures), 1.28 (Penalty), and 1.30 (Appeals from Administrative Decisions and Time Limits for Judicial Review of Administrative Decisions).

B. Civil Administrative Penalties. Notwithstanding any other law, and consistent with Government Code Section 36900(d)(1), violations of this Chapter are subject to civil administrative penalties as follows:

1. A fine not exceeding one thousand five hundred dollars ($1,500) for a first violation.

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17 2. A fine not exceeding three thousand dollars ($3,000) for a second violation of the same ordinance within one year.

3. A fine not exceeding five thousand dollars ($5,000) for each additional violation of the same ordinance within one year of the first violation.

4. Each day a violation occurs constitutes a separate and distinct offense.

28.91.180 Platform Compliance Requirements.

This section is adopted pursuant to California Government Code Sections 51050–51059 (SB 346), which authorize local regulation of short-term rental hosting platforms. Hosting platform means any person or entity that provides an online marketplace or application through which STRs are advertised or booked.

A. Listing Restrictions. Hosting platforms must not list or facilitate the booking of any STR or homeshare within the City unless the property has a valid STR/Homeshare License.

B. Tax Collection and Remittance. Hosting platforms must collect and remit all applicable Transient Occupancy Taxes (TOT) and Tourism Business Improvement District (TBID) assessments on behalf of the operator, consistent with this section and City tax ordinances.

C. Data Sharing. Hosting platforms must provide the City, upon request, with monthly reports identifying all listings within City limits, including property address, operator name, and booking activity. Reports must be provided in an electronic format specified by the City and comply with applicable state and federal privacy laws.

D. Notice Requirement. Hosting platforms must display a notice to prospective hosts and guests stating that STRs are subject to City regulations and are prohibited in certain zones.

E. Penalties. A hosting platform that violates this section is subject to administrative fines of up to $1,000 per illegal listing per day, in addition to any other remedies available under law.

F. Compliance Timeline. Hosting platforms must comply with the requirements of this section within 30 days of its effective date. Failure to provide required data within the specified timeframe constitutes a separate violation subject to fines of up to $1,000 per day

28.91.190 Nonconforming and Unpermitted Short-Term Rentals and Homeshares.

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18 A. Legally Permitted STRs and Homeshares. An STR or homeshare that was legally permitted and issued a zoning clearance, building permit, coastal permit or exemption, prior to the effective date of this Chapter may continue to operate, provided the operator obtains and maintains a valid STR/Homeshare License and complies with the requirements of this section. This includes any single residential unit that was previously permitted to operate as a hotel or similar use under the City’s zoning regulations but now meets the definition of an STR or homeshare under this Chapter.

Such use may continue until the license is revoked or not renewed, whichever occurs first.

Within 180 days of the effective date of this Chapter the operator of a legally permitted STR or homeshare must:

1. Submit a complete STR/Homeshare License application.

2. Hold a valid business tax certificate and must have remitted all City taxes and penalties due, including the Transient Occupancy Tax (TOT) and Tourism Business Improvement District (TBID) Assessment as of the effective date.

3. Comply with all operational and performance standards of this Chapter, except for any nonconforming eligibility or parking requirements.

B. Pre-Existing Unpermitted STRs and Homeshares. An STR or homeshare that was operating without required City approvals prior to the effective date of this Chapter may continue to operate only during a limited grace period, as identified below:

1. The STR or homeshare may continue to operate for a maximum of 180 days from the effective date of this Chapter, unless a valid STR/Homeshare License is issued prior to the end of that period.

2. After the 180-day grace period, operation without a valid STR/Homeshare License constitutes a violation subject to immediate enforcement and penalties under Section

28.91.170.

3. Nothing in this Chapter shall be interpreted as legalizing or granting vested rights to any STR or homeshare that operated in violation of City regulations before the effective date of this Chapter.

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19 Figure 28.91.050.A: Coastal Zone STR License Area – Overview Map AMENDMENTS TO TITLE 28
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20 Figure 28.91.050.B: Coastal Zone STR License Area – Area 1 AMENDMENTS TO TITLE 28
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21 Figure 28.91.050.C: Coastal Zone STR License Area – Area 2 AMENDMENTS TO TITLE 28
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22 Figure 28.91.050.D: Coastal Zone STR License Area – Area 3 AMENDMENTS TO TITLE 28
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23 Figure 28.91.050.E: Coastal Zone STR License Area – Area 4 AMENDMENTS TO TITLE 28
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24 SECTION 2. Section 28.88.028 of Chapter 28.88 (Conversion of Dwelling Units to Condominiums, Hotels or Similar Uses) of Title 28 of the Santa Barbara Municipal Code is amended to read as follows:

28.88.028. Permit Required, Exceptions.

A. Permit required. No person, firm, corporation, partnership or other entity shall convert existing dwelling units to a condominium, hotel or similar use without first having said conversion approved by the Planning Commission or the City Council on appeal and having been issued a conversion permit by the Chief Building Official. For conversions of dwelling units to condominium units, the body that shall serve as the Advisory Agency for the required subdivision, as specified in Section 27.03.010 of this code, shall review the application for the conversion pursuant to this chapter.

B. Exceptions to requirements for conversion permits. The following shall be exempt from the provisions of this chapter:

1. A project creating a condominium, hotel or similar use and using no more than one existing dwelling unit as part of said project shall not be considered a conversion. To qualify for this exception, the number of dwelling units on the project site shall not have been previously reduced by use of this exception clause. For the purposes of this exclusion, the number of existing dwelling unit(s) shall be determined on the date of application for the permit. If the project calls for destruction of the structure housing the dwelling unit(s), those units shall not be counted as existing unit(s).

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25 SECTION 3. Section 28.90.045 of Chapter 28.90 (Automobile Parking Requirements) of Title 28 of the Santa Barbara Municipal Code is amended to read as follows:

28.90.045. Parking Design Standards.

A. Requirements. All parking facilities must be designed and constructed pursuant to the following:

1. Backing out onto a public street or sidewalk from a parking space shall be permitted only for a one-family or two-family dwelling, where not more than four spaces are provided.

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

3. The required dimensions and criteria for parking plans and vehicle ramps shall be as shown in the current City Standard for Parking Design as prepared by the Transportation Engineer and on file with the Public Works Department.

4. It shall be the duty of the Transportation Engineer to review and approve all parking plans.

B. Variation. Any variation from the above requirements must be approved pursuant to a waiver by the Public Works Director or his or her designee.

C. Vehicle ramps.

1. A vehicle ramp is defined to be a sloping connection between a street level and a parking level or two parking levels.

2. For multiple-family dwellings or nonresidential uses, all parking plans involving ramps shall be accompanied by a profile showing the ramp, ramp transitions and overhead and adjacent wall clearances.

3. The length of a ramp is defined as that portion of the ramp from the beginning of the transition at one end of the ramp to the end of the transition at the opposite end thereof.

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26 4. For ramps longer than 65 feet, the ramp grade shall not exceed 12% with the first and last eight feet of the ramp not exceeding six percent.

5. For ramps 65 feet or less, the ramp grade shall not exceed 16% with the first and last 10 feet of the ramp not exceeding eight percent.

6. The slopes of all parking areas shall not exceed five percent, excluding ramps.

7. The maximum grade for the driveway (vehicle ramp) serving a one-family dwelling shall not exceed 16%, except when the distance from the street pavement to the rearmost portion of any structure on the subject parcel is 150 feet or less in which case the maximum grade shall not exceed 20%.

D. 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. Tandem automobile parking for any residential use, including single-unit, two-unit, multi-unit, accessory dwelling units, and residential uses in mixed-use developments, must comply with all of the following:
a. No more than two automobiles may be parked one behind the other; b. Both automobile parking spaces in the tandem arrangement must be assigned to the same residential unit;
c. Tandem parking must not create a safety hazard or traffic impacts; d. All vehicle movements required to access or depart a tandem space must occur entirely off the public street or alley, except where specifically authorized by the Public Works Director; and
e. Vertical or stackable tandem parking systems using mechanical lifts are subject to approval by the Public Works Director. Such systems must be fully enclosed within a permanent structure and must be governed by a recorded maintenance agreement.

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27 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; 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.

Notwithstanding any other provision in this title, parking for mixed use developments may be provided in a tandem configuration (one parking space behind the other) if each set of tandem parking spaces is assigned to a single residential unit, and the tandem parking spaces are provided either on the subject lot or on an immediately adjacent lot. Vehicle movements necessary to move cars parked in a tandem arrangement shall not take place on any public street or alley. Guest parking spaces shall not be provided in a tandem configuration.

E. Bicycle parking. All bicycle parking facilities must be designed and constructed pursuant to the following:

1. All facilities intended for permanent use shall provide a method for securing or locking the bicycle. A rack or space shall be provided for locking both the frame and the wheels.

2. All bicycle areas shall be accessible and lighted, on an all-weather surface.

3. A typical bicycle space shall be a minimum of two and one-half feet in width and six feet in length or less, if a permanent device is provided to stand the bicycle on end. A backout or maneuvering space of approximately five feet shall be provided 1 Attachment 3:

General Plan and Local Coastal Plan Consistency Analysis for Short Term Rental Ordinance
Staff has determined that the Short-Term Rental Ordinances are consistent with General Plan and Coastal Land Use Plan policies and programs that encourage retention of long-term housing balanced with provision of visitor-serving facilities.

Consistency Analysis General Plan/Coastal Land Use Plan Policies
The Short-Term Rental ordinances are
consistent with General Plan policies
supporting occupancy of existing housing
for residents by limiting areas and types of
units where unhosted short-term rentals
are allowed, particularly inland. The STR
ordinances will no longer classify STRs as
hotels and will explicitly prohibit conversion
of a single residential unit to a hotel,
consistent with Housing Element Program
HE-21.

Housing Element, Policy 4.3 Housing for
Residents
Housing Element Programs HE-19: ShortTerm Rental Framework and Ordinance and HE-21: Residential Units Conversion
Ordinance
Only one STR would be allowed in each
multi-unit development, retaining a majority
of long-term occupancy units in areas close
to transit and commercial services.

Land Use Element LG4 and LG6
Focus growth for residential units in areas
with highest densities
Through the prohibition of STRs in singleand two-unit zones citywide, the ordinances will protect the neighborhood
character of these areas.

Land Use Element LG 14
Protect character of single family zoned
neighborhoods
The Title 28 Ordinance will allow
homeshares in most of the Coastal Zone
(except areas that do not allow residential
or hotel uses). Homeshares typically offer a
lower cost accommodation option in more
areas of the Coastal Zone as compared to
traditional hotels that are focused in the
waterfront area of Santa Barbara. Because
a homeshare requires the property owner
to remain on site while the rooms are being
rented, the ordinance balances the
protection of long-term occupancy for
residents and protection of neighborhood
Coastal Land Use Plan Policy 3.2-12 (per
Coastal Act 30213)
Lower cost visitor and recreational facilities
shall be protected, encouraged and where
feasible, provided.

ATTACHMENT 3
2 Consistency Analysis General Plan/Coastal Land Use Plan Policies
character with provision of visitor-serving
overnight accommodation options.

Located adjacent to the broadest coastal
access portion of the City, the license area
for STRs allows these visitor-serving uses
close to Leadbetter Beach, West Beach,
the Santa Barbara Harbor, Stearns Wharf,
and East Beach. STRs will provide an
overnight accommodation option in these
areas that currently allow hotels. The
license area is also served by extensive
pedestrian and bike path facilities, as well
as multiple transit routes and the Santa
Barbara Waterfront Shuttle that connects
this specific area to downtown Santa
Barbara.

Homeshares would also be allowed in the
remaining portion of the Coastal Zone,
including areas on the Mesa close to
multiple coastal access points (Arroyo
Burro Beach, Douglas Family Preserve,
Mesa Lane, Shoreline Park, 1000 Steps),
in addition to the public beach and coastal
access areas described above.

Coastal Act 30252
Development should maintain and enhance
public access to the coast
Allowance for STRs in commercial zone
districts would encourage re-purposing of
some historic residences when converted to
visitor serving uses
Historic Resources Element HR5
Protect Neighborhood Historic Resources
The ordinance amendments require the
same amount of parking for a short-term
rental as would be required for a residential
unit and parking must be provided on site.

For larger units (5+ bedrooms), one
additional parking space is required to
minimize impacts to on-street parking.

Development that is nonconforming to
current parking requirements must bring
parking up to code in order to have an STR
or homeshare.

Circulation Element CE2.1.5
Manage the supply of parking on a City-wide
basis and suggest methods to better utilize
existing parking or to provide additional
parking.

Circulation Element 2.1.7
Address transportation issues and the
provision of parking in the portion of the
Coastal Zone that is within Santa Barbara city
limits.

CLUP Policies 3.1-29, 3.1-30 and 3.1-31 to
avoid adverse impacts to public access.
3 Consistency Analysis General Plan/Coastal Land Use Plan Policies
The ordinance amendments recognize
small businesses and tourism through
provision of homeshare opportunities as
well as focused areas for short-term rentals
often hosted by individuals and small
businesses.

Economy and Fiscal Health Element (2011)
Ensure a strong and diverse economy to
support essential services and community
enhancements, as well as diverse job
opportunities.

Tourism. Continue to support tourism and
related support services for visitors to Santa
Barbara.

EF21. Small Businesses. Continue to
recognize the economic importance of small
businesses and promote programs to
encourage their continued economic vitality
and flexibility in future expansion
4 GENERAL PLAN
Housing Element (2023-2031)
Goal 4: Promote Housing Stability. Implement tenant protection measures, promote full-time occupancy of existing housing, and discourage conversion of housing to other uses.

Policy 4.3: Housing for Residents. Promote occupancy of existing housing for residents through ordinances, zoning changes, and vacancy tax programs that limit practices such as short-term rentals, conversions to hotels, and prolonged vacancies.

In support of that goal and policy is Housing Element Program HE-19: Short-Term Rental Framework and Ordinance, which requires City staff to create a short-term rental permit program.

HE-19: SHORT-TERM RENTAL FRAMEWORK AND ORDINANCE
Recent trends of increasing numbers of illegal short-term rentals (30 days or less) in the City has led to concerns that these uses are displacing existing long-term housing. In a September 2022 report to City Council on a potential future short-term rental permitting program, it was estimated that there are 1,560 listings of vacation rentals on web based rental platforms, a 27 percent increase from the previous year. Of those, only 19 have been permitted.

Legal short-term rentals are currently allowed only in zones where hotel uses are allowed, in compliance with certain requirements and procedures. Short-term rentals are considered a nonresidential use and applicants go through a Change of Use permit process. Projects of two or more units require a conversion permit to a hotel.

The City operates an enforcement program on a complaint-driven basis and launched a oneyear pilot program in August 2023 with the objective of gathering accurate data and increasing enforcement of unpermitted, illegal short-term rentals. Enforcement is a staff-intensive and time-consuming process which takes on average four to nine months to resolve by code compliance staff. Enforcement in the Coastal Zone is complicated by a recent court case that only allows the City to enforce on nuisance- based complaints, until a new short-term rental program is certified by the California Coastal Commission.

Based on direction from City Council, the City will continue to develop a framework for a future short term rental permit program. The program will determine which residential units would be eligible for short-term rental, including evaluating how to preserve existing long-term rental housing by considering a requirement that the unit is occupied by the owner as their primary residence (all rental units would be ineligible), the unit is not deed-restricted affordable housing, and the unit is not a type of housing that prohibits short-term rental (e.g., accessory dwelling units). Once adopted, enforcement of illegal short-term rentals would be improved by contracting with a web monitoring firm that would identify illegal listings, requiring that hosting platforms delist illegal rentals, and establishing higher fines and penalties to discourage noncompliance. Once the framework is approved, the City shall prepare Zoning Ordinance amendments for adoption to implement the program.

HE-21: RESIDENTIAL UNITS CONVERSION ORDINANCE
The City’s Conversion of Residential Units to Condominiums, Hotels, or Similar Uses Ordinance establishes criteria for conversions and reduces the impact of such conversions on residents who may be required to relocate. Since 2019, units approved, permitted, or 5 constructed under the AUD program are not allowed to convert to a hotel or other similar uses.

For non-AUD projects, if any units in a conversion project have been “affordable rental units” (as defined by the City’s Affordable Housing Policies & Procedures) for at least 24 of the previous 48 months preceding the application, the conversion may only be approved if the same number and type of units in the project after conversion are subject to a recorded affordability covenant. The City will monitor trends and evaluate the Conversion of Residential Units to Condominiums, Hotels, or Similar Uses Ordinance to determine if amendments are needed to strengthen this provision and ensure no net loss of affordable units. The City shall prepare Zoning Ordinance amendments for adoption per the results of the evaluation.

Economy and Fiscal Health Element (2011)
GOALS
 Strong, Diverse Economy. Ensure a strong economy with a diversity of business sizes and types that provide a stable long-term revenue base necessary to support essential services and community enhancements, as well as diverse job opportunities.  Tourism. Continue to support tourism and related support services for visitors to Santa Barbara.

Local Economic Policies
EF21. Small Businesses. Continue to recognize the economic importance of small business in the community and promote programs to encourage their continued economic vitality and flexibility in future expansion.

Land Use Element (2011)
LG4. Principles for Development. Establish the following Principles for Development to focus growth, encourage a mix of land uses, strengthen mobility options and promote healthy active living.
 Focus Growth. Encourage workforce and affordable housing within a quarter mile of frequent transit service and commercial services through smaller units and increased density, transit resources, parking demand standards, targeted infrastructure improvements, and increased public areas and open space.

Incorporate ideas as a result of an employee survey.
 Mix of Land Uses. Encourage a mix of land uses, particularly in the Downtown to maintain its strength as a viable commercial center, to include retail, office, restaurant, residential, institutional, financial and cultural arts, encourage easy access to basic needs such as groceries, drug stores, community services, recreation, and public space.
 Mobility and Active Living. Link mixed-use development with main transit lines; promote active living by encouraging compact, vibrant, walkable places; encourage the use of bicycles; and reduce the need for residential parking.

LG6. Location of Residential Growth. Encourage new residential units in multi-family and commercial areas of the City with the highest densities to be located in the Downtown, La Cumbre Plaza/Five Points area and along Milpas Street. 6 LG14. Low Density Single Family Zoned Residential Areas. Maintain and protect the character and quality of life of single family zoned neighborhoods as a low density residential community.

Historic Resources Element (2012)
GOALS
 Protection and Enhancement of Historical Resources: Continue to identify, designate, protect, preserve and enhance the City’s historical, architectural, and archaeological resources. Ensure Santa Barbara’s “sense of place” by preserving and protecting evidence of its historic past, which includes but is not limited to historic buildings, structures, and cultural landscapes such as sites, features, streetscapes, neighborhoods, and landscapes.  Neighborhood Historic Preservation: Protect the significant contribution made by Santa Barbara’s neighborhood historic resources to the City’s charm and sense of historical context.

HR5. Protect Neighborhood Historic Resources. Identify neighborhoods in the city that have substantially maintained historical character, and pursue measures to preserve that character. Protect such neighborhoods, especially those in close proximity to the downtown and commercial cores, from development that might transform their historic character.

Circulation Element
CE2.1.5
Manage the supply of parking on a City-wide basis and suggest methods to better utilize existing parking or to provide additional parking.

CE2.1.7
Address transportation issues and the provision of parking in the portion of the Coastal Zone that is within Santa Barbara city limits.

COASTAL LAND USE PLAN & COASTAL ACT POLICIES
Santa Barbara’s Local Coastal Program Land Use Plan (2019) Land Use and Development
CLUP 2.1-6 Reserve Capacities for Higher-Priority Land Uses. If conditions in the City change in the future and existing or planned public works facilities can accommodate only a limited amount of new development, public works services to coastaldependent land use, essential public services, and basic industries vital to the economic health of the region, state, or nation, public recreation, commercial recreation, and visitor-serving land uses shall not be precluded by residential, general commercial, light industrial, and other lower-priority uses within the Coastal Zone. New development of lower-priority uses shall not be permitted if their use of the public works capacity would preclude the development of coastaldependent, essential public services, and basic industries vital to the economic health of the region, state, or nation, public recreation, commercial recreation, and visitor-serving land uses.
7 CLUP 2.1-7 Priority of Coastal-Dependent Developments. As outlined in Coastal Act Section 30255, coastal-dependent developments shall have priority over other developments on or near the shoreline. Except as provided elsewhere in the Coastal LUP, coastal-dependent developments shall not be sited in a wetland.

When appropriate, coastal-related developments should be accommodated within reasonable proximity to the coastal-dependent uses they support.

CLUP 2.1-15 Maintenance and Enhancement of Public Access. As outlined in Coastal Act Section 30252, the location and amount of new development or substantial redevelopment should maintain and enhance public access to the coast by (1) facilitating the provision or extension of transit service, (2) providing commercial facilities within or adjoining residential development or in other areas that will minimize the use of coastal access roads, (3) providing non-automobile circulation within the development, (4) providing adequate parking facilities or providing substitute means of serving the development with public transportation, (5) assuring the potential for public transit for high intensity uses, and (6) assuring that the recreational needs of new residents will not overload nearby coastal recreation areas by correlating the amount of development with local park acquisition and development plans with the provision of onsite recreational facilities to serve the new development.

Manage Parking & Circulation
CLUP 3.1-29 Off-Street Parking for New Development and Substantial Redevelopment.

A. Parking standards in the Zoning Ordinance are designed to ensure sufficient off-street parking is provided for new development and substantial redevelopment so as to avoid significant adverse impacts to public access to the shoreline and coastal recreation areas. Off-street parking for new development and substantial redevelopment, therefore, shall be consistent with the Zoning Ordinance.

B. Zoning modifications to allow reduced off-street parking in the West Beach, Lower State, and East Beach Component Areas shall only be approved if a project specific evaluation of parking demand shows that the reduced parking will provide for the anticipated parking demand generated by the development. In determining parking demand, the following may be considered: proximity to transit facilities; mix of uses in the immediate area; offsite parking agreements; and provisions of a transportation demand management plan where it is demonstrated that the plan’s measures will sufficiently reduce the demand for parking.

CLUP 3.1-30 Preserve Existing Key Public Access Parking. Preserve public parking in existing Key Public Access Parking Areas (see Policy 3.1-35 Locations of Key Public Access Parking Areas) where safe, appropriate, and feasible. Permanent restrictions or reductions of public parking in Key Public Access Parking Areas (including seasonal restrictions) shall only be allowed if the restriction or reduction does not result in a significant adverse impact to public access to the shoreline and coastal recreation areas. Mitigation required to avoid a significant adverse impact to public access shall include the provision of 1:1 replacement parking or a comparable mitigation measure such as providing facilities for active transportation. The evaluation of impact(s) of a restriction or reduction of public 8 parking may include public access mitigation measures proposed as part of the project (e.g. bus stop enhancements, bicycle parking, etc.). Mitigation shall be implemented prior to or concurrent with implementation of the restriction or reduction of public parking.

CLUP 3.1-31 Public Use of Key Public Access Parking Areas. Public parking lots in the Key Public Access Parking Areas (see Policy 3.1-35 Locations of Key Public Access Parking Areas) shall only be for public use, except as allowed by the City for temporary special events consistent with Policy 3.1-25 Minimize Impacts of Temporary Events, for Harbor coastal-dependent and Harbor coastal-related uses, for existing lease space (tenant and use can change) on City owned property in the Waterfront Beaches/Harbor Component Area and County owned property at Arroyo Burro County Beach Park, and under existing agreements with Santa Barbara City College. Use of Key Public Access Parking Areas to accommodate parking for an expansion of or substantial redevelopment of lease space on City owned property in the Waterfront Beaches/Harbor Component Area and County owned property at Arroyo Burro County Beach Park may be allowed if the new lease area will not result in a net increase parking demand in Key Public Access Parking Areas that results in a significant adverse impact to public access to the shoreline and coastal recreation areas.

CLUP 3.1-35 Locations of Key Public Access Parking Areas. The following are Key Public Access Parking Areas (public parking lots and on-street parking), as shown on Figure 3.1-2 Key Public Access Parking Areas, that provide public access to the shoreline, coastal recreation areas, Stearns Wharf, the Harbor, and existing lease space on City owned property in the Waterfront Beaches/Harbor Component Area and County owned property at Arroyo Burro County Beach Park:

A. On-street parking in the pull-out along Cliff Drive from the westerly City boundary to 350 feet east towards Sea Ledge Lane (for access to Cliff Drive Overlook);
B. Arroyo Burro County Beach Park public parking lot (for access to Arroyo Burro Beach and Douglas Family Preserve);
C. On-street parking along Alan Road from Cliff Drive to Wade Court (for access to Arroyo Burro Beach and Douglas Family Preserve);
D. On-street parking along Borton Drive from its terminus at Douglas Family Preserve to Linda Road, Linda Road from Borton Drive to Mesa School Lane, Mesa School lane from its terminus at Douglas Family Preserve to Linda Road, Medcliff Road from Balboa Drive to Selrose Lane, Selrose Lane from Balboa Drive to La Jolla Drive, and La Jolla Drive (for access to Douglas Family Preserve);
E. On-street parking along Mesa Lane from Edgewater Way to Selrose Lane and Medcliff Road from Mesa Lane to Via Sevilla (for access to Mesa Lane Stairs);
F. La Mesa Park public parking lot (for access to La Mesa Park); G. On-street parking along Santa Cruz Boulevard from its terminus at Thousand Steps to Pacific Avenue (for access to Thousand Steps); 9 H. Shoreline Park public parking lots (for access to Shoreline Park); I. On-street parking along Shoreline Drive from La Marina Drive to 300 feet west towards Las Ondas and La Marina Drive from Shoreline Drive to Del Oro (for access to Shoreline Park and Leadbetter Beach);
J. La Playa and Leadbetter public parking lots (for access to Leadbetter Beach); K. Harbor public parking lots (Main, Boat Launch Ramp, Commercial/90 Minute, and West) and on-street parking along West Cabrillo Boulevard (for access to the Harbor and West Beach);
L. Palm Park and Garden Street public parking lots (for access to East Beach and Stearns Wharf);
M. Stearns Wharf public parking lots (for access to Stearns Wharf); N. On-street parking along Calle Puerto Vallarta from East Cabrillo Boulevard to South Milpas Street, South Milpas Street from Calle Puerto Vallarta to East Cabrillo Boulevard, and East Cabrillo Boulevard (for access to East Beach); O. Casa Las Palmas, Fess Parker Hotel public parking lot adjacent to South Milpas Street and Calle Puerto Vallarta, Cabrillo West, and Cabrillo East public parking lots (for access to East Beach); and
P. Andrée Clark Bird Refuge public parking lot (for access to the Andrée Clark Bird Refuge).

Visitor Serving and Recreational Facilities
CLUP 3.2-12 Lower Cost Visitor and Recreational Facilities. As outlined in Coastal Act Section 30213, lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Developments providing public recreational opportunities are preferred.

The City shall not: (1) require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitorserving facility located on either public or private lands; or (2) establish or approve any method for the identification of low or moderate income persons for the purpose of determining eligibility for overnight room rentals in any such facilities.

Coastal Act
30213 Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Developments providing public recreational opportunities are preferred. The commission shall not: (1) require that overnight room rentals be fixed at an amount certain for any privately owned and operated hotel, motel, or other similar visitor-serving facility located on either public or private lands; or (2) establish or approve any method for the identification of low or moderate income persons for the purpose of determining eligibility for overnight room rentals in any such facilities. 30252 The location and amount of new development should maintain and enhance public access to the coast by (1) facilitating the provision or extension of transit service, (2) providing commercial facilities within or adjoining residential development or in other areas that will minimize the use of coastal access roads, (3) providing nonautomobile 10 circulation within the development, (4) providing adequate parking facilities or providing substitute means of serving the development with public transportation, (5) assuring the potential for public transit for high intensity uses such as high-rise office buildings, and by (6) assuring that the recreational needs of new residents will not overload nearby coastal recreation areas by correlating the amount of development with local park acquisition and development plans with the provision of onsite recreational facilities to serve the new development.
30604(c) Every coastal development permit issued for any development between the nearest public road and the sea or the shoreline of any body of water located within the coastal zone shall include a specific finding that the development is in conformity with the public access and public recreation policies of Chapter 3 (commencing with Section 30200).

Exhibit D – Short Term Rental Hearings and Actions
Date Hearing/Action Direction
6/23/2015 City Council Considered Work Program; Council directed staff to continue enforcement of current zoning
regulations, allow STRs where hotel uses are
allowed, explore home sharing options; discuss
phase-in of enforcement, "amnesty" to retain
some STRs.
8/11/2015 City Council Council directed staff to allocate funds for enforcement against complaints and vacation
rentals in Single Family, R-2, R-3, R-4 and
Commercial Zones who did not have a Business
Tax Certificate and/or were not paying Transient
Occupancy Tax (TOT); Authorized City
Attorney to issue subpoenas for certain records
related to STRs.
10/15/2015 Planning
Commission
Discussion of possible short-term home sharing
rental ordinance; majority of PC members in
favor of pursuing a home share ordinance (host
present) with planning permit and performance
regulations.
12/8/2015 City Council Discussion of possible short-term home sharing rental ordinance; Council directed staff to
research the process of conversion of vacation
rentals in R-4 Zones and applicable commercial
zones.
1/10/2017 Coastal
Commission
CCC response letter to City re: request for Short
Term Vacation Rental (STR) consideration in
LCP via grant program.
2018 Superior Court Writ of mandate - Kracke V. City of Santa Barbara; determined that City could not enforce
against STRs in Coastal Zone until City obtains
alternative compliance with Coastal Act. This
allows short term rentals to remain in the Coastal
Zone until new regulations adopted and
approved by City and Coastal Commission.
8/30/2019 Coastal
Commission staff
Memo to CCC with evaluation of STR's for LCP
16-04 grant.
3/3/2020 City Council Adopts Interim Urgency Ordinance to amend Zoning Ordinance (§30.295.040.P) to include
text defining STR's as similar use to hotels.
4/16/2020 Planning
Commission
Review and consider definition of Hotels and
Similar Uses to include STR's for clarification;
recommended forwarding the draft ordinance to
City Council for adoption with revisions, and a
EXHIBIT D ATTACHMENT 4
Date Hearing/Action Direction
majority supported recommending to City
Council to draft an ordinance for STRs.
6/2/2020 City Council Adopts ordinance to declare existing law by amending the zoning ordinance pertaining to
definition of hotels and similar uses to include
STRs.
4/16/2020 Planning
Commission
Per City Attorney, approve Zoning Ordinance
text amendment for definition of Hotels and
Similar Uses.
9/27/2022 City Council Considered drafting of a short-term rental permitting ordinance; directed staff to forward
that framework with CC’s comments to the
Planning Commission and move forward from
there. Staff report notes 1,560 units listed online
= 27% increase from prior year.
4/25/2023 City Council Council approved a 1-year STR Pilot Enforcement Program - in City Attorney's
Office.
4/16/2024 City Council Update to Council on STR Pilot Enforcement Pilot Program and recommendation to extend the
program for another fiscal year and beyond
through budget process; Council approved and
also voted to schedule an item to discuss shortterm rental regulations. 6/11/2024 City Council Council discussion on existing STR laws and regulations and direction to begin STR
Ordinance Amendment. Followed up with a
11/18/2024 memo to Council from Allison De
Busk with a summary and next steps.
8/5/2025 City Council Receive report update on the STR Pilot Enforcement Program, summary background on
STR permitting, and direct staff to draft a STR
Ordinance including home shares; majority
directed staff to allow hosted home shares in all
zones that allow residential or hotel use, remove
hotel use and STRs from multi-unit residential
zones, clarify the permit path, and allow STRs in
the proposed Coastal Zone permit area.
12/18/2025 Planning
Commission
Received report on development of STR
Ordinance and provided direction regarding
zones to allow STRs and homeshares, permit
process options, license allocation, grace periods
and parking.

Attachment 5: Proposed Zoning – STR & Homeshare Summary (Note: all STRs and Homeshares must be located in a residential structure) Title 30 Inland Zones
Residential Zones
Use Classification RS R-2 R-M R-MH Additional Regulations Hotels and Similar Uses – – CUP(11) A (Allowed) §30.185.220, Hotels and Similar Uses
Homeshare – – – – §30.185.395, Short-Term Rentals
Short-Term Rental – – – – §30.185.395, Short-Term Rentals Nonresidential Zones
Use Classification O-R O-M C-R C-G M-C M-I Additional
Regulations
Hotels and Similar Uses CUP(11) – A A A – §30.185.220, Hotels and Similar Uses
Homeshare A A A A A – §30.185.395, ShortTerm Rentals
Short-Term Rental A A A A A – §30.185.395, ShortTerm Rentals Title 28 Coastal Zones
Note: In the Coastal Zone, the zoning designations do not perfectly match the boundaries shown on the STR License Area Map.

Residential Zones
Use Classification A, E, R-1 R-2 R-3 R-4 Additional Regulations Hotels and Similar Uses – – CUP(11) A §28.94.030, Uses Permitted in Specific Zones
Homeshare A A A A Ch. 28.91, Short-Term Rentals
Short-Term Rental – – A A Ch.28.91, Short-Term Rentals
Nonresidential Zones
Use Classification R-O HRC-2/O-C C-1/C-P C-2 C-M M-1 Additional Regulations
Hotels and Similar Uses CUP(11) A/ CUP(12) A A A A
§28.94.030
§28.71.030
Homeshare A A A A A – Ch.28.91, Short-Term
Rentals
Short-Term Rental A A A A A – Ch.28.91, Short-Term
Rentals

11. Limited to Historic Resources (Structures of Merit or Landmarks)

12. In the OC zone, limited to “Small Hotels” with no more than 6 guest rooms ATTACHMENT 5
ATTACHMENT 6
Proposed Short-Term Rental License Areas
EXHIBIT F ATTACHMENT 6
City of Santa Barbara

PLANNING COMMISSION

MINUTES
MARCH 5, 2026
1:00 P.M.

City Hall, Council Chambers
735 Anacapa Street
SantaBarbaraCA.gov
COMMISSION MEMBERS:

Lucille Boss, Chair
Donald DeLuccio, Vice Chair
Brian Barnwell
John M. Baucke
Benjamin Peterson
Devon Wardlow
Lesley Wiscomb
CITY COUNCIL LIAISON:

Mike Jordan
STAFF:

Tava Ostrenger, Chief Assistant City Attorney
Megan Arciniega, Senior Planner
Jasper Carman, Commission Secretary

CALL TO ORDER
Chair Boss called the meeting to order at 1:03 p.m.

I. ROLL CALL
Chair Lucille Boss, Vice Chair Donald DeLuccio, Commissioners John M. Baucke, Benjamin Peterson, Devon Wardlow, and Lesley Wiscomb

Absent: Commissioner Brian Barnwell

STAFF PRESENT
John Doimas, City Attorney
Tava Ostrenger, Chief Assistant City Attorney
Allison DeBusk, Community Development Director
Ellen Kokinda, City Planner
Rosie Dyste, Principal Planner
Arielle Zamora, Deputy City Attorney
Megan Arciniega, Senior Planner
Brenda Beltz, Planning Analyst
Laura Bridley, Project Planner
Pilar Plummer, Associate Planner
Christopher Bell, City TV Production Supervisor
Janet Ahern, City TV Production Specialist
Jasper Carman, Commission Secretary
ATTACHMENT 7
Planning Commission Minutes March 5, 2026 DRAFT Page 2 of 6 II. PRELIMINARY MATTERS
A. Requests for continuances, withdrawals, postponements, or addition of ex-agenda items:

No requests.

B. Announcements and appeals:

No announcements.

C. Review, consideration, and action on the following draft Planning Commission minutes and resolutions:

1. March 5, 2026 Planning Commission Minutes

2. Planning Commission Resolution No. 001-26
101 N Milpas St.

3. Planning Commission Resolution No. 002-26
419 W Pueblo St.

MOTION: DeLuccio / Wardlow
Approve the minutes and resolutions as amended.

The motion carried by the following vote:

Ayes: 6 Noes: 0 Abstain: 0 Absent: 1 (Barnwell)
D. Comments from members of the public pertaining to items not on this agenda:

Public comment opened at 1:05 p.m., and as no one wished to speak, it closed.

Written correspondence from Onalisa Hoodes was acknowledged.

III. NEW ITEMS
A. ACTUAL TIME: 1:06 P.M.
1422 SAN ANDRES STREET
Assessor’s Parcel Number: 039-041-016
Zoning Designation: C-R (Commercial Restricted)
Application Number: PLN2025-00046
Applicant: Lonnie Roy / ON Design Architects
Owner: Edward St. George / SBID LLC
The 6,998-square-foot site is currently developed with a 1,569-square-foot commercial building, previously occupied by Ray’s Liquor. The proposed project involves transfer of an ABC license (Type 21), which allows a business to sell alcohol for off-site consumption under the Alcoholic Beverage Control Act from Ray’s Liquor to the new market. No exterior changes are proposed.

Planning Commission Minutes March 5, 2026 DRAFT Page 3 of 6 The actions under the jurisdiction of the Planning Commission at this hearing are:

A. A Conditional Use Permit to allow for off-site sale of alcoholic beverages with a Type 21 license under the Alcoholic Beverage Control Act (SBMC §30.185.075 & SBMC §30.215); and
B. Affirm the CEQA Determination that the project qualifies for an exemption from further environmental review under California Environmental Quality Act (CEQA) Guidelines Section 15301.

Pilar Plummer, Associate Planner, gave the Staff presentation.

Keith Nolan, representative for the Applicant, gave the Applicant presentation.

Public comment opened at 1:16 p.m., and as no one wished to speak, it closed.

MOTION: DeLuccio / Wardlow Assigned Resolution No. 003-26 Approve the project, making the findings for the Conditional Use Permit and CEQA exemption as outlined in the Staff Report dated February 25, 2026, subject to the Conditions of Approval as outlined in the Staff Report, with the following revisions to the Conditions of Approval:

1. On page 1, section B, revise subsection 1 to state: “Approved Development. The development of the Real Property approved by the Planning Commission on March 5, 2026, is for a Conditional Use Permit to allow for the sale of alcohol with a Type 21 license for off-site consumption at San Andres Market located at 1422 San Andres Street. The market does not include the sale of spirits at this time, and if sale of spirits is considered in the future, it should return for review by the Planning Commission or through staff evaluation of a Substantial Conformance Determination. No exterior changes are proposed, as shown on plans signed by the chairperson of the Planning Commission on said date and on file at the City of Santa Barbara, and as noted in the applicant letter.”

2. On page 2, section C, revise subsection 5 “Containers” to include the size limitations on spirits consistent with the ordinance.

3. On page 3, section 7, line 2, add the word “locked” in between “adequate” and “trash”.

The motion carried by the following vote:

Ayes: 6 Noes: 0 Abstain: 0 Absent: 1 (Barnwell)
The ten calendar day appeal period was announced.
* THE COMMISSION RECESSED FROM 1:24 TO 1:33 P.M. *
B. ACTUAL TIME: 1:33 P.M.

MUNICIPAL CODE AND LOCAL COASTAL PROGRAM AMENDMENTS FOR SHORTTERM RENTAL ORDINANCES Application Number: CITY2026-00001
Applicant: City of Santa Barbara, Planning Division
Planning Commission Minutes March 5, 2026 DRAFT Page 4 of 6 The Short-Term Rental (STR) Ordinance amendments to Title 30 and Title 28 implement 2023-2031 Housing Element Program HE-19, with the purpose of regulating vacation rental units to preserve long-term housing.

The proposed amendments intend to protect long-term housing by limiting the conversion of homes to visitor-serving uses in residential zones. A key goal of the ordinances is to create a reliable permit path for STRs and Homeshares (rental of a portion of a house for less than 30 days when the primary resident is present) so that property owners, residents, and visitors know where STRs and Homeshares are allowed and how they can be licensed and operated. Regulations for licensing and operating STRs and Homeshares in the Coastal Zone may also provide an option for lower cost overnight accommodations, allowing the public to access and recreate at the coast, while providing clear regulations to enforce against unpermitted STRs in the Coastal Zone where enforcement has been limited under a court decision.

The Planning Commission will consider the short-term rental ordinances and forward a recommendation to City Council to:

A. Amend the Santa Barbara Municipal Code to add Chapter 28.91 and amend Sections

28.88.028 and 28.90.045 pertaining to Short-Term Rentals and Homeshares; B. Amend the Santa Barbara Municipal Code to add Section 30.185.395 and amend Sections 30.25.020, 30.30.020, 30.155.040, 30.175.090, 30.185.220, 30.295.020,

30.295.040, 30.300.080 “H”, 30.300.160 “P”, and 30.300.180 “R” pertaining to ShortTerm Rentals and Homeshares; C. Amend the Local Coastal Program to amend Title 28 (Zoning Ordinance) related to Short-Term Rentals and Homeshares (SBMC Chapter 28.92); D. Determine that the Short-Term Rental Ordinances are exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), and
E. Determine that the Short-Term Rental Ordinances are consistent with the General Plan and Local Coastal Plan.

Laura Bridley, Project Planner, gave the Staff presentation. John Doimas, City Attorney; Allison DeBusk, Community Development Director; Ellen Kokinda, City Planner; Rosie Dyste, Principal Planner; Arielle Zamora, Deputy City Attorney; and Brenda Beltz, Planning Analyst were available to answer questions.

Public comment opened at 1:57 p.m., and the following individuals spoke:

1. Theo Kracke

2. Wendy Altman (donated time to Theo Kracke)

3. Hilary Wells

4. K.C. Williamson

5. Krista Pleiser

6. Tiffany Haller

7. Kurt Haller (donated time to Tiffany Haller)

8. Anna Sterne

9. Paul Sterne

10.Jarrett Gorin

11.Peter Consos (donated time to Jarrett Gorin)

12.Hans Hormann

13.Eve Leeds
Planning Commission Minutes March 5, 2026 DRAFT Page 5 of 6

14.Jennifer Kinsella

15.Rodney Utt

16.Bobbi McGinnis

17.Craig Leeds

18.Patricia Stark

19.Phuong Bui on behalf of California Short Term Rental Association

20.Louise Astbury

21.Oscar Gonzales

22.Kelly Ary

23.Sheri Colberg-Ochs

24.Jacques Habra
Written correspondence from Brandy Zender, Kelly Ary, Patricia Stark, Steve Johnson, Stacey Han, Brian Norling, Mary Watkins, David Sullins, Alex & Sarah, Rajiv Sabharwal, Mark & Jaime Mangiola, Oscar Gonzalez, Sheri Colberg-Ochs, William Wolf, Ivona Rosenstein, Georgia Strickland, Nate & Debra Luther, Lori Rafferty, Ilyce Dawes, Eve Leeds, Dianne Hooper, Walter Lewis, Mikki Jee, Elizabeth Bradley, Antonio Bistrain, Craig Leeds, Wendy Altman, Jennifer Berger on behalf of Santa Barbara Association of Realtors, Tiffany Haller, Leslie Williem, Cassie, C. Schwartz, Mark, Charlotte Warner, Theo Kracke, Dustin Hoiseth on behalf of the Santa Barbara South Coast Chamber of Commerce, Anna Sterne, Evy Flynn, Paul Sterne, Bill Mackie, Ginger Rubsam, Local Resident, Mark David, Ted Caplow, California Short Term Rental Association and Santa Barbara Short Term Rental Alliance, Andrew Raaf, Aidan Williams, Sonia & Kevin Connors, John Bianchi, Nathan Luther, Joey Duddridge, Deirdre Black, Jennifer Kinsella, Louise Astbury, two submissions from Matthew Abbe, and Bradley Vickers was acknowledged.

Public comment closed at 2:51 p.m.
* THE COMMISSION RECESSED FROM 2:51 TO 2:58 P.M. *
MOTION: Boss / Wiscomb
Continue the Municipal Code and Local Coastal Program Amendments for Short-Term Rental Ordinances to Ordinance Committee as outlined in the Staff Report dated February 25, 2026, with the following comments:

1. Consider waivers specifically for parking.

2. Include a Transient Occupancy Tax (TOT) analysis so its impacts can be fully understood.

3. Include enforcement details to specifically address concerns about homeshares or short-term rentals (STR’s) going underground in coastal and inland zones.

4. Include assurances from platform companies regarding enforcement.

5. Include firm plans for regular reporting specifically regarding TOT, enforcement compliance, and housing impacts.

6. Reconsider the use of zoning for inland and coastal STR restrictions and analyze cap based, density based, and lottery based systems as alternatives.

7. Research how many STR’s are currently permitted vs. those that are currently operational, including where they are, and analyze the disparity.

The motion carried by the following vote:

Ayes: 4 Noes: 2 (Baucke and Peterson) Abstain: 0 Absent: 1 (Barnwell) Planning Commission Minutes March 5, 2026 DRAFT Page 6 of 6 Commissioner Baucke voted against the motion because the project should return for review by the Planning Commission before going to the Ordinance Committee.

Commissioner Peterson voted against the motion as he concurred with Commissioner Baucke, citing process not policy.

IV. ADMINISTRATIVE AGENDA
ACTUAL TIME: 4:57 P.M.

A. Committee and Liaison Reports:

1. Staff Hearing Officer Liaison Report
No report.

2. Other Committee and Liaison Reports
a. Commissioner Baucke reported on the February 24, 2026 meeting of Finance Committee.

B. Discussion on Subcommittees and Workshops
No discussion held.

V. ADJOURNMENT
Chair Boss adjourned the meeting at 4:58 p.m.

Submitted by,
__________________________________________
Jasper Carman, Commission Secretary

CITY OF SANTA BARBARA

ORDINANCE COMMITTEE AGENDA REPORT
AGENDA DATE: April 21, 2026
TO: Ordinance Committee
FROM: City Attorney’s Office
SUBJECT: Proposed Amendment to the Ordinance Restricting Parking of Oversized Vehicles
RECOMMENDATION:

That the Ordinance Committee review the proposed amendments and recommend that the City Council consider an ordinance amending Santa Barbara Municipal Code Section

10.44.220 to modify enforcement procedures for oversized vehicle parking violations. The recommendation also directs staff to continue coordination with the New Beginnings Safe Parking Program to provide outreach and alternative parking resources for individuals living in oversized vehicles.

EXECUTIVE SUMMARY:

Background
The proposed ordinance amendment updates enforcement procedures for oversized vehicle parking violations within the City of Santa Barbara. The amendment removes the current requirements that enforcement officers repeatedly provide notices and that allows oversized vehicles to move 1,000 feet to avoid citation.

Experience over the past several years demonstrates that the existing notice and relocation provision has been widely used to evade enforcement. Vehicles routinely relocate short distances, often remaining within the same neighborhood or returning shortly thereafter, resulting in ongoing public safety hazards and sanitation impacts.

The proposed amendment establishes a single warning system. After a warning is issued, subsequent violations may be cited immediately, and movement of the vehicle within the City for the purpose of avoiding enforcement will not constitute compliance.

Agenda Item No. 2
Ordinance Committee Agenda Report
Proposed Amendment to the Ordinance Restricting Parking of Oversized Vehicles April 21, 2026

Page 2 ends

This amendment is intended to address the growing concentration of oversized vehicles on City streets, recurring obstruction of public rights-of-way, sanitation impacts, and interference with lawful public use of streets and sidewalks.

DISCUSSION:

Background
The City’s Oversized Vehicle Ordinance, codified in Santa Barbara Municipal Code Section

10.44.220, was adopted in 2017 to address safety and operational impacts caused by oversized vehicles parked on public streets.

The Ordinance restricts parking of vehicles defined as “oversized,” meaning vehicles that exceed:
 25 feet in length, or
 80 inches in width, or
 82 inches in height,
exclusive of projecting lights or devices permitted under the California Vehicle Code.

The purpose of the Ordinance is grounded in public safety. Oversized vehicles obstruct visual access to streets, traffic control signs and signals, other vehicles, pedestrians, bicycles, and sidewalks. These visual obstructions create significant safety risks for motorists, cyclists, and pedestrians.

The impacts of oversized vehicles are particularly significant in Santa Barbara due to the historic configuration of the City’s street network. Much of the street grid was established in the 18th and 19th centuries, well before the existence of modern recreational vehicles and other oversized vehicles. Many streets are narrow and were not designed to accommodate vehicles of this size.

Several years after adoption of the Ordinance, the City modified its enforcement approach as part of litigation settlement terms. The settlement required the City to provide multiple notices and allow a vehicle to relocate 1,000 feet before enforcement action could occur.

While intended to provide flexibility and reduce hardship, the relocation provision has significantly limited the City’s ability to effectively enforce the ordinance.

In practice, vehicles frequently move short distances within the same neighborhood or return shortly after relocation. This has allowed some vehicles to remain in violation for extended periods while avoiding citation.

Proposed Ordinance Amendment
The proposed amendment establishes a single warning requirement, whereby only one warning shall be provided prior to the issuance of a citation for a violation of the oversized vehicle ordinance. Upon issuance of the warning, the individual will be provided with Ordinance Committee Agenda Report
Proposed Amendment to the Ordinance Restricting Parking of Oversized Vehicles April 21, 2026

Page 3 ends

information regarding the New Beginnings Safe Parking Program, which offers designated parking spaces and support services for individuals living in their vehicles while working toward permanent housing. Movement of an oversized vehicle after the issuance of a warning or citation shall not constitute compliance where the vehicle remains within the City or returns to the same or nearby location for the purpose of avoiding enforcement. The amendment further clarifies that a person shall not continuously relocate an oversized vehicle in order to evade citation under the ordinance. Additionally, no further grace period shall be required after the initial warning, and any subsequent violations may be cited immediately.

Public Health and Safety Impacts
Enforcement and outreach data collected between August 13, 2025 and January 28, 2026 demonstrates the recurring nature of oversized vehicle parking violations and the limitations of the current enforcement framework.

Key findings include:
 75 oversized vehicle reports or enforcement contacts during the six-month period.  70 reports (93%) originated from public complaints, indicating substantial community concern.
 40 unique vehicles were documented during this period.  Several vehicles appeared repeatedly, including two vehicles recorded seven separate times, demonstrating repeated relocation rather than compliance.

The data reflects a pattern of vehicles moving short distances to avoid enforcement while continuing to occupy public streets for extended periods. Staff will continue to provide updates on the most recent statistics within these categories through PowerPoint presentations, and will include updated information as well if the item proceeds to City Council for consideration.

The increasing concentration of oversized vehicles within the City has resulted in several documented impacts to public safety and the use of public rights-of-way. Oversized vehicles frequently obstruct traffic sight lines, intersections, driveways, sidewalks, and emergency access routes. These obstructions reduce roadway visibility and create hazards for motorists, cyclists, and pedestrians. In addition, oversized vehicles used for habitation are often associated with activities that generate refuse and waste. Staff observations and public complaints have reported conditions including the accumulation of trash and debris, discharge of graywater, human or animal waste, and the dumping of wastewater or refuse onto public property. These conditions create sanitation hazards, environmental impacts, and public nuisance conditions affecting surrounding neighborhoods, businesses, and public infrastructure.

At the same time, the City recognizes that some individuals living in oversized vehicles may be experiencing homelessness. To address this reality, the City provides funding to New Beginnings Counseling Center, which operates the New Beginnings Safe Parking Program.

Ordinance Committee Agenda Report
Proposed Amendment to the Ordinance Restricting Parking of Oversized Vehicles April 21, 2026

Page 4 ends

The program provides designated parking locations for individuals living in their vehicles while they work toward stable housing and includes monitored parking locations, case management services, housing navigation assistance, and access to social services. Under the proposed amendment, individuals receiving a warning will be provided with information regarding the Safe Parking Program so that they may access these resources and services.

Legal Considerations
The City has been subject to several legal challenges regarding the Oversized Vehicle Ordinance. Plaintiffs in prior litigation have argued that the ordinance is unconstitutional as applied to individuals experiencing homelessness. The City Attorney’s Office disagrees with that position. The ordinance does not target a suspect class and does not curtail a fundamental constitutional right. Rather, it applies equally to all drivers of oversized vehicles and is rationally related to legitimate public safety concerns involving roadway visibility, emergency access, and sanitation.

Questions may arise regarding whether a prior settlement agreement restricts the City’s ability to amend enforcement procedures. Under California law, however, a municipality cannot irrevocably waive or contract away its police power. California courts have consistently held that governments may not surrender their authority to regulate for public health and safety. This principle is reflected in decisions such as Avco Community Developers, Inc. v. South Coast Regional Commission, Discovery Builders, Inc. v. City of Oakland, County Mobilehome Positive Action Committee v. County of San Diego, and Cotta v. City and County of San Francisco. These decisions confirm that the police power is continuous and inalienable, and municipalities retain authority to adopt or modify regulations necessary to protect public health, safety, and welfare.

Recent United States Supreme Court precedent further confirms the authority of municipalities to regulate public nuisances and manage public spaces. In City of Grants Pass v. Johnson, the Court held that municipalities may enforce public camping and related ordinances through civil and criminal penalties without violating the Constitution. The Court recognized the practical governance challenges facing cities and affirmed that local governments must retain the ability to regulate public spaces and address public safety concerns.

Conclusion
The proposed amendment addresses enforcement challenges that have emerged since the adoption of the Oversized Vehicle Ordinance and subsequent settlement-related modifications to its enforcement procedures. By replacing the current relocation system with a single-warning framework, the City will improve its ability to address ongoing public safety hazards, roadway obstructions, sanitation impacts, and recurring nuisance conditions associated with oversized vehicles parked on public streets. At the same time, the City will continue supporting compassionate alternatives through the New Beginnings Safe Parking Ordinance Committee Agenda Report
Proposed Amendment to the Ordinance Restricting Parking of Oversized Vehicles April 21, 2026

Page 5 ends

Program. For these reasons, staff recommends that the Ordinance Committee recommend that City Council introduce the proposed ordinance amendment.

FISCAL IMPACT:

No significant fiscal impacts are anticipated. The amendment primarily clarifies enforcement procedures and is expected to improve efficiency by reducing repeated warning and relocation cycles.

ENVIRONMENTAL REVIEW:

The proposed ordinance amendment is exempt from environmental review under the California Environmental Quality Act (CEQA) because it involves administrative enforcement procedures and does not authorize new development or physical changes to the environment.

ATTACHMENT: Draft Oversized Vehicle Ordinance

PREPARED AND
SUBMITTED BY: John Doimas, City Attorney
APPROVED BY: Kelly McAdoo, City Administrator

ATTACHMENT

STAFF DRAFT SHOWING CHANGES FROM
CURRENT CODE 04/21/2026
1 ORDINANCE NO. _____

AN ORDINANCE OF THE COUNCIL OF THE CITY OF
SANTA BARBARA AMENDING SECTION 10.44.220 OF

THE SANTA BARBARA MUNICIPAL CODE TO MODIFY

ENFORCEMENT PROCEDURES FOR OVERSIZED

VEHICLE PARKING VIOLATIONS

THE CITY COUNCIL OF THE CITY OF SANTA BARBARA DOES ORDAIN AS FOLLOWS:

SECTION 1. Section 10.44.220 of Chapter 10.44 of Title 10 of the Santa Barbara Municipal Code is amended to read as follows:

10.44.220. Restriction of Oversized Vehicle Parking.

A. Definitions. The following words and phrases shall have the meaning set forth in this subsection:

Bus. A bus as defined in California Vehicle Code Section 233; a school bus as defined in California Vehicle Code Section 545; a transit bus as defined in California Vehicle Code Section 642; a bus regulated by the Department of Motor Vehicles pursuant to California Vehicle Code Section 34500(b); a tour bus regulated by the Department of Motor Vehicles pursuant to California Vehicle Code Section 34500.1; or a bus of a charterparty carrier with a valid permit issued pursuant to California Public Utilities Code Section 5375.

Oversized Vehicle. Any vehicle, as that word is defined in California Vehicle Code Section 670, or a combination of connected vehicles (including, but not limited to, trailers as defined in California Vehicle Code Section 630),

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2 which exceeds 25 feet in length, or 80 inches in width, or 82 inches in height, exclusive of such projecting lights or devices as are expressly allowed pursuant to the California Vehicle Code as it now exists or hereafter may be amended. Oversized vehicle shall not mean or include a pickup truck which is less than 25 feet in length and 82 inches in height.

B. Restriction on oversized vehicle parking. No person shall park or leave standing any oversized vehicle on any streets or portions of streets in areas where the Public Works Director has caused signs or markings giving adequate notice of the restriction to be placed, except as provided in subsection C below.

1. Warning Required. A two-hour warning must be provided before a citation is issued for a violation of this chapter. After a warning is issued, the oversized vehicle must move at least 1,000 lineal feet within that two-hour warning period to abate the violation. Information will be provided to the individual regarding the New Beginnings Safe Parking Program. Only one warning shall be provided for a violation of this chapter prior to issuance of a citation. Upon issuance of the warning, information shall be provided to the individual regarding the New Beginnings Safe Parking Program. Movement of the oversized vehicle following issuance of a warning or citation shall not constitute compliance where the vehicle remains within the City or returns to the same or nearby location for the purpose of avoiding enforcement. A

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3 person shall not continuously relocate an oversized vehicle to evade citation under this section. No additional grace period shall be required after the initial warning, and subsequent violations may be cited immediately.

2. First Overall Warning. After the first ever issued warning for a violation of this chapter, three days will be given before any subsequent warnings or citations to provide time for the vehicle owner to be admitted into the New Beginnings Safe Parking Program.

C. Exceptions. Subsection B above shall not apply to:

1. Any oversized commercial vehicle actively engaged in the loading or unloading of materials, supplies or goods, in the delivery of goods, wares, merchandise, or other materials at an adjacent business or residence for no longer than 30 minutes;

2. Any inoperable oversized vehicle upon which a person is actively engaged in making emergency repairs, as authorized by Section 10.44.040, for no longer than four hours;

3. Any vehicle belonging to or under contract with federal, state, or local government authorities, or a public utility, and any emergency vehicles as defined by California Vehicle Code Section 165;

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4 4. Any bus for no longer than two hours, and any bus in an area specifically posted to allow bus parking for a prescribed time;

5. Any oversized vehicle properly displaying both a valid distinguishing disabled placard or license plate issued pursuant to the California Vehicle Code and a valid oversized vehicle disability parking permit issued pursuant to subsection D of this section;

6. Any oversized vehicle that has been issued and is displaying a temporary oversized vehicle parking permit issued pursuant to subsection E of this section; or

7. Any oversized commercial vehicle that has been issued and is displaying a contractors oversized vehicle parking permit issued pursuant to subsection F of this section.

D. Oversized vehicle disability parking permits. Any person that possesses a distinguishing disabled placard or license plate properly issued pursuant to the California Vehicle Code may park in any blue zone within the City, unless that parking location has been designated by the City's Traffic Engineer that parking an oversize vehicle at a particular blue zone creates or exacerbates a dangerous traffic safety condition.

A sign must be erected at any blue zone notifying this prohibition. A person may obtain an oversized vehicle disability parking permit for a specific oversized vehicle to be parked at a specific location or locations

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5 separate from any blue zone if he or she demonstrates in writing to the satisfaction of the Public Works Director or his or her designee, on an application form prepared by the Public Works Director and upon payment of a fee prescribed by resolution of the City Council, that they meet each of the following conditions:

1. The person owns or lawfully possesses an oversized vehicle;

2. The person is a permanent city resident as determined under the law of California;

3. The person possesses a distinguishing disabled placard or license plate properly issued pursuant to the California Vehicle Code;

4. The proposed parking location is necessary to provide access to a specific fixed residential address sited with a lawful dwelling unit at which the person resides or to a specific facility or facilities at which the person is employed or receives services;

5. The proposed parking location does not create or exacerbate a dangerous traffic safety condition;

6. The person demonstrates that by reason of the disability which warranted issuance of their California distinguishing placard or license plate, the oversized vehicle is specially equipped and necessary to accommodate the disability of the person seeking the

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6 permit so that a reasonable modification to the City's on-street parking regulations is warranted under state and federal law.

Oversized vehicle disability parking permits shall be valid for so long as the person remains disabled, but for no longer than one year. Permits may be renewed provided that the permit holder demonstrates in writing that he or she continues to meet the conditions of this subsection. Oversized vehicle parking with an oversized vehicle disability parking permit shall be subject to all applicable parking restrictions in the California Vehicle Code and the Santa Barbara Municipal Code, including, without limitation, Chapter 7.28 [Street Sweeping], Section 10.44.060 [72-Hour Parking Limit], Section

10.44.200 [Unlawful Parking of Trailers, Mobilehomes, Recreational Vehicles, Trucks and Buses] and Chapter 10.46 [Permit Parking].

E. Temporary oversized vehicle parking permits. A person may obtain a temporary oversized vehicle parking permit for a specific oversized vehicle if he or she demonstrates in writing to the satisfaction of the Public Works Director or his or her designee, on an application form prepared by the Public Works Director and upon payment of a fee prescribed by resolution of the City Council, that they meet each of the following conditions:

1. The person owns or lawfully possesses an oversized vehicle;

2. The person is a permanent City resident as determined under the law of California that wishes to temporarily park their oversized vehicle

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7 adjacent to their residence; or a commercial business that wishes to do business in the City; or to seek services or medical appointments for a temporary period at a specific fixed residential, commercial, or medical or service facility address with the consent of the resident or occupant of that address; or a non-resident temporarily visiting a specific fixed residential address with the consent of the resident of that address; or consent of the owner or operator of a service or medical facility provider;

3. The proposed parking location is reasonably situated to provide temporary access to a specific fixed residential, commercial, or service or medical facility address; and

4. The proposed parking location does not create or exacerbate a dangerous traffic safety condition.

A temporary oversized vehicle parking permit shall be valid for no longer than five consecutive calendar days. Permits may be renewed for up to an additional five days provided that the permit holder demonstrates in writing that he or she continues to meet the conditions of this subsection. In no event shall temporary oversized vehicle parking permits be issued to a resident, commercial business, medical or service facility provider or nonresident for a total period in excess of 10 days within any consecutive 90 calendar day period. Oversized vehicle parking with a temporary oversized vehicle parking permit shall be subject to all applicable parking restrictions

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8 in the California Vehicle Code and the Santa Barbara Municipal Code, including, without limitation, Chapter 7.28 [Street Sweeping], Section

10.44.060 [72-Hour Parking Limit], Section 10.44.200 [Unlawful Parking of Trailers, Mobilehomes, Recreational Vehicles, Trucks and Buses] and Chapter 10.46 [Permit Parking].

F. Contractors oversized vehicle parking permits.

1. A person may obtain a contractors oversized vehicle parking permit for a specific oversized commercial vehicle if he or she demonstrates in writing to the satisfaction of the Public Works Director or his or her designee, on an application form prepared by the Public Works Director and upon payment of a fee prescribed by resolution of the City Council, that they meet and agree to each the following conditions:
a. The person owns or lawfully possesses an oversized commercial vehicle which is registered with the Department of Motor Vehicles as a commercial vehicle and displays identifiable California commercial license plates;
b. The person possesses a valid business license certificate issued pursuant to Chapter 5.04 of the Santa Barbara Municipal Code and has paid all other applicable City taxes;
c. The oversized commercial vehicle is necessary for use in the business for which the city business license certificate has been

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9 issued;
d. The oversized commercial vehicle will at no time be parked unattended in any location that creates or exacerbates a dangerous traffic safety condition; and
e. The oversized commercial vehicle will not be parked on the street unattended between the hours of 8:00 p.m. and 7:00 a.m. of the following day, except as provided below when the vehicle is necessary at the parking location, and actually in active use, for work needed to control and repair an emergency situation that poses an immediate threat to public health and safety.

2. Contractors oversized vehicle parking permits shall be valid for a period of not to exceed a single fiscal year, commencing July 1st of each year. Permits issued after July 1st of any year shall expire on June 30th of the following year and any fees shall be prorated to the nearest month. Permits may be renewed annually effective July 1st of each year, provided that the permit holder demonstrates in writing that he or she continues to meet and agree to the conditions of this subsection.

3. Contractors oversized commercial vehicles may be parked between the hours of 8:00 p.m. and 7:00 a.m. of the following day only when the vehicle

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10 is necessary at the parking location, and actually in active use, for work needed to control and repair an emergency situation that poses an immediate threat to public health and safety. If the emergency location is not immediately apparent from the adjacent public right-of-way, the contractors oversized commercial vehicle shall bear a clearly visible notice in the driver's side window which identifies the emergency location by address and unit number, if applicable, and includes contact information which would allow City safety or enforcement personnel to contact the vehicle operator immediately.

G. Nuisance declared. The City Council finds, determines and hereby declares that parking oversized vehicles in violation of this section constitutes an immediate threat to the public health, safety and general welfare, thereby creating a public nuisance. Unlike much of Southern California which was developed following World War II, Santa Barbara's street grid was established in the 18th and 19th centuries at a time before modern oversized vehicles could have been contemplated. Parked oversized vehicles interfere with and obstruct visual access to streets, traffic control signs and signals, other vehicles, pedestrians, bicycles and sidewalks, thereby substantially increasing the risk of collisions between vehicles, as well as collisions between vehicles, bicycles and pedestrians, at intersections, near driveways, and on all streets in the city, including curved roadway sections, narrow streets, busy streets, commercial districts, and neighborhood streets.

Parked oversized vehicles create an immediate threat to the public health,

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11 safety and general welfare by obstructing visual access to scenic resources, including historic landmarks and natural resources, such as the coastal mountains, beaches, and Pacific Ocean. Parked or stopped oversized vehicles are frequently left with engines, refrigeration systems or generators running, thereby contributing to the deterioration of local air quality and quiet neighborhoods. The City further finds that the proliferation and concentration of oversized vehicles within the City has resulted in recurring obstructions of public rights-of-way, reduced emergency access, blocked driveways and sidewalks, and interference with lawful use of public spaces. Oversized vehicles are frequently used for habitation and associated activities that generate refuse, wastewater, and other waste discharge onto public property, creating sanitation hazards and environmental impacts. The accumulation of trash, debris, human or animal waste, graywater discharge, and other refuse associated with oversized vehicle parking further contributes to public nuisance conditions affecting nearby residents, businesses, and public infrastructure.

H. Integration with other permit parking. Oversized vehicles shall not be considered "eligible vehicles" under Section 10.46.060.A for parking permits issued pursuant to Chapter 10.46. Oversized vehicles with Chapter 10.46 permits that were issued before December 16, 2016 shall be valid until they expire and shall not be renewable thereafter.

I. Rules and regulations. The Public Works Director is authorized to

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12 promulgate and publish rules and regulations to interpret and implement this section.

Agenda Item No. 1
Agenda Item No. 2
AMENDMENTS TO TITLE 30

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ORDINANCE NO. ______

AN ORDINANCE OF THE COUNCIL OF THE CITY OF

SANTA BARBARA AMENDING THE SANTA BARBARA
MUNICIPAL CODE BY AMENDING CHAPTERS 30.15,

30.20, 30.25, 30.30, 30.35, 30.140, 30.165, 30.175, 30.185,

30.200, 30.205, 30.220, 30.235, 30.250, 30.290, 30.295,

30.300, AND SECTION 30.150.090 PERTAINING TO

REGULATIONS FOR SINGLE FAMILY STREAMLINING

THE CITY COUNCIL OF THE CITY OF SANTA BARBARA DOES ORDAIN AS FOLLOWS:

SECTION 1. Chapter 30.15 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Division I: Introductory Provisions
Chapter 30.15 Rules of Measurement
Sections:

30.15.010 Purpose

30.15.020 General Provisions

30.15.025 Calculating Density

30.15.030 Determining Average Slope

30.15.040 Determining Creek Top of Bank

30.15.050 Fractions

30.15.060 Measuring Distances

30.15.070 Measuring Floor Area

30.15.080 Measuring Front Yards

30.15.090 Measuring Height and Stories

30.15.100 Measuring Setbacks and
Stepbacks

30.15.110 Measuring Street Frontage
Agenda Item No. 3
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2 30.15.010 Purpose.

The purpose of this chapter is to explain how various measurements referred to in this Title are to be calculated.

30.15.020 General Provisions.

For all calculations, the applicant is responsible for supplying drawings illustrating the measurements that apply to a project. These drawings must be drawn to scale and of sufficient detail to allow easy verification upon inspection by the Community Development Director.

30.15.025 Calculating Density.

A. Maximum Allowable Residential Density. The maximum allowable residential density or “base density” means the greatest number of units allowed under the density range specified by the Zoning Ordinance, Specific Plan, or land use element of the General Plan or Coastal Land Use Plan, applicable to the project. Density shall be determined using dwelling units per acre (du/ac). If there is a conflict, the highest allowable density prevails.

1. Calculation. To calculate the maximum number of dwelling units allowed on a lot, the net lot area is converted from square feet to acres by dividing it by 43,560. The resulting acreage is multiplied by the density range. For density calculations with a remainder greater than 0.01 units, a whole unit is allowed.

Residential Density Calculation Example:

Net Lot Area: 21,000 sq. ft./43,560 = 0.48 acres
General Plan Density Range: 27 to 36 units/acre
Calculate Allowed Units: 27 to 36 units per acre x 0.48 acres = 12.96 to 17.28 units Rounding Up: 13 to 18 units allowed
B. Density Calculations in Mixed-Use Projects. For mixed-use projects, the maximum allowable residential density shall be calculated by using the total net lot area and does not exclude the nonresidential portion of the mixed-use site.

C. Density Calculations for Other Uses. Other facilities that are not residential uses but are subject to residential density limitations as specified in this code, (including, but not limited to, AMENDMENTS TO TITLE 30

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3 Group Residential, Community Care Facilities, Residential Care Facilities, and Hotels with kitchens) must be equivalent in size to a residential project at base density ranges as allowed by the General Plan.

D. Accessory Dwelling Units. Accessory dwelling units and junior accessory dwelling units are not counted in maximum density calculations, unless otherwise specified in this Title.

E. Density Calculations for Lot Merger. To determine allowable residential density for projects involving the merger of lots, the allowed density for the resulting lot is calculated as the greater of the following:

1. The aggregate density allowed under the zoning regulations applicable to each individual lot prior to the merger; or

2. The density allowed under the zoning regulations applicable to the lot as configured following the merger.

30.15.027 Calculating Unit Size.

When calculating the floor area of a residential unit, the following standards apply unless otherwise provided in this Title. See also Section 30.140.150, Residential Unit.

A. Minimum Unit Size. Minimum unit size must include all contiguous net livable floor area located within the perimeter walls of the residential unit. The following areas are excluded from the calculation of minimum unit size:

1. Detached accessory buildings.

2. Non-livable floor area, such as crawlspaces, storage, or utility areas.

3. Covered parking areas, such as garages and carports.

B. Modifications Based on Unit Yield. If a modification, waiver, or exception is requested based on the inability to achieve the allowable number of residential units on a property, the applicant must demonstrate infeasibility using the minimum unit size for a onebedroom unit.

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4 C. Maximum Unit Size. Where a maximum unit size is specified in this Title, the calculation must include any attached non-livable floor area under the control of the unit occupant (e.g., storage). The following areas are excluded from the calculation of maximum unit size:

1. Detached accessory buildings.

2. Covered parking areas, such as garages and carports.

3. Common areas not controlled by the individual unit occupant.

4. Areas excluded from floor area, per Section 30.15.070, Measuring Floor Area.

D. Maximum Average Unit Size. Where a maximum average unit size is specified in this Title, the average is calculated by dividing the total Maximum Unit Size, as described in Subsection C, of all residential units on the property by the total number of residential units on the property.

30.15.030 Determining Average Slope.

The average slope of a parcel of land, or any portion thereof, is calculated using a topographic map conforming to National Mapping Standards and having a scale of not less than one inch equals 200 feet and a contour interval of not more than five feet), and the following formula:

S = (I)(L)/A, where:

A. S = Average slope (in percent)
B. I = Contour interval (in feet)
C. L = Total length of all contour lines on the parcel (in feet), excluding the length of contours in drainage channels and in natural water courses below the 25-year flood level D. A = Area of subject area for which the slope is to be determined (in square feet) AMENDMENTS TO TITLE 30

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5 FIGURE 30.15.030: DETERMINING AVERAGE SLOPE

30.15.040 Determining Creek Top of Bank.

The “Top of Bank” is determined by the creek channel geometry. Any parcel that adjoins or is within 50 feet of a creek where development is proposed shall have the top of bank determined as part of any plan submittal. The top of bank shall be determined using one of the conditions described below in Cases 1-4 and depicted in the associated diagrams below. If more than one condition applies, the approach that is most protective of creek resources shall apply. If there is disagreement about where the top of bank is located, the Creeks Division Manager in consultation with the City Attorney, shall make a final determination of top of bank.

A. Case 1 - Bank Slopes with a Single Defined Hinge Point. When the creek has a sloped bank rising from the toe of the bank to a hinge point at the generally level ground above, the hinge point is the top of bank. If the existing slope of the bank is steeper than 1.5 (horizontal):1 (vertical), the intersection of a projected plane with a 1.5:1 slope from the toe of the bank to the generally level upper ground is the “top of bank.” For concrete flood control channels, that meet the definition outlined above, the top of bank is the upper hinge point regardless of the steepness of the bank.

B. Case 2 – Bank Slopes with Multiple Hinge Points. When the creek bank slope rises from the toe of the bank, levels off one or more times, then rises to a higher hinge AMENDMENTS TO TITLE 30

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6 point at the generally level upper ground, the hinge point at or directly above the FEMA 100-year flood surface elevation is the top of bank. If the FEMA 100-year flood surface elevation is above the highest hinge point, the location of the top of bank does not change and is the highest hinge point.

C. Case 3 – Bank Slopes with No Readily Defined Hinge Point. When no discernible break in slope occurs above the active channel, and the creek bank opposite a project site has a well-defined hinge point, the elevation of that hinge point will be used to determine the top of bank for the project site. Where no readily determined hinge point defines the top of bank on either side of the creek, the FEMA 100-year flood elevation is the top of bank.

D. Case 4 – Flood Control Projects. Where an existing flood control project exists, or has been approved, the top of bank will be located at the top of the proposed or completed flood control channel wall, or the hinge point just above the top of wall, whichever is higher, even for banks steeper than 1.5:1 as outlined in Case 1 above.

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7 FIGURE 30.15.040: DETERMINING TOP OF BANK

30.15.050 Fractions.

Whenever this Title requires consideration of numerical quantities, all calculations shall use fractions no smaller than hundredths, and if the end result of a calculation contains a fraction of a whole number, the results shall be rounded as follows:

A. General Rounding. Fractions are to be rounded up to the nearest whole number, except as otherwise provided.

B. Exception for Parking Spaces. In determining the number of parking spaces fractions are to be rounded down to the nearest whole number. Where multiple structures or standards are involved, any rounding of spaces must be made on the aggregate total required for the site, and not on individual uses prior to calculating the total. See Section 30.175.040, Required Automobile and Bicycle Parking Spaces, for additional parking rounding requirements.

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8 C. Exception for Inclusionary Housing. In determining the number of Inclusionary Units required by Chapter 30.160, Inclusionary Housing, any decimal fraction less than 0.5 shall be rounded down to the nearest whole number, and any decimal fraction of 0.5 or more shall be rounded up to the nearest whole number. Refer to Section 30.150.110 Inclusionary Requirements for Rental Housing Projects, to determine the number of Inclusionary Units for Rental Housing Projects.

30.15.055 Grading
A. Calculation of Grading Quantities. Whenever this Title requires consideration of grading quantities, the total volume includes all excavation, cut, and fill, or any combination thereof. Grading quantities must be calculated cumulatively across all phases of a project and all areas of the site, unless expressly exempted by this Title.

B. Grading Excluded.

1. Recompacted Soil. Soil excavated within five feet horizontally of an exterior building wall and subsequently recompacted is excluded from the calculation of grading volume outside the building footprint.

2. Below-Grade Swimming Pools. Soil excavated for a below-grade swimming pool is excluded from the calculation of grading volume outside the building footprint for purposes of Design Review.

C. Determination of Existing Grade. For purposes of establishing “Existing Grade,” as defined in this Title, the topographic elevations of the natural ground surface as it existed five years prior to the date of application for grading, filling, or other site alterations is used.

30.15.060 Measuring Distances.

A. Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.

B. Distances are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.

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9 C. Measurements Involving a Structure. When measuring a required distance involving a structure, the measurements are made to the closest exterior wall or exterior element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.

FIGURE 30.15.060.A, B, AND C: MEASURING DISTANCES
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10 D. Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as vehicle backup distance, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.

FIGURE 30.15.060.D: MEASURING TRAVEL AREAS
E. Measuring Radius. When a specified element is required to be located a minimum distance from another element, the minimum distance is measured in a straight line from all points along the lot line of the subject land use, in all directions.

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11 FIGURE 30.15.060.E: MEASURING RADIUS

30.15.070 Measuring Floor Area.

A. General Measurement. All references to floor area in this Title are to net floor area, unless otherwise indicated. Net floor area is as defined in Section 30.300.060 “F” and as measured in this Section 30.15.070. Unless specifically exempted, the following areas are included in net floor area:

1. All enclosed space between the finished floor and roofline, and within the interior perimeter of exterior walls of any main or accessory building.

2. Floor area of all stories, both above and below grade.

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12 3. Vertical circulation and rooftop enclosures, including covered or enclosed stairways, stairwells, elevator shafts, and similar features.

4. Covered parking areas, including enclosed garages and covered or partially covered carports.

5. Roofed, unenclosed, detached accessory buildings regulated by this Title.

B. Measurement Methods.

1. Interior Spaces. Net floor area of rooms or tenant spaces is measured to the centerline of demising walls separating such spaces, where applicable.

2. Vertical Circulation. Stairways, stairwells, and elevator shafts are counted only once, at the level of greatest horizontal extent.

3. Unenclosed Roofed Areas. Where development standards regulate the floor area of a roofed structure with no walls, the floor area is measured as the horizontal area beneath the roofline.

C. Areas Excluded from Floor Area. The following areas are not counted as floor area:

1. Low-Ceiling Areas. Vent shafts and any area with a ceiling height less than five feet above finished floor.

2. Unfinished Utility Spaces. Unfinished attics, crawlspaces, and similar utility spaces that are unusable and not designed for occupancy are not considered floor area, except where converted to usable floor space. Such spaces may accommodate mechanical, electrical, plumbing, or other utility equipment without being counted as floor area.

3. Architectural Projections. Bay windows or similar architectural projections that begin no lower than 18 inches above the adjacent interior finished floor, measured to the lowest point of the projection, so that the projection does not create usable or occupiable floor area.

4. Attached Shade or Entry Areas. Attached, exterior roofed shade or entry features such as arcades, porticoes, porches, trellises, gazebos, patio covers, and similar, that are unenclosed and are not designed or used for occupiable space.

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13 5. Outdoor Seating, Storage, and Display Areas. Nonresidential unroofed, unenclosed areas used for outdoor seating, sales, or display, such as plant nurseries, building materials yards, or auto sales lots.

6. Incidental Equipment Rooms. Attached mechanical, electrical, and communication equipment rooms that do not exceed 2% of the building’s gross floor area.

7. Minor Accessory Structures. Yard buildings less than 120 square feet allowed under Section 30.140.240, Yard Buildings, and other accessory structures expressly exempt from building permit requirements.

8. Temporary Structures. Temporary structures allowed under a valid Temporary Use Permit.

9. Nonresidential Parking Structures. Areas used for occupant or patron off‑street parking, loading, driveways, ramps between floors of a multi‑level parking garage, and maneuvering aisles are excluded from nonresidential floor area calculations under Chapter 30.170, Nonresidential Growth Management Program. However, structures or portions of structures used for vehicle storage, vehicle sales, car washing, repair, or servicing must be included in nonresidential floor area calculations.

10. Residential Floor Area Ratio (FAR) Calculations. See Section 30.15.075, Measuring Floor Area Ratio (FAR).

FIGURE 30.15.070.A: MEASURING FLOOR AREA
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14 30.15.075 Measuring Floor Area Ratio (FAR).

Floor Area Ratio (FAR) is a ratio of the net floor area of all buildings on a site to the net lot area. To calculate FAR, divide the total net floor area of all main and accessory buildings on a lot by the net lot area. FAR is typically expressed as a decimal. For example, if the floor area of all buildings on a site totals 5,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 0.5. Special measurement examples are also provided below.

A. Nonresidential FAR. This Title establishes maximum FARs for certain types of nonresidential development. To calculate the maximum nonresidential FAR, multiply the allowable FAR by the net lot area.

Nonresidential FAR Example:

Maximum Nonresidential Floor Area = Allowable FAR x Net Lot Area Allowable FAR*: 0.25
Net Lot Area: 10,000 sq. ft.

Maximum Nonresidential Floor Area = 0.25 x 10,000 = 2,500 sq. ft. * Amount determined by this Title
FIGURE 30.15.027: CALCULATING NONRESIDENTIAL FLOOR AREA RATIO AMENDMENTS TO TITLE 30

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15 B. Residential FAR. Maximum FARs for residential developments are established in Table

30.20.030.A (Development Standards–Residential Single Unit Zones). To calculate the maximum residential FAR, multiply the allowable FAR by the net lot area, and add the supplementary floor area allowance per lot size.

Residential FAR Example:

Maximum Residential Floor Area = (Allowable FAR x Lot Area) + Supplementary Floor Area Allowance
Allowable FAR*: 0.25
Net Lot Area: 9,000 sq. ft.

Supplementary Floor Area Allowance*: 1,200 sq. ft.

Maximum Residential Floor Area = (0.25 x 9,000 = 2,250) + 1,200= 3,450 sq. ft. * Amount determined per Table 30.20.030.A
C. Residential Maximum Floor Area Ratio (FAR) Calculations. For residential developments, the following additional calculations apply when calculating Maximum Floor Area Ratio (FAR):

1. Below Grade Exclusion. A floor may be excluded entirely from FAR if no more than 12 linear feet along any building elevation has a grade‑to‑ceiling height greater than four feet.

2. Partial Reduction. If more than 12 linear feet but less than one-half of the total perimeter length has a grade-to-ceiling height greater than four feet, the floor area may be reduced by 50% in the FAR calculation.

3. Full Inclusion. If more than one-half of the total perimeter length has a grade-toceiling height greater than four feet, the entire floor area is included in the FAR.

4. Accessory Buildings. Floor area within any accessory building, including an accessory dwelling unit or junior accessory dwelling unit, is included in the FAR, except for portions specifically excluded under Subsections C.1 (Below Grade Exclusion) and C.2 (Partial Reduction) of this Section, or under Section 30.15.070.C, Areas Excluded from Floor Area.

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16 30.15.080 Measuring Front Yards.

Front yards shall be measured by extending perpendicular lines from each point of a front lot line to the nearest wall of the first main building on the lot. Where there is no wall of a main building on the lot which intercepts said perpendicular lines, said yard will terminate at a point determined by extending a line parallel to the front lot line from the corner of the front elevation of the main building to the nearest lot line. The front elevation of a building is any elevation that faces a street.

A. Rounded Corners. If the corner of the front elevation is rounded (i.e., a tower), the corner of the elevation shall be established by drawing the smallest square or rectangle that will enclose the round element and extend the line from the corner of the superimposed square or rectangle that is closest to the front lot line.

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17 FIGURE 30.15.080: MEASURING FRONT YARDS
AMENDMENTS TO TITLE 30

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18 30.15.090 Measuring Height and Stories.

A. General Measurement. Height is the vertical distance measured from existing or finished grade, whichever is lower, to the top of the structure directly above. Special measurement provisions are also provided below.

B. Measuring Building Height on Sloped Lots. Building height on sloped lots is measured from a warped plane connecting the perimeter of the building where it contacts the lower of existing or finished grade to every part of the building roof or parapet.

C. Height Exclusions.

1. Light Wells. The vertical portion of exterior doors, stairway landings, or light wells on a basement elevation are excluded from the height calculation if the cumulative total width does not exceed 12 feet per elevation.

2. Architectural Elements. Architectural elements that do not add floor area to a structure, such as are limited to the following types of features: chimneys, vents, antennae, open trellises that do not exceed 12 feet in height, rooftop equipment and associated screening, roof-mounted solar energy systems a maximum of three feet above the maximum height limit, rooftop decks that do not exceed 10 inches in height above the roof, guard rails for rooftop decks, and towers including stairway or elevator towers with minimum landings for egress are not considered a part of the height of a structure, but all portions of the roof and roof parapet are included.

3. Additional Height Allowances. See Section 30.140.100, Exceptions to Height Limitations.

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19 FIGURE 30.15.090.B: MEASURING BUILDING HEIGHT ON SLOPED LOTS AMENDMENTS TO TITLE 30

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20 D. Measuring the Height of Fences and Hedges. The height of a fence or hedge is measured vertically from the lowest point of contact with the ground on either side to the highest point of the fence or hedge along that same vertical line.

1. Multiple Fences and Hedges. When two or more fences or hedges are placed within five feet of each other they are treated as a single fence or hedge for the purpose of measuring height. This includes fences or hedges located on the same property or on adjacent properties.
a. The five-foot distance is measured between the sides of the fences or hedges that face each other.
b. In such cases, the height is measured from the lowest ground level at the base of any of the fences or hedges to the highest point of any of them.

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21 c. If the distance between fences or hedges is five feet or more, each one is measured separately.

2. Fence and Retaining Wall Combinations. Where a fence is placed within five feet of a retaining wall, the total combined height of both elements must not exceed the maximum fence height allowed in that location. Each element must still comply with its individual height limit as specified in this Title.

3. Fence and Hedge Combinations. When a fence or retaining wall is located within five feet of a hedge, the total combined height of all elements may equal the maximum hedge height allowed in that location. Each element must still comply with its individual height limit a specified in this Title.

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22 FIGURE 30.15.090.D: MEASURING THE HEIGHT OF FENCES AND HEDGES E. Determining Prescribed Landscape Height. The prescribed heights of landscape are the heights to be attained within five years after planting, unless otherwise specified in this code.

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23 F. Measuring the Height of Decks and Patios. Deck and patio height is determined by measuring from the ground below to the top of the surface of the deck or patio directly above.

Guardrails, the minimum height required by the Building Code, are exempt from the height measurement.

FIGURE 30.15.090.F: MEASURING HEIGHT OF DECKS AND PATIOS G. Determining the Number of Stories in a Building. In determining the number of stories in a building or structure, the following rules apply:

1. The number of stories in a building or structure shall be construed to be the maximum number of stories through which any one of an unlimited number of possible vertical lines can pass, without passing through a wall.

2. An interior balcony or mezzanine is counted as a story if its floor area exceeds onethird of the total area of the nearest full floor directly below it.

3. Any floor which is partly below and partly above grade, such as a basement, cellar, or understory, shall be counted as a story if more than a cumulative total width of 12 feet per elevation has a distance from finished grade to ceiling greater than four feet.

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24 4. An attic half-story, when applicable, is identified by “.5” in the description of maximum height. An attic half-story is not counted as a whole story when its top wall plates, on at least two opposite exterior walls, are less than four feet above the floor of such story.

FIGURE 30.15.090.G: DETERMINING THE NUMBER OF STORIES
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25 30.15.100 Measuring Setbacks and Stepbacks.

Setbacks are measured as the distance between any lot line and a line parallel to the lot line the depth of such area being the distance required by this Title.

A. Front Setbacks. If a portion of the property is located within a street dedication, the setback is measured from the boundary of the street dedication.

B. Upper Story Setbacks. Upper story setbacks shall apply to all portions of any upper story except as provided in Section 30.140.090, Encroachments into Setbacks and Open Yards.

C. Upper Story Stepbacks. Upper story stepbacks shall be measured at the required setback line. For example, if the setback is 15 feet, with a 5-foot stepback, the portion of the building subject to the stepback shall be stepped back a minimum of 5 feet from the 15-foot setback line (i.e., 20 feet from the property line). Upper story stepbacks apply to all portions of any upper story except as provided in Section 30.140.090, Encroachments into Setbacks and Open Yards. Recessed areas on interior upper story stepbacks may not be used as an unenclosed, unroofed balcony, deck, terrace, or other usable space, but in no case shall it be enclosed or extend past the plane of the floor below.

D. Multiple Required Setbacks. If there are multiple required setbacks, the more restrictive applies.

E. First Story Building Setbacks. First story setbacks for any building are measured from the outer edge of the building foundation at the first floor level.

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26 FIGURE 30.15.100: MEASURING SETBACKS
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27 FIGURE 30.15.100.C: MEASURING UPPER STORY STEPBACKS

30.15.110 Measuring Street Frontage.

Street frontage is measured along the front lot line.

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28 SECTION 2. Chapter 30.20 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Division II: Zone Regulations; Part 1: Base Zones
Chapter 30.20 Residential Zones
Sections:

30.20.010 Purpose

30.20.020 Land Use Regulations

30.20.030 Development Standards

30.20.010 Purpose.

The specific purposes of the Residential Zones are to:

A. Preserve, protect, and enhance the character of the City’s different residential neighborhoods.

B. Provide for a full range of housing options to suit the spectrum of individual lifestyles and space needs and ensure continued availability of the range of housing opportunities necessary to meet the needs of all segments of the community consistent with the General Plan.

C. Ensure adequate light, air, and open space for each residence, enhance livability, and develop and sustain a suitable residential environment.

D. Ensure that the scale and design of new development and alterations to existing structures are compatible with the scale, mass, and character of their neighborhoods.

E. Provide sites for public, semi-public, and neighborhood serving land uses that are appropriate in a residential environment, such as day care, schools, neighborhood markets in twounit residential and residential multi-unit zones, and community facilities that provide goods and services to support daily life within walking distance of neighborhoods and complement surrounding residential development.

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29 F. Implement and provide appropriate regulations for General Plan residential density classifications.

Additional purposes of each Residential Zone follow:

1. RS Residential Single Unit. This zone is intended to provide areas for single-unit housing on individual lots at appropriate low densities of one unit per legal lot with allowances for an Accessory Dwelling Unit or Two-Unit Residential Development when certain standards are met. Designators (e.g. -25, -15) refer to minimum lot size in thousands of square feet or, in the case of RS-1A, acres. The regulations for the RS Zone are intended to limit activities which would be inharmonious with or injurious to the preservation and character of a residential environment. Nonresidential uses are limited to those that support daily life of neighborhoods and complement surrounding residential development.

Nonresidential uses are strictly limited in order to mitigate impacts associated with nonresidential uses such as: traffic, increased parking demand, light, glare, and noise.

2. R-2 Two-Unit Residential. This zone is intended to provide areas for medium density residential where the principal use of land is for two-unit residences. Single-unit residence and garden apartment developments are also allowed. The regulations for this zone are intended to limit activities which would be inharmonious with or injurious to the preservation and character of a residential environment. Nonresidential uses are limited to those that support daily life of neighborhoods, complement surrounding residential development, and mitigate impacts to traffic, parking demand, light, glare, and noise.

3. R-M Residential Multi-Unit. This zone is intended to provide areas for a variety of multi-unit housing types. The regulations for this zone are intended to limit activities which would be inharmonious with or injurious to the preservation and character of a residential environment. Nonresidential uses are limited to those that support daily life of neighborhoods, complement surrounding residential development, and mitigate impacts to traffic, parking demand, light, glare, and noise.

4. R-MH Residential Multi-Unit and Hotel. This zone is intended to provide areas for a variety of multi-unit housing types. It is also the intent of this zone to allow hotels and similar establishments, including related restaurant, recreational, conference center, and other auxiliary uses primarily for use by hotel guests, while protecting the existing housing stock, and preserving the residential character of those neighborhoods that are still primarily AMENDMENTS TO TITLE 30

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30 residential. Regulations for this zone are designed to control activities of a retail nonresidential nature and those which would tend to be inharmonious with housing.

30.20.020 Land Use Regulations.

Table 30.20.020, Land Use Regulations-Residential Zones, prescribes the land use regulations for Residential Zones.

TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional
Regulations
Residential Uses
Residential Housing Types
Single-Unit Residential A A A A
Two-Unit Residential A(8) A A A
§30.185.440, TwoUnit Residential
Development
Multi-Unit Residential – A(1) A A
Special Residential Unit Types
Accessory Dwelling Unit A A A A
§30.185.040,
Accessory Dwelling
Units
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31 TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional
Regulations
Additional Residential Unit PSP – – –
§30.185.050,
Additional
Residential Unit
Caretaker Unit – – A A
§30.185.120,
Caretaker Unit
Garden Apartment – CUP – –
§30.185.180, Garden
Apartment
Developments
Planned Residential Development CUP – – –
§30.185.330,
Planned Residential
Development
Community Care Facilities,
Residential Care Facilities for the
Elderly, and Hospices
6 or fewer individuals A A A A
7 to 15 individuals PSP PSP A A
16 or more individuals PSP PSP PSP PSP
§30.185.140,
Community Care
Facilities, Residential
Care Facilities for the
Elderly, and
Hospices
Family Day Care Home A A A A
§30.185.230, Large
and Small Family
Day Care Homes
Group Residential CUP(2) CUP CUP CUP §30.185.190, Group Residential
Home Occupation A A A A
§30.185.200, Home
Occupation
Live-Work Unit Allowed subject to the highest permit level required for any individual use or component of the project.
§30.185.240, LiveWork Units
Mobilehome Park CUP(3) CUP(3) CUP(3) CUP(3)
§30.185.280,
Mobilehome and
Permanent
Recreational Vehicle
Parks
Supportive Housing §30.185.430, Transitional and Supportive Housing Transitional Housing §30.185.430, Transitional and Supportive Housing Public and Semi-Public Uses (4)
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32 TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional
Regulations
Cemetery CUP CUP CUP CUP
Community Assembly CUP CUP CUP CUP
Community Garden A A A A
§30.185.130,
Community and
Market Gardens
Cultural Institution CUP CUP CUP CUP
Day Care Center CUP CUP A/CUP A/CUP §30.185.150, Day
Care Centers
Emergency Shelter CUP CUP CUP CUP §30.185.170,
Emergency Shelter
Hospitals and Clinics – – – CUP
Park and Recreation Facility CUP CUP CUP CUP §30.185.350, Recreation Facilities
Public Facility CUP CUP CUP CUP
Recreational Vehicle Park
Recreational Vehicle and Camping
Parks, Overnight – – – CUP
§30.185.320,
Overnight
Recreational Vehicle
or Camping Parks
Recreational Vehicle Parks,
Permanent CUP(3) CUP(3) CUP(3) CUP(3)
§30.185.280,
Mobilehome and
Permanent
Recreational Vehicle
Parks
Schools CUP CUP CUP CUP
Skilled Nursing Facility – – – CUP
Social Service Facilities CUP(5) CUP(5) CUP(5) CUP(5)
Commercial Uses
Agriculture A(2) A(2) A(2) A(2) §30.185.070,
Agriculture
Commercial Entertainment and
Recreation
Large-scale CUP(6) CUP(6) CUP(6) CUP(6) §30.185.350,
Recreation Facilities
Eating and Drinking Establishments – – – CUP(7)
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33 TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional
Regulations
Hotels and Similar Uses – – CUP(10) A
§30.185.220, Hotels
and Similar Uses
Market Garden CUP PSP PSP PSP
§30.185.130,
Community and
Market Gardens
Parking, Public or Private
(Nonresidential) CUP CUP CUP CUP
Retail Sales, Neighborhood Market – PSP PSP PSP
§30.185.370, Retail
Sales, Neighborhood
Market
Transportation, Communication, and Utilities Uses
Telecommunications Facilities §30.185.410, Telecommunications Facilities Public Works and Utilities §30.185.340, Public Works and Utilities Other Applicable Types
Accessory Uses and Buildings A A A A
§30.185.030,
Accessory Uses and
§30.140.020,
Accessory Buildings,
Alcoholic Beverage Retail
Establishments CUP(9) CUP(9) CUP(9) CUP(9)
§30.185.075,
Alcoholic Beverage
Retail
Establishments
Animal Keeping A A A A
§30.185.210, Horse
Keeping and
SBMC 6.08, Care and
Keeping of Animals
Cannabis Cultivation, Personal §30.185.110, Cannabis Cultivation for Personal Use Mixed-Use Development
Mixed-Use Development is allowed subject to the regulations of the specific uses and applicable zone and permit requirements for any individual use or component of the project.

Mobilehome §30.185.270, Mobilehomes, Recreational Vehicles, and Modular Units, Individual Use; and §30.185.420 Temporary Uses
Nonconforming Use Chapter 30.165, Nonconforming Uses, Site Development, and Uses Solar Energy Systems §30.140.090, Encroachments, and §30.185.400, Solar Energy Systems Temporary Use §30.185.420, Temporary Uses
Specific Limitations
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34 TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional
Regulations

1. No more than two residential units may be located in any one building.

2. Agriculture uses are limited to accessory uses only.

3. Not allowed in a Historic or Landmark District. Allowed within a High Fire Hazard Area if designed to meet high fire construction standards adopted or enforced by the City, as determined by the Chief Building Official or the Fire Code Official.

4. Other public or semi-public facilities not specifically permitted allowed may be allowed in any zone pursuant to Conditional Use Permit approval.

5. Must be located a minimum 300 feet from any other social service facility or emergency shelter.

6. Limited to outdoor tennis clubs, lawn bowling clubs, golf courses and driving ranges. Miniature golf is not allowed.

7. There shall be a minimum of 100 established hotel-motel guestrooms closer than 500 feet of the boundary of the restaurant site or as allowed pursuant to §30.185.220, Hotels and Similar Uses. The 100 guestrooms may be used to support any number of restaurants.

8. Limited to specific standards in §30.185.440, Two-Unit Residential Development.

9. Limited to uses allowed in the zone.

10. Limited to Hotels located in Structures of Merit or Landmarks pursuant to Chapter 30.157, Historic Resources or in another structure on the same lot as a Structure of Merit or Landmark used as a Hotel.

30.20.030 Development Standards.

Tables 30.20.030.A and 30.20.030.B prescribe the development standards for Residential Zones.

Section numbers refer to other sections of this Title, while individual letters refer to subsections that directly follow the tables. Additional regulations that apply throughout the City are located in Division III, Citywide Regulations.

TABLE 30.20.030.A: DEVELOPMENT STANDARDS–RESIDENTIAL SINGLE UNIT ZONES Zone RS-1A RS-25 RS-15 RS-10 RS-7.5 RS-6
Lot Size and Street Frontage
Minimum Net Lot Area for Newly
Created Lots (sq. ft. unless noted) See also Chapter 27.60, Parcel Maps for Urban Lot Splits Average Slope less than 10%, and all
lots with frontage on the Pacific
Ocean regardless of slope
1 acre 25,000 15,000 10,000 7,500 6,000
Average Slope 10% to 20% 1.5 acre 37,500 22,500 15,000 11,250 9,000 Average Slope over 20% to 30% 2 acres 50,000 30,000 20,000 15,000 12,000 AMENDMENTS TO TITLE 30

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35 TABLE 30.20.030.A: DEVELOPMENT STANDARDS–RESIDENTIAL SINGLE UNIT ZONES Zone RS-1A RS-25 RS-15 RS-10 RS-7.5 RS-6
Average Slope over 30% 3 acres 75,000 45,000 30,000 22,500 18,000 100 100 90 75 60 60
Minimum Public Street Frontage (ft.) See also §30.140.180, Street Frontage and Access; and §30.140.120, Location of Lot Lines
Maximum Base Residential Density
Maximum Density (per lot) 1 unit 1 unit 1 unit 1 unit 1 unit 1 unit Additional Residential Density Allowances
All lots, in compliance with the
applicable section
See §30.185.050, Additional Residential Unit
See §30.185.040, Accessory Dwelling Units
See §30.185.440, Two-Unit Residential Development
See Chapter 30.145, Affordable Housing and Density Bonus Incentives Maximum Floor Area Ratio (FAR)
Maximum Floor Area Ratio
(sq. ft.)
Applicable only to lots developed, or proposed to be developed, with a building with two or more stories or 17 feet or more in height.

Less than 4,000 sq. ft. Net Lot Area 2,200. See also A, Maximum Floor Area Ratio 4,000 to 9,999 sq. ft. Net Lot Area 1,200 + (0.25 multiplied by the net lot area) = Maximum Floor Area. See also (A), Maximum Floor Area Ratio
10,000 to 14,999 sq. ft. Net Lot Area 2,500 + (0.125 multiplied by the net lot area) = Maximum Floor Area. See also A, Maximum Floor Area Ratio
15,000 and more sq. ft. Net Lot Area Not Applicable
Structure Form and Location
Minimum Residential Unit Size See §30.140.150, Residential Unit Maximum Height (ft.) 30, except as further limited in accordance with §30.140.170, Solar Access Height Limitations
Minimum Setbacks and Stepbacks (ft.),
Residential Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments
35 30 30 25 20
15; Portions of
structures over 15
feet in height: +5 Front
See also 30.20.030.B, Setback Reduction for Sloping Lots Interior 15 10 10 8 6 5
Minimum Setbacks and Stepbacks (ft.),
Nonresidential Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments
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36 TABLE 30.20.030.A: DEVELOPMENT STANDARDS–RESIDENTIAL SINGLE UNIT ZONES Zone RS-1A RS-25 RS-15 RS-10 RS-7.5 RS-6
Front 35 30 30 25 20
15; Portions of
structures over 15
feet in height: +5
Interior 30 20 20 16 12 10
Minimum Setbacks and Stepbacks,
Mixed Use
Residential portions follow residential setbacks; nonresidential and mixed-use portions follow nonresidential setbacks
Minimum Setbacks (ft.), Parking See §30.175.060, Location of Required Automobile and Bicycle Parking Front, Street-Facing 35 30 30 25 20 20
Front, Non-Street-Facing 35 30 30 25 20 15
Interior, Covered – Residential Use 15 10 10 8 6 5
Interior, Covered – Nonresidential Use 30 20 20 16 12 10 Interior, Uncovered 3-foot wide landscape buffer along the interior property line Building Materials Roofing and siding materials shall be nonreflective. Shiny, mirror like, or glossy metallic finishes are prohibited.

Open Yard and Landscape
Open Yards Any lot developed with residential uses must provide open yard pursuant to See §30.140.140, Open Yards
Landscape Any lot developed with residential uses must provide landscape areas pursuant to §30.140.118, Landscape
TABLE 30.20.030.B: DEVELOPMENT STANDARDS–TWO-UNIT AND MULTI-UNIT ZONES Zone R-2 R-M R-MH
Lot Size and Street Frontage
Minimum Net Lot Area for Newly Created Lots
(sq. ft.)
Average Slope less than 10% 7,000
Average Slope 10% to 20% 10,500
Average Slope over 20% to 30% 14,000
Average Slope over 30% 21,000
14,000 14,000
60 60 60
Minimum Public Street Frontage (ft.) See §30.140.180, Street Frontage and Access; and §30.140.120, Location of Lot Lines
Maximum Base Residential Density
Less than 5,000 sq. ft. Net Lot Area 1 unit 1 unit
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37 TABLE 30.20.030.B: DEVELOPMENT STANDARDS–TWO-UNIT AND MULTI-UNIT ZONES Zone R-2 R-M R-MH
5,000 to 5,999 sq. ft. Net Lot Area 1 unit 2 units
6,000 to 6,999 sq. ft. Net Lot Area
2 units if average
slope less than
10%, 1 unit
otherwise
2 units
7,000 and more sq. ft. Net Lot Area
Average Slope less than 10% 1 unit/3,500 sq. ft. of
net lot area
Average Slope 10% to 20% 1 unit/5,250 sq. ft. of
net lot area
Average Slope over 20% to 30% 1 unit/7,000 sq. ft. of
net lot area
Average Slope over 30% 1 unit/10,500 sq. ft.
of net lot area
3 units, or 1 unit/3,500 sq. ft. of net
lot area, whichever is greater
Additional Residential Density Allowances
All lots, in compliance with the applicable section
See §30.185.040, Accessory Dwelling Units
See Chapter 30.150, Average Unit-Size Density Incentive Program
See Chapter 30.145, Affordable Housing and Density Bonus Incentives
Structure Form and Location
Minimum Residential Unit Size See §30.140.150, Residential Unit 30 45 45
Maximum Height (ft.) Except as further limited in accordance with §30.140.170, Solar Access Height Limitations
Minimum Setbacks and Stepbacks (ft.),
Residential Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site
Development, and Uses
See §30.140.090, Encroachments
See Chapter 30.150, Average Unit-Size Density Incentive Program
15; Portions of
structures over 15
feet in height: +5
10; Portions of structures over 25 feet
Front in height: +10
See also 30.20.030.B, Setback Reduction for Sloping Lots Interior 6
6; Portions of structures over 25 feet
in height: +4
Minimum Setbacks and Stepbacks (ft.),
Nonresidential Structures See Ch. 30.185, Standards for Specific Uses and Activities AMENDMENTS TO TITLE 30

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38 TABLE 30.20.030.B: DEVELOPMENT STANDARDS–TWO-UNIT AND MULTI-UNIT ZONES Zone R-2 R-M R-MH
See Ch. 30.165, Nonconforming Structures, Site
Development, and Uses
See also §30.140.090, Encroachments
Front
15; Portions of
structures over 15
feet in height: +5
10; Portions of structures over 25 feet
in height: +10
Interior 12; Portions of structures over 25 feet in height: +8 Minimum Setbacks and Stepbacks, Mixed-Use
Residential portions follow residential setbacks;
nonresidential and mixed-use portions follow nonresidential setbacks
Minimum Setbacks (ft.), Parking See §30.175.060, Location of Required Automobile and Bicycle Parking
Front, Street-Facing 20
Front, Non-Street-Facing
15; Portions of
structures over 15
feet in height: +5
10; Portions of structures over 25 feet
in height: +10
Interior, Covered, 4 or Fewer Spaces –
Residential Use 3
Interior, Covered, 5 or More Spaces –
Residential Use
6; 3 feet on the lot line opposite the primary front lot line. If the lot has two or more front lot lines, only one opposite lot line may qualify for the reduced setback
Interior, Covered, Lots ≤ 55 ft –
Residential Use
May be reduced to 3 feet if:
• The lot is less than 55 feet wide at the location of the covered parking structure,
• The parking opening does not face a street or alley, and • The interior depth of the covered parking structure does not exceed 20 feet
Interior, Covered – Nonresidential Use 12
Interior, Uncovered Parking 3-foot wide landscape buffer along the interior property line Materials Roofing and siding materials must be nonreflective. Shiny, mirror-like, or glossy metallic finishes are prohibited Open Yard and Landscape
Open Yards
Any lot developed with residential uses must provide open yard pursuant to See §30.140.140, Open Yards
See Chapter 30.150, Average Unit-Size Density Incentive Program
Landscape Any lot developed with residential uses must provide landscape areas pursuant to §30.140.118, Landscape
AMENDMENTS TO TITLE 30

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39 Additional Residential Zone Development Regulations
A. Maximum Floor Area Ratio (FAR) Standards.

1. Measuring Floor Area. For the purposes of determining floor area, refer to Section 30.15.075, Measuring Floor Area Ratio (FAR).

2. Applicability in RS Zones. The Maximum FAR standards apply to any project that increases floor area on a lot, if all of the following apply:
a. The lot is located in an RS zone; and
b. The lot is less than 15,000 square feet in area; and c. The lot is developed, or proposed to be developed, with a building of two or more stories or a height of 17 feet or greater.

3. Maximum FAR Exception. A project that meets the criteria in Subsection A.2 and any of the conditions listed below in Subsection A.3 is prohibited unless a Maximum FAR Exception is approved by the applicable Design Review body:
a. The proposed floor area exceeds 100% of the Maximum FAR for the lot; or b. The proposed floor area exceeds 85% of the Maximum FAR for the lot, and one or more of the following apply:
i. The average slope of the lot or building site is 30% or greater; or ii. The height of any structure on the lot exceeds 25 feet; or iii. The lot is located within the Hillside Design District and 500 or more cubic yards of grading is proposed outside the footprint of the main or accessory buildings.

4. Required Findings for Maximum FAR Exception. The Design Review body must make all of the following findings in order to approve a Maximum FAR Exception pursuant to Subsection A.3:

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40 a. The subject lot has a physical condition—such as location, surroundings, topography, or the size or dimensions of the lot relative to other lots in the neighborhood—that does not generally exist on other lots in the neighborhood; and
b. The physical condition of the lot allows the proposed project to be compatible with existing development within the neighborhood that complies with the applicable Maximum FAR standard.

B. Setback Reduction for Sloping Lots.

1. Residential Single Unit Zones. In Residential Single Unit zones, where the average natural slope of the area within 50 feet of the front lot line is more than 20%, the required front setback and stepback for all stories is reduced by five feet.

2. R-2 Zone. In the R-2 Zone, where the average natural slope of the area within 50 feet of the front lot line is more than 20%, the required front setback and stepback for all stories is reduced to 10 feet.

AMENDMENTS TO TITLE 30

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41 FIGURE 30.20.030.C AND DB: INTERIOR SETBACK REDUCTION FOR COVERED

PARKING
AMENDMENTS TO TITLE 30

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42 SECTION 3. Chapter 30.25 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Chapter 30.25 Commercial and Office Zones
Sections:

30.25.010 Purpose

30.25.020 Land Use Regulations

30.25.030 Development Standards

30.25.010 Purpose.

The specific purposes of the Commercial and Office Zones are to:

A. Provide for the orderly, well-planned, and balanced development of commercial, office, and residential areas.

B. Encourage a mix of uses that promotes convenience, economic vitality, fiscal stability, and a pleasant quality of life.

C. Provide for a full range of commercial, retail, and professional services to serve the city, its residents, employees, and visitors.

D. Promote pedestrian- and transit-oriented mixed-use areas at appropriate locations.

E. Provide appropriate transition between commercial and office uses and adjacent residential zones to preserve commercial feasibility and provide a desirable living environment by preserving and protecting surrounding residential land uses in terms of light, air, and existing visual amenities.

F. Implement and provide appropriate regulations for a variety of multi-unit housing types and mixed-use projects.

Additional purposes of each Commercial and Office Zone follow.

O-R Office Restricted. The O-R Zone is intended to provide sites for administrative, financial, business, professional, and public offices as well as a mix of complementary uses. This zone is a transitional zone between major commercial zones and residential zones.

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43 O-M Office Medical. The O-M Zone is intended to provide sites for medical, dental, and related professional offices, and complementary uses, near a major medical facility.

C-R Commercial Restricted. The C-R Zone is intended for pedestrian-oriented commercial development that primarily serves neighborhood needs such as convenience shopping and offices.

C-G Commercial General. The C-G Zone is intended to provide a wide range of commercial uses, serving as the City’s major retail, professional, and service zone.

30.25.020 Land Use Regulations.

Table 30.25.020 prescribes the land use regulations for Commercial and Office Zones.

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44 TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the
table
Use Classification O-R O-M C-R C-G Additional Regulations Community Care Facilities,
Residential Care Facilities
for the Elderly, and
Hospices
6 or fewer individuals A A A A
7 to 15 individuals A A A A
16 or more individuals PSP PSP PSP PSP
§30.185.140, Community Care
Facilities, Residential Care
Facilities for the Elderly, and
Hospices
Family Day Care Home A A A A
§30.185.230, Large and Small
Family Day Care Homes
Group Residential PSP PSP PSP PSP §30.185.190, Group Residential Home Occupation A A A A §30.185.200, Home Occupation
Live-Work Unit
Allowed subject to the highest permit level
required for any individual use or
component of the project.
§30.185.240, Live-Work Units
Mobilehome Park CUP(1) CUP(1) CUP(1) CUP(1)
§30.185.280, Mobilehome and
Permanent Recreational Vehicle
Parks
Supportive Housing §30.185.430, Transitional and Supportive Housing Transitional Housing §30.185.430, Transitional and Supportive Housing Public and Semi-Public Uses (2)
Cemetery CUP CUP CUP A
College and Trade School CUP CUP CUP A
Community Assembly CUP CUP CUP A
Community Garden A A A A
§30.185.130, Community and
Market Gardens
Cultural Institution CUP CUP CUP A
Day Care Center A/CUP A/CUP A A §30.185.150, Day Care Centers Emergency Shelter CUP CUP CUP CUP §30.185.170, Emergency Shelter Hospitals and Clinics
Hospital – CUP CUP CUP
Clinic CUP A CUP A
Birth Center – A A A
Instructional Services – – A A
AMENDMENTS TO TITLE 30

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45 TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the
table
Use Classification O-R O-M C-R C-G Additional Regulations Park and Recreation
Facility CUP CUP CUP CUP §30.185.350, Recreation Facilities Public Facilities CUP CUP CUP A
Recreational Vehicle and
Camping Parks, Overnight – – CUP CUP
§30.185.320, Overnight
Recreational Vehicle and
Camping Parks
Recreational Vehicle Parks,
Permanent CUP(1) CUP(1) CUP(1) CUP(1)
§30.185.280, Mobilehome and
Permanent Recreational Vehicle
Parks
Schools CUP CUP CUP A
Skilled Nursing Facility – CUP CUP CUP
Social Service Facilities CUP(3) CUP(3) CUP(3) CUP(3)
Commercial Uses
Adult Entertainment
Facilities – – – A
§30.185.060, Adult
Entertainment Facilities
Agriculture A(21) A(21) A(21) A(21) §30.185.070, Agriculture Animal Care, Sales and
Services
Animal Daycare – – A(4) A(4)
Animal Shelter and
Boarding – – A(5) A(5)
Grooming and Pet Stores – – A(4) A(4)
Veterinary Services – – A(4) A(4)
Artist Studio – – A A
Automated Teller Machine A A A A
§30.185.080, Automated Teller
Machines
Automobile/Vehicle Sales
and Services
Automobile/Vehicle
Rentals – – A A
Automobile/Vehicle Sales
and Leasing – – – A(6)
Car Washing Facilities – – PSP PSP
§30.185.090, Automobile/Vehicle
Fueling Stations or Car Washing
Facilities
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46 TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the
table
Use Classification O-R O-M C-R C-G Additional Regulations Fueling Station – – PSP(7) PSP
§30.185.090, Automobile/Vehicle
Fueling Stations or Car Washing
Facilities
Service and Repair, Minor – – CUP A
Banks and Financial
Institutions A A/PSP(8) A A
§30.185.100, Banks and Financial
Institutions in the O-M Zone
Business Services – – A A
Cannabis StorefrontRetailer – – A(19) A(19) Chapter 9.44 Commercial Cannabis Businesses
Commercial Entertainment
and Recreation
Cinema/Theater – – – A
Large-scale – – – CUP §30.185.350, Recreation
Facilities
Small-scale – – A A
Eating and Drinking
Establishments – – A A
Food Preparation – – A(9) A(10) §30.185.380, Seafood Odor Control
Funeral Parlors and
Interment Services – – A A
Hotels and Similar Uses CUP(11) – A A
§30.185.220, Hotels and Similar
Uses
Maintenance & Repair
Services – – A A
Market Garden A A A A
§30.185.130, Community and
Market Gardens
Medical Cannabis
Dispensaries – – – –
Nonconforming Use. Formerly
codified as §30.185.250, Medical
Cannabis Dispensaries
Nurseries and Garden
Centers – – A A
Offices
Business and Professional A A(12) A A
Medical and Dental A A A A
AMENDMENTS TO TITLE 30

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47 TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the
table
Use Classification O-R O-M C-R C-G Additional Regulations Outdoor Sales and Display – – A(13) A
§30.185.300, Outdoor Sales and
Display
Outdoor Seating – – A(14) A(14)
Parking, Public or Private A A A A
Personal Services – – A A
Retail Sales
Food and Beverage Retail
Sales – – A A
General Retail – A/PSP(15) A A
§30.185.260, Medical Equipment
Supply Stores
Neighborhood Market PSP PSP – –
§30.185.370, Retail Sales,
Neighborhood Market
Industrial Uses
Building Materials and
Services – – – A(16)
Custom Manufacturing – – – A(16)
Food and Beverage
Manufacturing,
Limited/Small Scale
– – A(16) A(16) §30.185.380, Seafood Odor
Control
Household Hazardous
Waste Collection Facility – – A A
Industry, Limited – – – A(16)
Research and Development A(17) – A(17) A
Warehousing and Storage
Personal Storage – – – A(18)
Transportation, Communication, and Utilities Uses
Telecommunications
Facilities §30.185.410, Telecommunications Facilities
Transportation Passenger
Terminals – – – PSP
Public Works and Utilities §30.185.340, Public Works and Utilities Other Applicable Types
Accessory Uses and
Buildings A/PSP A/PSP A/PSP A/PSP §30.185.030, Accessory Uses and §30.140.020, Accessory Buildings AMENDMENTS TO TITLE 30

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48 TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the
table
Use Classification O-R O-M C-R C-G Additional Regulations Alcoholic Beverage Retail
Establishments CUP(20) CUP(20) CUP(20) CUP(20) §30.185.075, Alcoholic Beverage Retail Establishments Animal Keeping A A A A
§30.185.210, Horse Keeping and
SBMC 6.08, Care and Keeping of
Animals
Cannabis Cultivation,
Personal §30.185.110, Cannabis Cultivation for Personal Use Mixed-Use Development
Mixed-Use Development is allowed subject to the regulations of the specific uses and applicable zone and permit requirements for any individual use or component of the project.

Mobilehome §30.185.270, Mobilehomes, Recreational Vehicles, and Modular Units, Individual Use; and §30.185.420 Temporary Uses
Nonconforming Use Chapter 30.165, Nonconforming Uses, Site Development, and Uses Solar Energy Systems §30.140.090 Encroachments, and §30.185.400, Solar Energy Systems Temporary Use §30.185.420, Temporary Uses
Specific Limitations

2. Other public or semi-public facilities not specifically allowed may be allowed in any zone pursuant to Conditional Use Permit approval.

3. Must be located a minimum 300 feet from any other social service facility or emergency shelter.

4. All activities shall be conducted within an enclosed building.

5. Limited to boarding of cats and other household pets, excluding dogs. All activities shall be conducted within an enclosed building. Breeding is not allowed.

6. Limited to sales of used automobiles; new or used motorcycles and mopeds are allowed.

7. Limited to no more than six fuel dispensers, which may each serve two vehicles.

8. Banks with 1,000 square feet of floor area or less per lot are allowed. Banks with more than 1,000 square feet of floor area per lot require Performance Standard Permit approval.

9. Limited to no more than 10 employees at any given time.

10. Limited to no more than 20 employees at any given time.

11. Limited to Hotels located in Structures of Merit or Landmarks pursuant to Chapter 30.157, Historic Resources or in another structure on the same lot as a Structure of Merit or Landmark used as a Hotel.

12. Limited to offices related to medical and dental field only.

13. Limited to outdoor uses associated with Fueling Stations and Nurseries and Garden Centers.

14. In conjunction with any establishment that serves or sells food or beverages.

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49 TABLE 30.25.020: LAND USE REGULATIONS–COMMERCIAL AND OFFICE ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the
table
Use Classification O-R O-M C-R C-G Additional Regulations

17. Limited to the Land Use Regulations, Operational and Performance Standards in Chapter 30.65, Research and Development (RD) Overlay Zone.

18. Individual storage compartments not to exceed 400 square feet in area.

19. Cannabis Storefront-Retailer uses require a commercial cannabis business permit pursuant to Chapter 9.44.

20. Limited to uses allowed in the zone.

21. Agriculture limited to accessory uses only.

30.25.030 Development Standards.

Table 30.25.030 prescribes the development standards for Commercial and Office Zones.

Section numbers refer to other sections of this Title, while individual letters refer to subsections that directly follow the table. Additional regulations that apply throughout the City are located in Division III, Citywide Regulations.

TABLE 30.25.030: DEVELOPMENT STANDARDS–COMMERCIAL AND OFFICE ZONES Zone O-R O-M C-R C-G
Lot Size and Street Frontage
Minimum Net Lot Area for Newly
Created Lots (sq. ft.)
None; except 3,500 sq. ft. of net lot area is required for lots that include residential uses
Minimum Public Street Frontage
(ft.)
None, See §30.140.180, Street Frontage and Access; and §30.140.120, Location of Lot Lines
Maximum Base Residential Density
Less than 5,000 sq. ft. Net Lot
Area 1 unit
5,000 to 6,999 sq. ft. Net Lot
Area 2 units
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50 TABLE 30.25.030: DEVELOPMENT STANDARDS–COMMERCIAL AND OFFICE ZONES Zone O-R O-M C-R C-G
7,000 and more sq. ft. Net Lot
Area 3 units, or 1 unit/3,500 sq. ft. of net lot area, whichever is greater Additional Residential Density Allowances
All lots, in compliance with the
applicable section
See §30.185.040, Accessory Dwelling Units
See §30.140.220, Variable Density in Certain Zones
See Chapter 30.150, Average Unit-Size Density Incentive Program See Chapter 30.145, Affordable Housing and Density Bonus Incentives Structure Form and Location
Minimum Residential Unit Size See §30.140.150, Residential Unit Maximum Height (ft.) 45 45 45
45;
60 for Community
Benefit Project or
Community Benefit
Housing Project
(§30.140.100.B)
See also A, Theater
Additions
Additional Height Limitations
Adjacent to all Residential Zones
Height is further limited in accordance with §30.140.170, Solar Access Height Limitations
Minimum Setbacks and
Stepbacks (ft.), Residential
Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments
See Chapter 30.150, Average Unit-Size Density Incentive Program Front 10; Portions of structures over 25 ft in height: +10 Interior 6; Portions of structures over 25 ft in height: +4 Minimum Setbacks and
Stepbacks (ft.), Nonresidential
Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments
Front 10; Portions of structures over 25 ft in height:
+10 0
Interior, Adjacent to
Nonresidential Zone
6; Portions of structures over 25 ft in height:
+4 0
Interior, Adjacent to
Residential Zone 10; Portions of structures over 25 ft in height: +10 Minimum Setbacks and
Stepbacks, Mixed-Use
Residential portions follow residential setbacks; nonresidential and mixed-use portions follow nonresidential setbacks.

Minimum Setbacks (ft.), Parking See §30.175.060, Location of Required Automobile and Bicycle Parking Front, Street-Facing 20
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51 TABLE 30.25.030: DEVELOPMENT STANDARDS–COMMERCIAL AND OFFICE ZONES Zone O-R O-M C-R C-G
Front, Non-Street-Facing –
Nonresidential Use 10 0
Front, Non-Street-Facing –
Residential Use 10
Interior, Covered –
Nonresidential Use 6 0
Interior, Covered, 4 or Fewer
Spaces – Residential Use 3
Interior, Covered, 5 or More
Spaces – Residential Use
6; 3 feet on the lot line opposite the primary front lot line. If the lot has two or more front lot lines, only one opposite lot line may qualify for the reduced setback
Interior, Covered, Lots ≤ 55 ft –
Residential Use
May be reduced to 3 feet if:
• The lot is less than 55 feet wide at the location of the covered parking structure,
• The parking opening does not face a street or alley, and • The interior depth of the covered parking structure does not exceed 20 feet
Interior, Uncovered 3-foot wide landscape buffer along the interior property line Open Yard and Landscape
Open Yards
Any lot developed with residential uses shall provide open yard pursuant to §30.140.140, Open Yards.

See Chapter 30.150, Average Unit-Size Density Incentive Program Landscape Any lot developed with residential uses must provide landscape areas pursuant to §30.140.118, Landscape
Additional Commercial and Office Zone Development Regulations A. Theater Additions. A stage addition to a live performance theater shall not be considered as part of the height of the structure under the following circumstances:

1. The stage addition is devoted solely to rigging fly systems,

2. The addition is made to a theater that existed as of December 31, 2003, and

3. The stage addition does not exceed the height of the theater as such theater existed on December 31, 2003.

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52 SECTION 4. Chapter 30.30 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Chapter 30.30 Manufacturing Zones
Sections:

30.30.010 Purpose

30.30.020 Land Use Regulations

30.30.030 Development Standards

30.30.010 Purpose.

The specific purposes of the Manufacturing Zones are to:

A. Designate adequate land for manufacturing, research and development, and flexible commercial uses to strengthen the city’s economic base and provide a range of employment opportunities for the city and region.

B. Provide areas for a wide range of manufacturing, industrial processing, and service commercial uses and protect areas where such uses now exist.

C. Implement and provide appropriate regulations for General Plan classifications of Commercial Industrial/Medium High Residential and Industrial.

Additional purposes of each Manufacturing Zone follow.

M-C Manufacturing Commercial. The M-C Zone is intended to accommodate a wide range of limited industrial, residential, retail service, office, and research and development uses.

M-I Manufacturing Industrial. The M-I Zone is intended to provide area for a diverse range of industrial uses, including manufacturing and processing, research and development, fabrication, equipment and service yards, and wholesaling. Retail, office, and other nonresidential uses may be allowed as accessory uses to industrial uses.

30.30.020 Land Use Regulations.

AMENDMENTS TO TITLE 30

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53 Table 30.30.020 prescribes the land use regulations for Manufacturing Zones.

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54 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit
Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
any
individual
use or
component
of the
project.

Mobilehome Park CUP(2) –
§30.185.280, Mobilehome and Permanent Recreational
Vehicle Parks
Supportive Housing §30.185.430, Transitional and Supportive Housing Transitional Housing §30.185.430, Transitional and Supportive Housing Public and Semi-Public Uses (3)
Cemetery A –
College and Trade School A A(4)
Community Assembly A –
Community Garden A A §30.185.130, Community and Market Gardens Cultural Institution A –
Day Care Center A – §30.185.150, Day Care Centers
Emergency Shelter A CUP §30.185.170, Emergency Shelter
Hospitals and Clinics
Hospital CUP –
Clinic A –
Birth Center A –
Instructional Services A –
Park and Recreation Facility CUP – §30.185.350, Recreation Facilities Public Facility A A
Recreational Vehicle and Camping
Parks, Overnight CUP(2) –
§30.185.320, Overnight Recreational Vehicle and
Camping Parks
Recreational Vehicle Parks,
Permanent CUP(2) –
§30.185.280, Mobilehome and Permanent Recreational
Vehicle Parks
Schools A –
Skilled Nursing Facility A –
Social Service Facilities CUP(5) CUP(5)
Commercial Uses
AMENDMENTS TO TITLE 30

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55 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit
Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Adult Entertainment Facilities A A §30.185.060, Adult Entertainment Facilities Agriculture A(15) A(15) §30.185.070, Agriculture
Animal Care, Sales and Services
Animal Daycare A(6) A
Animal Shelter and Boarding A(7) A
Grooming and Pet Stores A(6) A
Veterinary Services A(6) A
Artist Studio A A
Automated Teller Machine A A §30.185.080, Automated Teller Machines Automobile/Vehicle Sales and
Services
Automobile/Vehicle Rentals A A
Automobile/Vehicle Sales and
Leasing A(8) A(8)
Car Washing Facilities PSP PSP §30.185.090, Automobile/Vehicle Fueling Stations or Car Washing Facilities
Fueling Station PSP A
§30.185.090, Automobile/Vehicle Fueling Stations or
Car Washing Facilities
Service and Repair, Minor A A
Banks and Financial Institutions A –
Business Services A –
Cannabis Storefront-Retailer – A(13) Chapter 9.44 Commercial Cannabis Businesses Commercial Entertainment and
Recreation
Cinema/Theater A –
Large-scale CUP – §30.185.350, Recreation Facilities
Small-scale A –
Eating and Drinking Establishments A A(9)
Food Preparation A A(10) §30.185.380, Seafood Odor Control Funeral Parlors and Interment
Services A A
Hotels and Similar Uses A – §30.185.220, Hotels and Similar Uses AMENDMENTS TO TITLE 30

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56 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit
Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Maintenance and Repair Services A A
Market Garden A A §30.185.130, Community and Market Gardens Medical Cannabis Dispensaries – –
Nonconforming Use. Formerly codified as §30.185.250,
Medical Cannabis Dispensaries
Nurseries and Garden Centers A A
Offices
Business and Professional A A(9)
Medical and Dental A –
Outdoor Sales and Display A A §30.185.300, Outdoor Sales and Display Outdoor Seating A A
Parking, Public or Private A A
Personal Services A –
Retail Sales
Food and Beverage Retail Sales A A(9)
General Retail A A(9)
Neighborhood Market PSP – – §30.185.370, Retail Sales, Neighborhood Market Industrial Uses
Automobile and Vehicle Repair,
Major A A
Building Materials and Services A A
Commercial Cannabis Business – A(13)
Commercial Vehicle and Equipment
Sales and Rental A A
Construction and Materials Yard A A
Custom Manufacturing A A(10)
Food and Beverage Manufacturing
Limited/Small Scale A(11)
A/PSP
(12)
§30.185.380, Seafood Odor Control
General/Large Scale –
A/PSP
(12)
§30.185.380, Seafood Odor Control
Hazardous Waste Management
Facility CUP CUP Chapter 30.55, Hazardous Waste Management Facility (HWMF) Overlay Zone AMENDMENTS TO TITLE 30

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57 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit
Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Household Hazardous Waste
Collection Facility A A
Industry, General – A
Industry, Limited A A
Recycling Collection Facility A A
Research and Development A A
Salvage and Wrecking CUP CUP
Towing and Impound A A
Warehousing and Storage
Indoor Warehousing and Storage A A
Outdoor Storage – A §30.185.310, Outdoor Storage
Personal Storage A A
Wholesaling and Distribution – A
Transportation, Communication, and Utilities Uses
Freight/Truck Terminals and
Warehouses – A
Light Fleet Based Services A A
Telecommunications Facilities §30.185.410, Telecommunications Facilities Transportation Passenger Terminals A A
Public Works and Utilities §30.185.340, Public Works and Utilities Other Applicable Types
Accessory Uses and Buildings A/PSP A/PSP §30.185.030, Accessory Uses, and §30.140.020, Accessory Buildings
Alcoholic Beverage Retail
Establishments CUP(14) CUP(14) §30.185.075, Alcoholic Beverage Retail Establishments Animal Keeping A A
§30.185.210, Horse Keeping and SBMC 6.08, Care and
Keeping of Animals
Cannabis Cultivation, Personal §30.185.110, Cannabis Cultivation for Personal Use Mixed-Use Development
Mixed-Use Development is allowed subject to the regulations of the specific uses and applicable zone and permit requirements for any individual use or component of the project.

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58 TABLE 30.30.020: LAND USE REGULATIONS–MANUFACTURING ZONES “A” Allowed Use
“PSP” Performance Standard Permit
Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification M-C M-I Additional Regulations
Mobilehome §30.185.270, Mobilehomes, Recreational Vehicles, and Modular Units, Individual Use; and §30.185.420 Temporary Uses
Nonconforming Use Chapter 30.165, Nonconforming Uses, Site Development, and Uses Solar Energy Systems §30.140.090, Encroachments, and §30.185.400, Solar Energy Systems Temporary Use §30.185.420, Temporary Uses
Specific Limitations

1. Limited to a Caretaker Unit of no more than 400 square feet of net floor area.

3. Other public or semi-public facilities not specifically permitted allowed may be allowed in any zone pursuant to Conditional Use Permit approval.

4. Limited to industrial-related trade schools.

5. Must be located a minimum 300 feet from any other social service facility or emergency shelter.

6. Outdoor activities may occur between the hours of 9:00 a.m. and 4:00 p.m. Activities at all other times shall be conducted within an enclosed building.

Breeding is not allowed.

8. Limited to sales of used automobiles. New or used motorcycles or mopeds are allowed.

9. Only allowed as an accessory use pursuant to §30.185.030, Accessory Uses.

10. Retail sales only allowed as an accessory use. See §30.185.030, Accessory Uses.

11. Seafood processing is not allowed.

12. Seafood processing is only allowed with a PSP.

13. Commercial Cannabis Businesses, as defined in Section 30.295.050.C., require a commercial cannabis business permit pursuant to Chapter 9.44.

14. Limited to uses allowed in the zone.

15. Agriculture limited to accessory uses only.

30.30.030 Development Standards.

Table 30.30.030 prescribes the development standards for Manufacturing Zones. Section numbers refer to other sections of this Title. Additional regulations that apply throughout the City are located in Division III, Citywide Regulations.

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59 TABLE 30.30.030: DEVELOPMENT STANDARDS–MANUFACTURING ZONES Zone M-C M-I
Lot Size and Street Frontage
Minimum Net Lot Area for Newly
Created Lots (sq. ft.)
None; except 3,500 sq. ft. of net lot area is required for lots that include residential uses
Minimum Public Street Frontage
(ft.)
None, See §30.140.180, Street Frontage and Access; and §30.140.120, Location of Lot Lines
Maximum Base Residential Density
Less than 5,000 sq. ft. Net Lot Area 1 unit
5,000 to 6,999 sq. ft. Net Lot Area 2 units
7,000 and more sq. ft. Net Lot Area 3 units, or 1 unit/3,500 sq. ft. of net lot area, whichever is greater
One Caretaker Unit
See §30.185.120, Caretaker Unit
Additional Residential Density Allowances
All lots, in compliance with the
applicable section
See §30.185.040, Accessory Dwelling
Units
See Chapter 30.150, Average UnitSize Density Incentive Program See Chapter 30.145, Affordable
Housing and Density Bonus Incentives
None applicable
Structure Form and Location
Minimum Residential Unit Size See §30.140.150, Residential Unit Maximum Height (ft.)
45;
60 for Community Benefit Project or Community Benefit Housing Project (§30.140.100.B)
Additional Height Limitations
Adjacent to all Residential Zones
Height is further limited in accordance with §30.140.170, Solar Access Height Limitations
Minimum Setbacks and Stepbacks
(ft.), Residential Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments into Setbacks and Open Yards See Chapter 30.150, Average Unit-Size Density Incentive Program Front Setback 10; Portions of structures over 25 ft in height: +10 Interior Setback 6; Portions of structures over 25 ft in height: +4 Minimum Setbacks (ft.),
Nonresidential Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments
Front 0
Interior, Adjacent to
Nonresidential Zone 0
Interior, Adjacent to Residential
Zone 15; Portions of structures over 25 ft in height: +5 AMENDMENTS TO TITLE 30

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60 TABLE 30.30.030: DEVELOPMENT STANDARDS–MANUFACTURING ZONES Zone M-C M-I
Minimum Setbacks and Stepbacks,
Mixed-Use
Residential portions follow residential setbacks; nonresidential and mixeduse portions follow nonresidential setbacks.

Minimum Setbacks (ft.), Parking See §30.175.060, Location of Required Automobile and Bicycle Parking Front, Street-Facing 20
Front, Non-Street-Facing –
Nonresidential Use 0
Front, Non-Street-Facing –
Residential Use 10
Interior, Covered –
Nonresidential Use 0
Interior, Covered, 4 or Fewer
Spaces – Residential Use 3
Interior, Covered, 5 or More
Spaces – Residential Use
6; 3 feet on the lot line opposite the primary front lot line. If the lot has two or more front lot lines, only one opposite lot line may qualify for the reduced setback
Interior, Covered, Lots ≤ 55 ft –
Residential Use
May be reduced to 3 feet if:
• The lot is less than 55 feet wide at the location of the covered parking structure,
• The parking opening does not face a street or alley, and • The interior depth of the covered parking structure does not exceed 20 feet
Interior, Uncovered 3-foot wide landscape buffer along the interior property line Open Yard and Landscape
Open Yards
Any lot developed with residential use shall provide open yard pursuant to §30.140.140, Open Yards.

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61 SECTION 5. Chapter 30.35 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Chapter 30.35 Coastal-Oriented Zones
Sections:

30.35.010 Purpose

30.35.020 Land Use Regulations

30.35.030 Development Standards

30.35.010 Purpose.

The purposes of Coastal-Oriented Zones are as follows:

A. Coastal-Oriented Hotel and Restaurant (CO-HR) Zone. The Coastal-Oriented Hotel and Restaurant (CO-HR) Zone, strives to promote, maintain and protect visitor-serving uses. Hotels and restaurants are the primary uses.

B. Coastal-Oriented Hotel and Visitor-Serving (CO-HV) Zone. The Coastal-Oriented Hotel and Visitor-Serving (CO-HV) Zone, because of its proximity to the shoreline and location along two major arteries, strives to promote, maintain and protect visitor-serving and commercial recreational uses. Tourist and traveler related uses shall be encouraged in this zone in a manner which does not detract from the desirability of the shoreline as a place to visit. Residential uses are appropriate in certain areas. Land classified in the CO-HV Zone may also be overlaid with a second classification of being in the Coastal-Oriented Commercial, Arts and Recreation (CO-CAR) Zone.

C. Coastal-Oriented Harbor (CO-H) Zone. The Coastal-Oriented Harbor (CO-H) Zone strives to maintain the harbor as primarily a working harbor with visitor-serving and coastal-related uses secondary to coastal-dependent uses, and that Stearns Wharf will consist of a mixture of visitorserving, and coastal-dependent and coastal-related uses. In addition, this zone is intended to preserve and protect the coastal environment in terms of light, air, and visual amenities.

D. Coastal-Oriented Commercial, Arts, and Recreation (CO-CAR) Zone. The CoastalOriented Commercial, Arts, and Recreation (CO-CAR) Zone strives to achieve balanced use of the City’s Waterfront and maintain the small scale, local character that is unique to the Waterfront area.

Land uses shall be encouraged in this zone that maintain and enhance the desirability of the AMENDMENTS TO TITLE 30

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62 Waterfront as a place to work, visit, and live. This zone is intended to foster a vital, mixed-use neighborhood and preserve and protect the coastal environment in terms of light, air, and visual amenities. Residential uses are appropriate in certain areas. Land classified in the CO-CAR Zone may also be classified in the Coastal-Oriented Hotel and Visitor-Serving (CO-HV) Zone.

E. Coastal-Oriented Manufacturing Industrial (CO-MI) Zone. The Coastal-Oriented Manufacturing Industrial (CO-MI) Zone strives to provide for appropriate coastal-dependent and coastal-related industrial uses in close proximity to the Harbor/Wharf Complex. The zone encourages the establishment of coastal-oriented industrial uses in keeping with the policies of the California Coastal Act and the City’s Local Coastal Plan.

30.35.020 Land Use Regulations.

Table 30.35.020 and the subsections that follow prescribe the land use regulations for CoastalOriented Zones.

Use classifications are defined in Chapter 30.295, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited.

The table also notes additional use regulations that apply to various uses. Numbers in parentheses refer to specific limitations listed at the end of the table. Section numbers in the right-hand column refer to other sections of this Title.

TABLE 30.35.020: LAND USE REGULATIONS–COASTAL-ORIENTED ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification CO-HR CO-HV CO-H CO-CAR CO-MI Additional Regulations Residential Uses
Residential Uses – A – A –
§30.185.360, Residential
Uses in the CO-HV and COCAR Zones
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63 TABLE 30.35.020: LAND USE REGULATIONS–COASTAL-ORIENTED ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification CO-HR CO-HV CO-H CO-CAR CO-MI Additional Regulations §30.185.040, Accessory
Dwelling Units
Public and Semi-Public Uses
College and Trade School – – – A(1) –
Community Assembly CUP CUP CUP(2) CUP –
Cultural Institution – A A(2) A –
Harbor, Port, and Marina
Facilities – – A – –
Instructional Services – – – A –
Park and Recreation Facilities – – – A –
§30.185.350, Recreation
Facilities
Public Facility – – A(3) A(3) CUP
Commercial Uses
Aquaculture Facilities – – – A –
Artist Studio – – – A –
Automobile/Vehicle Sales and
Services
Automobile/Vehicle Rentals –
A/CUP
(4) A(4)
A/CUP
(4)
A(4)
Automobile/Vehicle Sales
and Leasing – A(5) A(2,5) A(5) A(5)
Fueling Station – CUP(6) PSP(3) CUP CUP
§30.185.090,
Automobile/Vehicle Fueling
Stations or Car Washing
Facilities
Service and Repair, Minor – – A(5) A(5) A(5)
Business Services – – – A(7) –
Commercial Entertainment
and Recreation
Small-scale – – – A –
Eating and Drinking
Establishments A(6) A A(2) A –
Hotels and Similar Uses A A – CUP –
§30.185.220, Hotels and
Similar Uses
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64 TABLE 30.35.020: LAND USE REGULATIONS–COASTAL-ORIENTED ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification CO-HR CO-HV CO-H CO-CAR CO-MI Additional Regulations Maintenance and Repair
Services – – A(5) A(5) A(5)
Offices
Business and Professional – CUP(8) A(2,9) A(9) –
Parking, Public or Private – A A A A
Retail Sales
Food and Beverage Sales – A(6,10) A(2,10) A(10) –
General Retail – A(11) A(2,11) A(11) –
Industrial Uses
Automobile and Vehicle
Repair, Major – – A(5) A(5) A(5)/CUP
Custom Manufacturing – – – A
A(5)/
CUP
Food and Beverage
Manufacturing – – PSP(12) PSP(12)
PSP
(12)
§30.185.380, Seafood Odor
Control
Hazardous Waste
Management Facility – – – – CUP
Chapter 30.55, Hazardous
Waste Management Facility
(HWMF) Overlay Zone
Household Hazardous Waste
Collection Facility – – A(13) – A
Industry, Limited – – A(5) A(5)
A(5)/
CUP
Research and Development – – – A(3)
A(3)/
CUP
Warehousing and Storage – – A(5) A(5)
A(5)/
CUP
§30.185.310, Outdoor
Storage
Transportation, Communication, and Utilities Uses
Public Works and Utilities – – – – CUP
Other Applicable Types
Accessory Uses and Buildings A A A A A
§30.185.030, Accessory
Uses and §30.140.020,
Accessory Buildings
Alcoholic Beverage Retail
Establishments CUP(14) CUP(14) CUP(14) CUP(14) CUP(14)
§30.185.075, Alcoholic
Beverage Retail
Establishments
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65 TABLE 30.35.020: LAND USE REGULATIONS–COASTAL-ORIENTED ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification CO-HR CO-HV CO-H CO-CAR CO-MI Additional Regulations Animal Keeping – A – A –
§30.185.210, Horse
Keeping and SBMC 6.08,
Care and Keeping of
Animals
Cannabis Cultivation, Personal §30.185.110, Cannabis Cultivation for Personal Use Mixed-Use Development
Mixed-Use Development is allowed subject to the regulations of the specific uses and applicable zone and permit requirements for any individual use or component of the project.

Mobilehome §30.185.270, Mobilehomes, Recreational Vehicles, and Modular Units, Individual Use; and §30.185.420 Temporary Uses
Nonconforming Use Chapter 30.165, Nonconforming Uses, Site Development, and Uses Solar Energy Systems §30.140.090, Encroachments, and §30.185.400, Solar Energy Systems Temporary Use §30.185.420, Temporary Uses
Specific Limitations:

1. Limited to schools for the arts or coastal-oriented education facilities.

2. Limited to Stearns Wharf or as secondary harbor uses.

3. Limited to marine-related facilities.

4. Allowed if boat, boat trailer, or personal watercraft rental, CUP for automobile rental in the CO-HV and CO-CAR Zones only.

5. Limited to boats, personal watercraft, and marine-related equipment, CUP in the CO-MI Zone for other uses allowed in the M-I Zone.

6. Food and Beverage Sales, Eating and Drinking Establishments-Convenience, and Fueling Stations are not allowed in the area bounded by Cabrillo Boulevard on the southeast, Los Patos Way on the southwest and the existing railroad right-of-way on the north, due to concerns about protection of the sensitive habitat character and aesthetics of the Andree Clark Bird Refuge, except that Food and Beverage Sales are allowed as an accessory use.

7. Limited to printing and copying, blueprint services, advertising and mailing, photo finishing, model building, and publishing.

8. Limited to the second and third floors of commercial structures and where the Review Authority makes the required findings pursuant to subsection B, below.

9. Limited to offices of businesses or persons engaged in coastal-related activities.

10. Limited to 2,500 square feet of floor area per lot.

11. Limited to uses that are primarily coastal-related, coastal-dependent, visitor-serving, or of a commercial recreational nature specific to the Coastal Zone such as bait and tackle shops, marine supply and related equipment sales, specialty and gift shops, and bicycle, roller skating, moped, dive gear, surfing, and other recreational equipment rental stores.

12. Limited to seafood facilities.

13. Allowed as a secondary harbor use only when limited to facilities exclusively serving the area within the CO-H Zone.

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66 TABLE 30.35.020: LAND USE REGULATIONS–COASTAL-ORIENTED ZONES “A” Allowed Use
“PSP” Performance Standard Permit Required
“CUP” Conditional Use Permit Required
“–“ Use Not Allowed
“(#)” Specific Limitations at the end of the table
Use Classification CO-HR CO-HV CO-H CO-CAR CO-MI Additional Regulations

14. Limited to uses allowed in the zone.

A. Dual Zoning: CO-HV and CO-CAR. The land uses allowances within the CO-HV Zone and the CO-CAR Zone apply within the dual CO-CAR/CO-HV Zone.

B. Additional Land Use Regulations: CO-HV Zone.

1. Required Findings for Business and Professional Offices. Business and Professional Offices may only be allowed where the Review Authority finds that:
a. The use is compatible with visitor-serving uses;
b. Visitor-serving uses remain the primary use of the structure; and c. Non-visitor-serving uses do not exceed 50% of the total square footage of the structure.

2. Other Allowed Uses in the CO-HV Zone. Other visitor-serving or commercial recreational uses deemed appropriate by the Planning Commission are allowed in the COHV Zone.

C. Additional Land Use Regulations: CO-H Zone.

1. Other Allowed Uses and Development in the CO-H Zone. The following uses and development are allowed in the CO-H Zone.
a. Primary Harbor Uses: Other coastal-dependent uses as deemed appropriate by the Planning Commission.
b. Secondary Harbor Uses: Other coastal-related uses as deemed appropriate by the Planning Commission.

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67 c. Stearns Wharf Uses: Other coastal-dependent, coastal-related, and visitorserving uses as deemed appropriate by the Planning Commission.

2. Five Year Review of Uses. At least once every five years from March 30, 1993, the Board of Harbor Commissioners shall review the extent and nature of the uses existing in the Harbor and Shoreline Area of the CO-H Zone and make a recommendation to the Planning Commission regarding the adequacy of coastal-dependent uses (Harbor primary uses) in relation to coastal-related and visitor-serving uses (Harbor secondary uses) in order to assure that the harbor remains a working harbor. A review of the mix of uses may occur at any other time at the direction of the Board of Harbor Commissioners or Planning Commission. Subsequent reviews shall be at five year intervals thereafter. The Coastal Commission shall receive a copy of the recommendation and accompanying background materials associated with each review.

D. Additional Land Use Regulations: CO-CAR Zone. Other coastal-dependent, coastaloriented, commercial recreational, or arts-related uses that are found to be consistent with the intent of the CO-CAR Zone by the Planning Commission are allowed in the CO-CAR Zone.

E. Additional Land Use Regulations: CO-MI Zone. The following uses and development are allowed in the CO-MI Zone.

1. Other coastal-related uses deemed appropriate by the Planning Commission.

2. Any other use permitted allowed in the M-I Zone subject to the restrictions and limitations contained therein and issuance of a Conditional Use Permit. A Conditional Use Permit may be granted in accordance with the provisions of Chapter 30.215, Conditional Use Permits, subject to the following additional findings:
a. The use is compatible with coastal-dependent or coastal-related uses; and b. The property would have no feasible economic value if limited to coastaldependent or coastal-related uses. This finding shall be substantiated by competent evidence determined by the Planning Commission to be objective which includes no present or future demand for coastal-dependent or coastal-related uses. Structures in existence or developments which have a valid and unexpired approval from the Coastal Commission on the effective date of this subsection may be used for all uses permitted allowed in the M-I Zone.

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68 30.35.030 Development Standards.

Table 30.35.030 prescribes the development standards for Coastal-Oriented Zones. Section numbers refer to other sections of this Title. Additional regulations that apply throughout the City are located in Division III, Citywide Regulations.

TABLE 30.35.030: DEVELOPMENT STANDARDS–COASTAL-ORIENTED ZONES Zone CO-HR CO-HV CO-H
CO-CAR
[CO-HV/CO-CAR(A)] CO-MI
Lot Size and Street Frontage
Minimum Net Lot Area for Newly
Created Lots (sq. ft.)
None; except 3,500 sq. ft. of net lot area is required for lots that include residential uses
Minimum Public Street Frontage
(ft.)
None, See §30.140.180, Street Frontage and Access; and §30.140.120, Location of Lot Lines
Residential Density
Maximum Base Residential
Density

N/A N/A N/A
Additional Density Allowances N/A
Structures and
portions of
structures used
for residential
purposes: Same as
R-M Zone
Otherwise: N/A
N/A
Structures and
portions of
structures used for
residential
purposes: Same as
R-M Zone
Otherwise: N/A
N/A
Structure Form and Location
Maximum Height (ft.) 45;
30 when located in the area
bounded by Cabrillo Boulevard
on the southeast, Los Patos
Way on the southwest and the
existing railroad right-of-way
on the north
30 45 Same as MI
Zone
Adjacent to RS or R-2 Zone N/A N/A N/A N/A Same as MI
Zone
Additional Height Limitations
Adjacent to all Residential Zones
Height is further limited in accordance with §30.140.170, Solar Access Height Limitations
Minimum Setbacks and
Stepbacks (ft.)
Residential Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments into Setbacks and Open Yards See Chapter 30.150, Average Unit-Size Density Incentive Program Front
10; Portions of structures over 15 feet in
height: +10;
Portions of structures over 15 feet in
height and when located in the area
10; Portions of structures over 25
feet in height: +10
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69 TABLE 30.35.030: DEVELOPMENT STANDARDS–COASTAL-ORIENTED ZONES Zone CO-HR CO-HV CO-H
CO-CAR
[CO-HV/CO-CAR(A)] CO-MI
bounded by Cabrillo Boulevard on the
southeast, Los Patos Way on the
southwest and the existing railroad
right-of-way on the north: +90
Interior 6; Portions of structures over 25 feet in height: +4 Minimum Setbacks and
Stepbacks (ft.), Nonresidential
Structures
See Ch. 30.185, Standards for Specific Uses and Activities See Ch. 30.165, Nonconforming Structures, Site Development, and Uses See also §30.140.090, Encroachments
Front 0
Interior, Adjacent to
Nonresidential Zone 0
Interior, Adjacent to Residential
Zone 15; Portions of structures over 25 feet in height: +5 Minimum Setbacks and
Stepbacks, Mixed-Use
Residential portions follow residential setbacks; nonresidential and mixeduse portions follow nonresidential setbacks Minimum Setbacks (ft.), Parking See §30.175.060, Location of Required Automobile and Bicycle Parking Front, Street-Facing 20
Front, Non-Street-Facing –
Nonresidential Use
0 Front, Non-Street-Facing –
Residential Use
10 Interior, Covered –
Nonresidential Use
0 Interior, Covered, 4 or Fewer
Spaces – Residential Use
3 Interior, Covered, 5 or More
Spaces – Residential Use
6; 3 feet on the lot line opposite the primary front lot line. If the lot has two or more front lot lines, only one opposite lot line may qualify for the reduced setback
Interior, Covered, Lots ≤ 55 ft –
Residential Use
May be reduced to 3 feet if:
• The lot is less than 55 feet wide at the location of the covered parking structure,
• The parking opening does not face a street or alley, and • The interior depth of the covered parking structure does not exceed 20 feet Interior, Uncovered 3-foot wide landscape buffer along the interior property line Open Yard and Landscape
Open Yards Any lot developed with residential uses shall provide open yard pursuant to §30.140.140, Open Yards.

See Chapter 30.150, Average Unit-Size Density Incentive Program AMENDMENTS TO TITLE 30

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70 TABLE 30.35.030: DEVELOPMENT STANDARDS–COASTAL-ORIENTED ZONES Zone CO-HR CO-HV CO-H
CO-CAR
[CO-HV/CO-CAR(A)] CO-MI
Landscape Any lot developed with residential uses must provide landscape areas pursuant to §30.140.118, Landscape
A. Dual Zoning: CO-HV and CO-CAR. The CO-CAR Zone development standards shall apply to all development projects on land with a dual CO-HV/CO-CAR zoning designation.

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71 SECTION 6. Chapter 30.140 of Title 30 of the Santa Barbara Municipal Code is amended to read as follows:

Division III: Citywide Regulations
Chapter 30.140 General Site Regulations
Sections:

30.140.010 Purpose and Applicability

30.140.020 Accessory Buildings

30.140.025 Balconies and Upper Story Decks

30.140.030 Building Attachment

30.140.040 Development Adjacent to
Unincorporated Lots

30.140.050 Development Along Mission
Creek

30.140.060 Development on Lots Divided by
Zone Boundaries

30.140.070 Development on Substandard
and Publicly Reduced Lots

30.140.080 Discontinuation of Use

30.140.090 Encroachments

30.140.100 Exceptions to Height Limitations

30.140.110 Fences and Hedges

30.140.112 Garage Conversions

30.140.115 Guest Houses

30.140.118 Landscape

30.140.120 Location of Lot Lines

30.140.130 Mechanical and Other
Equipment

30.140.140 Open Yards

30.140.141 Patio Covers

30.140.145 Privacy Standards for Upper
Stories

30.140.150 Residential Unit

30.140.155 Screening

30.140.160 Setbacks and Stepbacks

30.140.170 Solar Access Height Limitations

30.140.180 Street Frontage and Access

30.140.190 Street Widening Setback Lines

30.140.200 Substantial Redevelopment

30.140.210 Swimming Pools

30.140.220 Trash, Recycling, and Personal
Outdoor Storage

30.140.230 Visibility at Driveways and
Intersections

30.140.240 Yard Buildings

30.140.010 Purpose and Applicability.

The purpose of this chapter is to prescribe development and site regulations that apply, except where specifically stated, to development in all zones. These standards shall be used in conjunction AMENDMENTS TO TITLE 30

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72 with the standards for each zone established in Division II, Zone Regulations. In any case of conflict, the more restrictive standards shall apply.

30.140.020 Accessory Buildings.

A. Purpose. The purpose of this section is to establish objective standards for accessory buildings to ensure that such structures are subordinate to the primary use and reflect the size and appearance of surrounding development. These standards regulate the location, size, height, design, and use of accessory buildings to minimize impacts on privacy, scale, and visual character.

B. Applicability. The standards in this section apply to all lots developed with residential uses, and accessory buildings used for agricultural purposes, community gardens, and market gardens.

These standards apply to:

1. All attached and detached covered parking structures, and

2. All other detached accessory buildings and structures, whether enclosed or unenclosed, that have a solid roof supported by columns or walls.

C. Types of Regulated Accessory Buildings. Accessory buildings are defined in Chapter 30.300, Definitions, and include the following:

1. Covered Parking Structures. Garage or carport, whether attached or detached.

2. Livable Accessory Buildings. Detached, roofed, enclosed structures designed for human habitation or occupancy. Examples include Accessory Dwelling Units (ADUs), guest houses, home offices, or similar habitable spaces.

3. Non-Livable Accessory Buildings. Detached, roofed structures not designed or intended for human habitation. Examples include workshops, greenhouses, agricultural buildings, barns, pens, stables, sheds, and storage rooms.

D. Exempt Accessory Structures. The following types of structures are not subject to the provisions of this section:

1. Attached Enclosed Spaces. Livable or non-livable spaces that are attached to and part of the main building pursuant to Section 30.140.030, Building Attachment, and not used for covered parking. These include enclosed additions such as storage rooms, studios, or AMENDMENTS TO TITLE 30

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73 other interior spaces regardless of whether they have interior access to the main building.

These structures are subject to all standards and regulations applicable to the main building.

2. Attached Unenclosed Areas. Exterior roofed shade or entry features such as arcades, porticoes, porches, trellises, gazebos, patio covers, and similar, that are attached to the main building, unenclosed, and are not designed or used for covered parking.

3. Unroofed Structures. Structures without a solid roof, such as fountains, hot tubs, benches, fences, open trellises, and unroofed decks.

4. Yard Buildings. Minor accessory buildings meeting the standards in Section

30.140.240, Yard Buildings.

E. Residential Units in Accessory Buildings. The unauthorized use of accessory buildings for residential purposes is prohibited. Unauthorized or unpermitted Residential Building Elements listed in subsection 30.140.150.E, Determination of Residential Unit, shall not be installed in an accessory building without first obtaining all required City approvals and permits.

F. Residential Building Elements.

1. An accessory building is limited to the following residential building elements:
a. One partial bathroom (a room with only a toilet and lavatory sink); or b. One utility or bar sink.

2. A full bathroom with bathing facilities, more than one sink, or a kitchen are prohibited in accessory buildings. 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.

3. Exceptions to these limitations may be approved as follows:
a. The building is approved as a residential unit or an Accessory Dwelling Unit (ADU); or
b. The building is approved as a guest house consistent with the standards in Section 30.140.115, Guest Houses; or
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74 c. Additional residential building elements are approved pursuant to this subsection and granted a Performance Standard Permit in accordance with Chapter 30.255.

4. The Community Development Director may determine whether proposed residential building elements would result in separate residential occupancy. A Performance Standard Permit issued under Subsection F.3.c must include a condition of approval providing for the automatic expiration of limited-term approvals or rescission of the permit if the City determines there is evidence of separate residential occupancy.

G. Relation to Existing Structures. Accessory buildings and structures may only be constructed on a lot on which there is a permitted main building or land use to which the accessory building is related, with the exception of accessory buildings and structures used for Community Garden, or Market Garden uses, pursuant to Section 30.185.130, Community and Market Gardens.

H. Setbacks.

1. Accessory buildings and structures shall comply with the minimum setback requirements of main buildings in the zone, except as provided in Subsections H.2 through H.4.

2. One-story accessory buildings less than 17 feet in height and not exceeding 1,000 square feet may use the same setback as covered parking structures serving four or fewer spaces, or as allowed by Section 30.140.090, Encroachments.

3. Accessory buildings used for the care and keeping of animals shall be subject to the distance limitations in Title 6 of the Santa Barbara Municipal Code.

4. Accessory buildings used for agricultural operations are subject to the distance limitations in Section 30.185.070, Agriculture.

I. Maximum Height. Accessory buildings or structures shall not exceed two stories and 30 feet in height, or as otherwise limited by this Title.

J. Front Yard Limitation. Detached accessory buildings, except covered parking or a building used exclusively as an Accessory Dwelling Unit approved under Section 30.185.040, are prohibited in a front yard.

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75 K. Design Style. New accessory buildings, additions to accessory buildings, and exterior alterations must incorporate architectural elements that either match the exterior materials, colors, and finishes of the main building, or existing accessory building. Roof form and pitch, window proportions, and door styles must be consistent with those of the main building. Variations may be approved by the applicable Design Review body if the proposed design does not adversely affect the visual character of the site or surrounding area.

L. Maximum Floor Area – Single-Unit Residential Uses. The provisions of this subsection shall apply to all development located in single unit zones; or in all zones, on lots developed with a Single-Unit Residential use, as defined in Section 30.295.020.A.1, and no other principal uses. The maximum floor area for attached or detached covered parking and other detached accessory buildings and structures is as follows:

1. Maximum Total Square Footage Per Lot.
a. Lots less than 5,000 square feet: 1,000 square feet
b. Lots 5,000 square feet up to 9,999 square feet: 1,300 square feet c. Lots 10,000 square feet up to 14,999 square feet: 1,500 square feet d. Lots 15,000 square feet up to 19,999 square feet: 1,750 square feet e. Lots 20,000 square feet or larger: 1,950 square feet M. Rooftop Decks Prohibited. No rooftop deck or rooftop viewing area shall be placed on the roof of an accessory building or structure unless approved by the applicable Design Review body.

30.140.025 Balconies and Upper Story Decks
A. Purpose. The purpose of this section is to establish objective standards that allow balconies and upper story decks as architectural features while minimizing visual and privacy impacts on surrounding properties.

B. Privacy Standards – Single-Unit and Two-Unit Residential Development. All new or altered upper story unenclosed landings, decks, and balconies on lots developed with single-unit or two-unit residential development must comply with all of the following standards:

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76 1. Size and Placement.
a. The structure must not exceed 16 feet in width and 10 feet in depth, exclusive of handrails, guardrails, wing walls, and uncovered steps. b. Only one balcony or deck is permitted per building façade. Balconies or decks on the same façade or on façades that meet at a building corner must not be combined into a single structure that exceeds 16 feet in width or 10 feet in depth.

2. Setback from Lot Lines. Any upper-story unenclosed landing, deck, or balcony greater than 20 square feet must be located a minimum of 15 feet from all interior lot lines and meet the front setback or comply with allowed encroachments pursuant to Section

30.140.090, Encroachments.

3. Rooftop Decks. Rooftop decks are prohibited unless approved by the applicable Design Review body pursuant to Chapter 30.220.

4. Exceptions. Variations to the privacy standards in this subsection may be approved by the applicable Design Review body, provided the structure complies with all applicable base zone setback and development standards.

C. Encroachments.

1. Setbacks. The cantilevered portion of a balcony or upper story deck may encroach into front setbacks, but not interior setbacks, consistent with Section 30.140.090, Encroachments, provided no new ground supports are placed within the setback area.

2. Stepbacks. An unenclosed balcony, deck, terrace, or similar usable open space may be located within an upper story stepback, provided there is no further encroachment beyond the plane of the floor below.

D. Open Yards.

1. Qualifying Open Yard Area. Balconies and upper story decks may be used to satisfy the required open yard area for multi-unit and mixed-use projects consistent with the standards in Section 30.140.140, Open Yards.

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77 2. Overhangs into Open Yards. A balcony or upper story deck may overhang into required open yards, consistent with Section 30.140.090, Encroachments.

E. Uncovered Structures. The portion of a balcony or upper story deck that encroaches into a required setback, stepback, or open yard must:

1. Remain uncovered, except for an awning; or

2. Be located above or below another balcony or upper story deck, provided there are no direct vertical connections between them, such as stairs, ladders, or structural supports, other than the wall from which they are cantilevered. A minimum vertical clearance of seven feet shall be maintained, measured from grade or the top of the lower balcony slab to the underside of the balcony slab directly above.

F. Guardrail and Windscreen Materials.

1. Transparency and Height.
a. Guardrails shall not exceed 42 inches in height, or the minimum height required by the Building Code, whichever is greater.
b. Guardrails shall not exceed 50% opacity, consisting of open elements such as bars, balusters, or railings. Solid materials, including glass panels, are not considered open elements and do not meet this transparency requirement unless otherwise approved by the applicable Design Review body.
c. Variations to these guardrail standards may be approved by the applicable Design Review body to ensure consistency with the building’s architectural style, as defined in applicable design guidelines.

2. Reflective Materials. Glass or other reflective materials used on windscreens or guardrails must be oriented or treated to minimize glare onto streets, pedestrians, or surrounding structures.

G. Lighting. All outdoor lighting associated with decks, balconies, exterior stairways, and landings shall be fully shielded and downward directed to prevent light trespass onto adjacent properties.

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78 FIGURE 30.140.025: BALCONIES AND UPPER STORY DECKS

30.140.030 Building Attachment.

A. Purpose. The purpose of this section is to establish objective standards for determining when buildings and structures are considered attached or detached. These standards ensure consistent application of development standards and promote a cohesive architectural relationship between main and accessory buildings on a property.

B. Applicability. The provisions of this section apply to all main and accessory buildings, or portions thereof, and structures having a solid roof supported by columns or walls. All buildings and structures must either be classified as attached or detached in accordance with the standards in this section.

C. Required Separation. Any building, roofed structure, or portion thereof that does not meet the minimum connection standards in Subsection D shall be considered detached. Detached buildings or structures must be physically separated and unconnected from other buildings or structures and are subject to all applicable standards and limitations for detached main or accessory buildings under this Title.

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79 D Required Minimum Connection. Buildings or roofed structures shall be considered attached when the structures meet the following minimum connection standards:

1. Enclosed Buildings. Enclosed buildings shall be considered attached when the buildings share either:
a. A common building wall or floor-to-ceiling connection with minimum dimensions of eight feet by eight feet; or
b. An interior connection, such as a hallway or room, with minimum dimensions of seven feet by seven feet.

2. Unenclosed Structures. Unenclosed roofed structures such as carports, patio covers, or similar, are considered attached when they share a solid roof connection with a minimum dimension of eight feet. Breezeways or other similar unenclosed connections do not qualify as attachment between enclosed buildings.

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80 FIGURE 30.140.030: BUILDING ATTACHMENT

30.140.040 Development Adjacent to Unincorporated Lots.

Where development is subject to limitations based upon the adjacent lot, and the adjacent lot is located outside the City of Santa Barbara City Limit, the adjacent lot shall be regarded as within the City of Santa Barbara in a zone most similar in terms of allowed uses or maximum residential density to the lot’s zoning in the subject jurisdiction, as determined by the Community Development Director.

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81 30.140.050 Development Along Mission Creek.

A. Purpose. The purpose of this section is to provide controls on development adjacent to the bed of Mission Creek within the City of Santa Barbara. These controls are necessary:

1. To prevent undue damage or destruction of developments by flood waters;

2. To prevent development on one parcel from causing undue detrimental impact on adjacent or downstream properties in the event of flood waters; and

3. To protect the public health, safety and welfare.

B. Applicability. No person may construct, build, or place a development within the area described in Subsection 30.140.050.C, Development Limitation Area, unless said development has been previously approved as provided in Subsection 30.140.050.E, Approval Required. The development must also comply with the City of Santa Barbara's adopted Floodplain Management regulations.

C. Development Limitation Area. The limitations of this section shall apply to all land within the area of the Mission Creek watercourse pursuant to Section 30.15.040, Determining Creek Top of Bank, and all land located within 25 feet of the top of either bank of Mission Creek within the City of Santa Barbara.

D. Development Defined. Development, for the purposes of this section, shall include any structure requiring a building permit; the construction or placement of a fence, wall, retaining wall, steps, deck (wood, rock, or concrete), or walkway; any grading; or, the relocation or removal of stones or other surface which forms a natural creek channel.

E. Approval Required. Prior to construction of a development in the area described in Subsection 30.140.050.C, Development Limitation Area, the property owner shall obtain approvals as follows:

1. Any development subject to the requirement for a building permit shall be reviewed and approved by the Community Development Director or the Planning Commission on appeal, prior to the issuance of a building permit.

2. Any development not requiring a building permit shall be reviewed and approved by the Community Development Director, or the Planning Commission on appeal. A AMENDMENTS TO TITLE 30

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82 description of the development shall be submitted showing the use of intended development, its location, size and manner of construction.

F. Development Standards. No development in the area subject to this section shall be approved unless it is found that it will be consistent with the purposes set forth in Subsection

30.140.050.A, Purpose.

1. The Community Development Director, or the Planning Commission on appeal, shall consider the following in determining whether the development is consistent with Subsection 30.140.050.A, Purpose:
a. That the proposed new development, additions, alterations, and improvements, will not significantly reduce existing floodways, realign stream beds or otherwise adversely affect other properties by increasing stream velocities or depths, or by diverting the flow, and that the proposed new development will be reasonably safe from flow-related erosion and will not cause flow-related erosion hazards or otherwise aggravate existing flow-related erosion hazards. b. That proposed reconstruction of structures damaged by fire, flood or other calamities will comply with Subparagraph 1.a above, or be less nonconforming than the original structure and will not adversely affect other properties. c. The report, if any, of a qualified soils engineer or geologist and the recommendations of the Santa Barbara County Flood Control and Water Conservation District.
d. Whether denial of approval would cause severe hardship or prohibit the reasonable development and use of the property.

2. The Community Development Director, or the Planning Commission on appeal, may consider the following factors as mitigating possible hazards which might otherwise result from such development:
a. Where the development is located on a bank of the creek which is sufficiently higher than the opposite bank to place the development outside a flood hazard area.
b. Where the creek bed adjacent to the development is sufficiently wide or the creek bank slope sufficiently gradual that the probability of flood hazard is reduced.

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83 c. Where approved erosion or flood control facilities or devices have been installed in the creek bed adjacent to the development. d. Where the ground level floor of the development is not used for human occupancy and has no solid walls.
e. Where the development is set on pilings so that the first occupied floor lies above the 100-year flood level, and such pilings are designed to minimize turbulence.

3. The Staff Hearing Officer, or the Planning Commission on appeal, may grant a Modification to required Open Yards or setbacks required by the applicable zone, pursuant to Chapter 30.250, Modifications, in order to enable a structure to comply with the Development Limitation Area in Subsection 30.140.050.C, or to be relocated to a safer or more appropriate location on the lot.

G. Procedures. The following procedures shall apply to developments in the area defined in Subsection 30.140.050.C, Development Limitation Area:

1. All applicants shall receive an environmental assessment.

2. All applications shall be referred to the Santa Barbara County Flood Control and Water Conservation District and the City Parks and Recreation Department Creeks Division for review and comment.

3. Upon completion of the above review and comment, the proposed development shall be reviewed by the Community Development Director as provided in Subsection

30.140.050.E, Approval Required. The Community Development Director shall give the applicant and any other person requesting to be heard, an opportunity to submit oral or written comments prior to a decision. The Community Development Director shall send by mail notice of the decision to the applicant. The decision of the Community Development Director shall be final unless appealed by the applicant or any interested person to the Planning Commission within 10 days by the filing of a written appeal with the Community Development Department. The Community Development Department shall schedule the matter for a noticed public hearing by the Planning Commission pursuant to 30.205, Common Procedures. The decision of the Planning Commission shall be final.

30.140.060 Development on Lots Divided by Zone Boundaries.

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84 A. Generally. Where a lot is divided by a zone boundary, the regulations applicable to each zone shall be applied to the area within the zone, and no use, other than parking serving a principal use on the site, shall be located in a zone in which it is not an allowed use.

B. Accessory Facilities. Accessory landscape, fences, screening or retaining walls, and usable open space may be located on the lot without regard for zone boundaries but must comply with the standards of the applicable zone.

C. Density. The maximum density allowed, if any, shall be calculated according to the lot area within each zone and the corresponding allowable density for that zone, and distributed as follows:

1. Residential Single Unit Zones. Up to the allowable density for the Residential Single Unit portion of the site may be located on the area of the lot in the Residential Single Unit Zone. If the lot is divided by multiple RS Zone designations, then the allowed density is one unit per lot.

2. Other Zones. The resulting maximum allowed number of units may be distributed on the lot without regard for zone boundaries, as long as all portions of the project comply with the development standards of the zone in which they are located and all other provisions of this section.

30.140.070 Development on Substandard and Publicly Reduced Lots.

A. Use of Legally Created Substandard Lots. Any lot or parcel of land that was legally created may be used as a building site even when consisting of less area or lot dimensions than that required by the regulations for the zone in which it is located. Lot area per residential unit requirements and all other provisions of this Title shall apply. No substandard lot shall be subdivided or further reduced in area or dimensions unless required for a public purpose by a public agency or unless granted a Modification pursuant to Chapter 30.250, Modifications.

B. Conformity of Lots Reduced for Public Purposes. Where any existing parcel of land is reduced in size or lot dimensions below those required by this Title by reason of the acquisition or dedication of a portion thereof, along any perimeter of such parcel for any public purpose by any public agency, such parcel as so reduced shall be considered as conforming to the provisions of this Title as a legal lot. This section shall not apply to property acquired by a public agency as part of a subdivision of more than one lot:.

1. Minimum lot area and street frontage required by this Title shall not apply.

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85 2. In applying residential density and Maximum Floor Area Ratio (FAR) requirements, the area of such lot shall be considered as that which existed prior to such acquisition or dedication.

3. All setbacks and other development standards for new development shall be measured and calculated from the resulting lot line created by said acquisition or dedication.

4. For provisions related to existing structures that become nonconforming due to public acquisition or dedication, refer to Section 30.165.035, Structures Made Nonconforming by Public Acquisition.

30.140.080 Discontinuation of Use.

A. Nonresidential Use. A use shall be considered discontinued when the use ceases for a period of 12 consecutive months and evidence that the use has been discontinued occurs. The 12- month limitation may be extended to a maximum of 24 additional months at the Community Development Director’s sole discretion if due diligence in obtaining permits has been demonstrated.

Elements to be considered in determining whether a use has been discontinued include, but are not limited to, any combination of the following:

1. Site is vacated;

2. Business license or other required license lapse;

3. Building is closed for business;

4. There are no persons, materials, equipment, or products occupying the buildings, structures, or site;

5. Utilities are terminated; or

6. Lease is terminated.

B. Residential Use. A legal residential use shall not be considered discontinued, regardless of the length of time of nonuse.

30.140.090 Encroachments.

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86 A. Applicability. Required setbacks, stepbacks, landscape areas, and open yard areas shall remain open, unenclosed, and unobstructed from the ground or allowed finished surface upward, except as provided in this section. The provisions of this section do not apply to:

1. Section 30.140.050, Development along Mission Creek;

2. Section 30.140.190, Street Widening Setback Lines; or

3. This section applies only to encroachments on private property and does not authorize encroachments into the public right-of-way or utility easements.

B. General Limitations. All encroachments allowed under this section shall comply with the following limitations:

1. Vertical Clearance.
a. Wall-mounted encroachments into setbacks or stepbacks shall be elevated at least 18 inches above the adjacent finished floor or adjacent grade, whichever is higher, to ensure they do not create occupiable floor area or rest directly on a horizontal surface, in accordance with the definition of a wall-mounted structure. b. Encroachments located above a required open yard must maintain a minimum vertical clearance of 7 feet, measured from the finished grade or finished surface directly beneath the encroachment to the lowest point of the encroaching structure.

2. Floor Area Not Allowed. Encroachments shall not be designed or constructed to provide usable interior floor area within a building or structure.

3. Below or At Grade Structures. Structures located below finished grade, or with a finished surface level no more than 10 inches above existing grade, are not considered encroachments. This includes non-vehicular paved areas such as patios, decks, pathways, dooryards, or steps, provided the surface is not part of the building’s roof structure.

4. Screening Enclosures. Enclosures intended to screen an encroachment must comply with the same setback and minimum distance requirements applicable to the encroaching feature.

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87 5. Nonconforming Features. Encroachments are allowed within both conforming and nonconforming setbacks, stepbacks, landscape areas, and open yards, provided they maintain the minimum required distance from the property line and comply with all applicable standards in this section. The extent of horizontal encroachment shall not be limited solely due to the nonconforming status of the open yard or setback area.

6. Building Code Compliance. All encroachments shall comply with applicable provisions of the Building Code.

7. Encroachments into Required Landscape Areas. If a required landscape area overlaps a setback, stepback, or open yard, the features listed in Table 30.140.090.C may also encroach into the required landscape area, provided they comply with the same standards and limitations that apply to those features elsewhere.

8. Classification of Structures. All features subject to this section shall be classified based on their physical characteristics, placement, and functional design, as determined by the Community Development Director. Reclassification to avoid applicable standards is prohibited.

C. Allowed Encroachments. The features listed in Table 30.140.090.C: Allowed Encroachments may encroach into setbacks, stepbacks, landscape, and open yard areas, subject to the standards specified in the table and the specific limitations in Subsection D. Where “Front” is indicated it refers to the Front Yard, Front Setback, and Front Stepback. Where “Interior” is indicated it refers to the Interior Setback and Interior Stepback. Where “No limit” is indicated in any column, the feature may extend without a maximum dimension in that category; however, it must still meet any applicable minimum distance from the lot line set forth in this section or elsewhere in this Title.

TABLE 30.140.090.C: ALLOWED ENCROACHMENTS
“–” Encroachment Not Allowed; “MZE” Minor Zoning Exception Required Maximum Encroachment
Feature
Front Interior Open Yard
Minimum
Distance from
Lot Line
Limitations/Additional
Regulations
Architectural Elements
Architectural Features
(Wall-Mounted) 3 ft 3 ft 3 ft 2 ft See Definitions, §30.300.010 “A” AMENDMENTS TO TITLE 30

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88 TABLE 30.140.090.C: ALLOWED ENCROACHMENTS
“–” Encroachment Not Allowed; “MZE” Minor Zoning Exception Required Maximum Encroachment
Feature
Front Interior Open Yard
Minimum
Distance from
Lot Line
Limitations/Additional
Regulations
Bay Windows 3 ft – 3 ft 2 ft
Chimneys
(Attached) 3 ft 3 ft 3 ft 3 ft Must serve the interior of a building Eaves 3 ft 3 ft 3 ft 2 ft
Porch (Front) 10 ft
3 ft; or same as
residence if
nonconforming
–
5 ft (front),
3 ft (interior)
One per unit; See
Subsection D.3
Rain Gutters and
Downspouts 6 in 6 in 6 in N/A Allowed projection beyond the roof eave Stoops, Landings, and
Outside Steps 10 ft 3 ft 3 ft 5 ft (front), 3 ft (interior) First-floor level only;
See Subsection D.3
Wing Wall One wing wall per lot line allowed Per Building Code ≤1 ft thick, ≤9 ft tall
Functional Elements
Mechanical
Equipment
(Roof-Mounted)
May match roof or roof parapet, if
screened consistent with
§30.140.155, Screening
N/A 2 ft
See §30.140.130,
Mechanical and Other
Equipment
Mechanical
Equipment
(Wall-Mounted)
18 in 18 in 18 in 2 ft
See §30.140.130,
Mechanical and Other
Equipment
Mechanical
Equipment
(Ground-Mounted)
Max. 50 sq. ft No limit Max. 50 sq. ft 10 ft (front),
3 ft (interior)
See §30.140.130,
Mechanical and Other
Equipment
Solar Energy Systems
(Roof-Mounted)
May match roof eaves if parallel
and ≤10 in. above roof N/A 2 ft See §30.140.170, Solar Energy Systems Solar Energy Systems
(Ground-Mounted) 3 ft No limit –
10 ft (front),
3 ft (interior)
Max. height: 30 in
(front), 6 ft (interior)
See §30.140.170, Solar
Energy Systems
Storm Water
Management
Equipment (Rain
Barrels/Cisterns)
Max. 50 sq. ft Max 2 per
setback
Max 2 per
open yard area
10 ft (front)
2 ft (interior)
Cumulative max.
capacity: 1,000 gallons;
Max. height: 6 ft
Trash/Recycling
Enclosures (Unroofed) Max. 50 sq. ft No limit –
10 ft (front)
2 ft (interior)
See §30.140.220, Trash
Recycling, and Personal
Outdoor Storage
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89 TABLE 30.140.090.C: ALLOWED ENCROACHMENTS
“–” Encroachment Not Allowed; “MZE” Minor Zoning Exception Required Maximum Encroachment
Feature
Front Interior Open Yard
Minimum
Distance from
Lot Line
Limitations/Additional
Regulations
Yard Building
(<6 ft tall) – No limit No limit No limit See §30.140.240, Yard Buildings Yard Building
(6–8 ft tall) – No limit 3 ft 3 ft See §30.140.240, Yard Buildings Outdoor Living and Circulation
Accessible
Parking/Access
Improvements
No limit No limit – No limit ADA-compliant features
only
Balconies and Upper
Story Decks 3 ft –
Max. 20% per
Subsection D.2 2 ft
See §30.140.025,
Balconies and Upper
Story Decks
Driveways (On Grade) No limit No limit – No limit
Not exceeding the
width necessary for
vehicular access
Driveway Gate No limit No limit –
20 ft (front),
unless waived
by the Public
Works Director
See Subsection D.5
Entryway Trellis,
Arbor, Gate 1 per lot line 1 per lot line N/A No limit Se Subsection D.1 Fences and Walls No limit No limit No limit No limit See §30.140.110, Fences and Hedges
Landscape
Accessories
(Residential)
Max. 50 sq. ft
Allowed only
where front and
interior setbacks
intersect
No limit No limit See Definitions
§30.300.120 “L”
Open Yard Amenities
(Residential) – –
Max. 20% per
Subsection D.2 N/A
Outdoor Furniture
(Nonresidential) No limit – – No limit Must be movable
Patio Covers, Solid
Roof (Attached)
3 ft for
overhang only
3 ft for overhang
only
Max. 20% per
Subsection D.2 2 ft See §30.140.142, Patio Covers
Patio Cover, Solid
Roof (Detached) –
3 ft for overhang
only
Max. 20% per
Subsection D.2 2 ft See §30.140.142, Patio Covers
Planter Beds &
Terraces (≤42 in
height)
No limit No limit No limit No limit See §30.140.110,
Fences and Hedges
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90 TABLE 30.140.090.C: ALLOWED ENCROACHMENTS
“–” Encroachment Not Allowed; “MZE” Minor Zoning Exception Required Maximum Encroachment
Feature
Front Interior Open Yard
Minimum
Distance from
Lot Line
Limitations/Additional
Regulations
Swimming Pools &
Spas (Below-Grade) No limit No limit No limit 15 ft (front), 5 ft (interior) See §30.140.210,
Swimming Pools
Uncovered
Decks/Patios
(≤10 in. high)
No limit No limit No limit No limit
Not considered
encroachments; see
§30.140.090.B.3
Uncovered Decks
(≤18 in. high) –
With MZE
approved by the
Community
Development
Director
No limit N/A See Ch. 30.245, Minor
Zoning Exceptions
Uncovered Decks
(≤36 in. high) – – No limit N/A Allowed in open yard only D. Specific Limitations. The following limitations apply to features listed in Table

30.140.090.C:

1. Entryway Trellis, Arbor, or Gate. An entryway trellis, arbor, or gate may encroach into required setbacks, subject to the following limitations. These structures are intended solely as entry features and are distinct from larger patio covers or trellises allowed in open yard areas under Subsection D.2 and Section 30.140.142, Patio Covers. Ground supports for these structures may be located within required setbacks, notwithstanding the limitations in Subsection D.2.b
a. Quantity. One entryway trellis, arbor, or gate is allowed per lot line within required setbacks.
b. Height and Area Limits.
i. Within required setbacks, an overhead structure shall not exceed 9 feet in height and 18 square feet in area.
ii. Within required open yard areas, an overhead structure shall not exceed 12 feet in height.

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91 c. Design. A roofed trellis must be constructed of lattice or other roof material which allows light and air to pass through a minimum of 50% of the roof surface as defined in Section 30.300.200 “T”.
d. Placement. The structure must be located over a walkway or entry path and shall not obstruct required access or visibility.
e. Additional Standards. All structures shall comply with applicable design and screening requirements in Section 30.140.142, Patio Covers.

2. Open Yard.
a. Encroachments into required open yard areas shall not exceed 20% of any individual open yard area, or a cumulative total of 20% of the total required open yard area per lot.
b. Where an encroachment into required open yard areas includes a covered structure (e.g., patio cover, pergola, trellis), the area beneath the cover must be unenclosed, as defined in Section 30.300.210 “U,” and must be designed and used for outdoor purposes, such as a patio, seating area, or similar amenity. Ground supports may be located in the open yard area, but shall not be located within required setbacks, unless otherwise allowed by this section.

3. Front Porches, Stoops, Landings, and Outside Steps. To qualify for the encroachments allowed under this section, front porches, stoops, landings, and outside steps must meet all of the following standards:
a. Maximum Dimensions:
i. A front porch may extend across up to 100% of the width of the front façade of the building it serves. A front porch that is more than 16 feet wide must not exceed 6 feet in depth, and the front porch must not exceed 10 feet in depth, exclusive of handrails, guardrails, wing walls, and uncovered steps.
ii. Stoops and landings must not exceed 16 feet in width and 10 feet in depth, exclusive of handrails, guardrails, wing walls, and uncovered steps; b. The structure must be unenclosed, as defined in Section 30.300.210 “U”; AMENDMENTS TO TITLE 30

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92 c. The structure must be located at the first-floor level only; d. Only one front porch is allowed per unit. Multiple stoops and landings are allowed per unit if each complies with the dimensional, location, and design standards of this subsection.
e. Nonconforming Buildings. For nonconforming buildings, a front entry porch may encroach into the interior setback to the same extent as the existing building, provided that:
i. The porch faces the street; and
ii. No portion of the porch, except for uncovered steps, is located closer than two feet to the interior property line.
f. The finished surface must be no more than 6 feet above finished grade. If covered, the roof height must not exceed 12 feet above the finished floor. g. The structure must use the same exterior materials, roof pitch, and architectural detailing as the structure it serves. Different architectural details or materials may be approved by the applicable Design Review body.

4. Rain Barrels and Cisterns. Shall be maintained in good condition to prevent accumulation of material that attracts mosquitoes or other vectors.

5. Driveway Gates and Opening Devices. Driveway gates and their associated opening devices may encroach into required setbacks, subject to the following standards:
a. Gate Height. Consistent with fence heights in Section 30.140.110, Fences and Hedges.
b. Gate Width. The gate width shall not exceed the width of the driveway it serves.
c. Opening Devices. Gate motors, arms, or control boxes may encroach up to 18 inches into a required setback, provided they are located entirely on private property and do not obstruct access or visibility.
d. Design. Gates and associated equipment shall be screened or finished in a manner consistent with the design of the gate and surrounding improvements.

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93 FIGURE 30.140.090.C: ALLOWED ENCROACHMENTS
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94 FIGURE 30.140.090.B.1: VERTICAL CLEARANCE FOR WALL-MOUNTED

ENCROACHMENTS
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95 FIGURE 30.140.090.D.3.a.i: FRONT PORCHES
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96 FIGURE 30.140.090.D.3a.ii: STOOPS, LANDINGS, AND OUTSIDE STEPS

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; AMENDMENTS TO TITLE 30

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97 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
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, 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 AMENDMENTS TO TITLE 30

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98 review, but before the 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.

TABLE 30.140.110.C: HEIGHT LIMITATIONS FOR FENCES AND HEDGES Maximum Height Maximum Height with Minor Zoning Exception Feature
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.

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99 TABLE 30.140.110.C: HEIGHT LIMITATIONS FOR FENCES AND HEDGES Maximum Height Maximum Height with Minor Zoning Exception Feature
Within 10 ft of
Front Lot Line Front Yard All Other Areas Within 10 ft. of Front Lot Line Front Yard All Other Areas 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.

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.

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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 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:

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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
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:

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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.

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FIGURE 30.140.110.C: FENCE AND HEDGE HEIGHT LIMITATIONS AMENDMENTS TO TITLE 30

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FIGURE 30.140.110.H: STANDARDS FOR RETAINING WALLS

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.

C. Allowed Use.

1. Garage conversions are allowed for the following uses:

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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.
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 AMENDMENTS TO TITLE 30

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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.

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.

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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 30.140.150, 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.

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 AMENDMENTS TO TITLE 30

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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. 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:

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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.

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.

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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.

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
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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.

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.

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30.140.130 Mechanical and 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, 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.

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.

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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.

FIGURE 30.140.130: MECHANICAL AND OTHER EQUIPMENT

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.

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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”.

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 Less than 6,000 sq. ft. 800 sq. ft.

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

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a. Stairs and entry landings, except those connected to first-story decks allowed within an open yard.
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

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.

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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.
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.

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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 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.

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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.

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.

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.

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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:
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.

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5. 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.
b. Areas with Adequate Interior Access. 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 bathroom.
iii. Exterior entrance.
c. Areas without Adequate Interior Access. Areas that do not have adequate interior access are limited to 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.

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 AMENDMENTS TO TITLE 30

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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 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;
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;
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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

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.

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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:
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:

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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 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 AMENDMENTS TO TITLE 30

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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%.

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.

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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.

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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. 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.

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 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 AMENDMENTS TO TITLE 30

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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.

C. Exceptions. The maximum height limits of this section do not apply to the following.

1. Lots with a north property line abutting a street, alley, or a non-residentially zoned lot.

2. Any flagpole, antenna, ornamental spire, chimney, or other structure or building element which is less than four feet along each horizontal dimension.

3. A utility pole and line.

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:
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;
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 c. Fall entirely within the boundaries of an existing covered or uncovered paved off street parking area, or paved driveway leading thereto.

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.

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FIGURE 30.140.170: SOLAR ACCESS HEIGHT LIMITATIONS

EXAMPLE OF DAYLIGHT PLANE
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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.

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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
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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.

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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.

B. Establishing Procedure for Street Widening Setback Lines.

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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.
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 AMENDMENTS TO TITLE 30

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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, 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 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.

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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 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 AMENDMENTS TO TITLE 30

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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.

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 AMENDMENTS TO TITLE 30

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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 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 AMENDMENTS TO TITLE 30

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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.

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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.

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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.

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 AMENDMENTS TO TITLE 30

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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, 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 of Historic Resources. The structure, site and landscape 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.

30.140.210 Swimming Pools 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.

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 AMENDMENTS TO TITLE 30

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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.

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.

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
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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.
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.

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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. 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.

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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.

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.

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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 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 the Public Works Director imposes additional height restrictions due to site-specific conditions.

D. Required Reduction for Safety. If the height of any landscape 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.

FIGURE 30.140.230: VISIBILITY AT DRIVEWAYS AND INTERSECTIONS

WITH SIDEWALK AND PARKWAY
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WITHOUT SIDEWALK AND PARKWAY

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. 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.

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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.
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.

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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.

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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, are not required to provide a front setback. However, such projects shall provide the Average-Depth Front Landscape Buffer in accordance with Section 30.140.118, Landscape.
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 AMENDMENTS TO TITLE 30

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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 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:

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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.

G. Open Yard. Projects developed in accordance with the Average Unit-Size Density Incentive Program shall provide open yard as specified by Section 30.140.140, Open Yards.

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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:

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 AMENDMENTS TO TITLE 30

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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.
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.

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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:

A. Nonconforming Height. No structural alterations may be made to the portion of the structure or building that exceeds the maximum height. Non-structural alterations may be made 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.

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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 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.

FIGURE 30.165.040.B: HEIGHT LIMITATIONS ON ALTERATIONS IN SETBACKS

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.

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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 provided that the alterations conform to the privacy standards in Section 30.140.145, Privacy Standards for Upper-Story Openings.

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.
a. Exceptions. 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
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, alterations are allowed that do not add units, increase the unit size, or increase the residential floor area, except as otherwise allowed by this Title G. Nonconforming Use. See Section 30.165.070, Nonconforming Uses.

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H. Nonconforming Landscape. See Section 30.140.118, Landscape.

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 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; AMENDMENTS TO TITLE 30

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b. 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; 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 AMENDMENTS TO TITLE 30

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D. Nonconforming Additions that Exceed the Maximum Floor 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 is otherwise not allowed as specified in Subsection 30.20.030.A, Maximum Floor 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 does not exceed 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.

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 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, 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.

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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 proposed parking spaces must not exceed the minimum number of spaces required by Chapter 30.175, Parking Regulations.

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

30.165.100, Nonconforming Open Yard.

3. The interior dimensions of the resulting garage or carport shall be equal to or greater than those described in the City Access and Parking Design Standards, and the floor area shall 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. All other applicable development standards are met.

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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 provided:

1. The interior dimensions of the resulting garage or carport shall be no larger than those described in the 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.

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30.165.070 Nonconforming Uses.

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

1. 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 alterations 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.

Santa Barbara City CouncilApril 21, 2026

Santa Barbara City Council
April 21, 2026