Santa Barbara City Council
October 6, 2026

Discussion
On January 23, 2024, the City Council adopted Ordinance No. 6138, establishing the City of Santa Barbara’s Local Housing Trust Fund (SBLHTF). Subsequently, on July 9, 2024, the California Department of Housing and Community Development (HCD) released a Notice of Funding Availability for its 2024 Local Housing Trust Fund Program. In accordance with state requirements, the City conducted the mandated public vetting process to select eligible projects. A public hearing was held on September 10, 2024, following the release of a Cityissued Request for Proposals (RFP), which resulted in two eligible submissions. Both proposed developments are committed to deep affordability, with more than half of their units restricted to Extremely Low-Income households at or below 30% AMI and include dedicated units for special needs populations - an area of significant unmet need in Santa Barbara.

The City elected to move forward with both proposals: 15 South Hope, submitted by the Housing Authority of the City of Santa Barbara, and Carrillo Street Apartments, submitted by People’s Self-Help Housing (PSHH). PSHH’s proposal asked for acquisition funding to secure the project site with a fifty-five year covenant; after entering into a one year purchase option agreement in September 2025, the organization is now prepared to finalize the acquisition.

The project was originally proposed to include the acquisition of four parcels to be used for 64 newly constructed affordable units plus an on-site manager’s unit. However, since 2024, the proposal has evolved. Due to land costs and the lack of secured construction financing, PSHH has requested changes to the unit count and affordability restriction distribution. The current proposal would provide approximately 9 units for Extremely Low-Income households and 35 units for Low Income households in a highly desirable downtown location near jobs and public transit, aligning with City priorities. While 64 units would be preferred, the cost of acquiring the fourth parcel would push the overall project beyond a feasible range. The current proposal of 45 units remains a significant and valuable contribution.

Original Proposal Current Proposal Reason For Change
64 Units 45 Units Acquisition of 3 parcels
instead of 4 due to cost of
land.
50% of units reserved for
households earning 30% AMI
or less
20% reserved for 30% AMI or
less; 80% reserved for 60%
AMI or less
To remain competitive in the
Low-Income Tax Credit
application process
Council Agenda Report
Authorize the City Administrator to Execute a Local Housing Trust Fund Loan for the Acquisition of Land by People’s Self-Help Housing Related to the Carrillo Street Apartments Project [Ordinance Introduction; Resolution; Agreement]

30 year loan term at 3%
interest
55 year loan term at 3%
interest
Investors and lenders often
structure financing based on
the full regulatory timeline.

A 30-year loan term would
create a gap between loan
maturity and affordability
commitments, complicating
refinancing assumptions and
causing potential
underwriting issues. A 55-
year loan term ensures that
both risk and repayment
align with the full term of
affordability. As this project
is in the acquisition phase
this is important as financing
for construction will be
determined at a later date.

Utilizing California State
Local Housing Trust Fund
Grant matching funds in the
amount of $495,196 for
project funding.

Project funding entirely from
Santa Barbara Local Housing
Trust Fund.

Although our grant
application included this
project as an acquisitiononly loan, the HCD LHTF
analyst denied our request
for matching funds because
acquisition-only uses are not
eligible. There is sufficient
uncommitted funding in the
SBLHTF for this loan.

Staff recommends, based on the prior approval of this project during the public hearing held on September 10, 2024, and to advance the goal of prioritizing low-income housing development, that the City Council authorize the City Administrator to execute a Local Housing Trust Fund Loan Agreement (Contract #30101) for a term of 55 years with People’s Self-Help Housing for the acquisition of land for the Carrillo Street Apartments development project.

Council Agenda Report
Authorize the City Administrator to Execute a Local Housing Trust Fund Loan for the Acquisition of Land by People’s Self-Help Housing Related to the Carrillo Street Apartments Project [Ordinance Introduction; Resolution; Agreement]

Budget/Financial Information
The proposed loan amount is for a total of $1,945,176 in Local Housing Trust Fund (LHTF) resources. Funding will be provided in the form of a residual receipts loan at 3% interest for a term of 55 years. These funds will be secured through a deed of trust and a fifty-five year affordability covenant. There remains $234,824 in uncommitted funds from prior fiscal years in the SBLHTF.

A copy of the agreement may be requested from the City Administrator’s Office for public review by contacting Caroline Paine at [email protected].

Prepared by: Caroline Paine, Housing and Homeless Services Manager Submitted by: Alelia Parenteau, Acting Deputy City Administrator Approved by: Kelly McAdoo, City Administrator
1 Ordinance No.

AN ORDINANCE OF THE COUNCIL OF THE CITY OF SANTA

BARBARA APPROVING A LOAN AGREEMENT WITH
PEOPLE’S SELF-HELP HOUSING IN THE AMOUNT OF
$1,945,176, FOR LAND ACQUISITION OF THE REAL
PROPERTY LOCATED AT 312 W CARRILLO STREET, 316 W
CARRILLO STREET, AND 1018 PLACIDO AVENUE TO BE

USED FOR PERMANENT AFFORDABLE HOUSING, TO BE
SECURED BY A DEED OF TRUST AND A 55-YEAR

AFFORDABILITY CONTROL COVENANT IMPOSED ON REAL

PROPERTY, AND AUTHORIZING THE CITY ADMINISTRATOR

TO EXECUTE SUCH AGREEMENTS, SUBJECT TO

APPROVAL AS TO FORM BY THE CITY ATTORNEY
WHEREAS, PEOPLE’S SELF-HELP HOUSING (“Owner”) is acquiring the real property commonly known as 312 W Carrillo Street, 316 W Carrillo Street and 1018 Placido Avenue in the City of Santa Barbara (“Property”); and WHEREAS, by minute action on __________, 2026, the City Council introduced an Ordinance to approve a 30 year loan in the amount of One Million Nine Hundred and Forty-Five Thousand, One Hundred and Seventy-Six Dollars ($1,945,176), from the City’s Local Housing Trust Fund (“City Loan”) with $495,176 received from the California Local Housing Trust Fund Grant Program and $1,450,000 in matching funds allocated from the City of Santa Barbara’s Local Housing Trust Fund, secured by a Deed of Trust and a Fiftyfive Year Affordability Control Covenant; and WHEREAS, in exchange for the City Loan, Owner and City agree to record an Affordability Control Covenant Imposed on Real Property (“Covenant”) restricting the rental of the Property to permanent affordable housing for a total of fifty-five (55) years to comply with the City’s Affordable Housing Policies and Procedures; and WHEREAS, the City Loan is secured by the Deed of Trust recorded in the office of the County Recorder on ____________, 2026, as Instrument No. ______________ of official records for the purpose of securing Owner’s obligations under the City Loan; and 2 WHEREAS, Owner agrees to comply with Covenant recorded in the office of the County Recorder on _____________, 2026, as Instrument No. ______________ of official records.

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

In accordance with the provisions of Section 521 of the Charter of the City of Santa Barbara, the City Administrator is authorized to execute the Loan Agreement, Deed of Trust and Covenant with People’s Self Help Housing and approve subsequent minor amendments to the agreements subject to approval by resolution that do not affect the required level of income affordability requirements or extend the term of the agreement. 1 Resolution No.

A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA
BARBARA AMENDING RESOLUTION NO. 26-057, ADOPTING
THE BUDGET FOR FISCAL YEAR 2027, TO APPROVE AN

INCREASE IN EXPENDITURE APPROPRIATIONS IN THE

LOCAL HOUSING TRUST FUND IN THE AMOUNT OF
$1,945,176 TO FUND A LOAN AGREEMENT WITH PEOPLE’S

SELF HELP HOUSING FOR THE ACQUISITION OF

PROPERTY FOR AFFORDABLE HOUSING DEVELOPMENT
AT 312 W CARRILLO STREET, 316 W CARRILLO STREET,
AND 1018 PLACIDO AVENUE
WHEREAS, in accordance with the City Charter, the City Administrator filed with the Council a proposed budget for the fiscal year beginning July 1, 2026; and WHEREAS, the City Council is required to adopt a budget before the beginning of the fiscal year on July 1, 2026; and
WHEREAS, the City Charter provides that at any public meeting after the adoption of the budget, the City Council may amend or supplement the budget by motion adopted by the affirmative votes of at least a majority of the total members of the City Council; and WHEREAS, as authorized by Resolution No. 26-057, this Resolution approves the amendment to the budget as provided herein.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SANTA BARBARA THAT in accordance with the provisions of Section 1205 of the City Charter, the budget for the fiscal year 2027, as adopted by Resolution No. 26-057, is hereby amended as follows:

The Council approves of an increase in expenditure appropriations of $1,945,176 in the Local Housing Trust Fund to fund a loan agreement with People’s Self-Help Housing for the acquisition of property for affordable housing development at 312 W Carrillo Street, 316 W Carrillo Street & 1018 Placido Avenue.

CITY OF SANTA BARBARA
Council Agenda Report
Agenda Date: October 6, 2026
To: Mayor and Councilmembers
From: City Administrator’s Office
Subject: Advocacy Positions of Support for Proposition 1 and Opposition to Propositions 43 and 45 on the November 3, 2026 Statewide General Election Ballot [Resolution]
Recommendation:

That Council:

A. Adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara in Support of Proposition 1, the Veterans and Affordable Housing Bond Act of 2026, on the November 3, 2026 Statewide General Election Ballot;
B. Adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara in Opposition to Proposition 43, Relating to Local Special Taxes and the Two-thirds Vote Requirement, on the November 3, 2026 Statewide General Election Ballot; and C. Adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara in Opposition to Proposition 45, Relating to Environmental Review for Certain Projects, on the November 3, 2026 Statewide General Election Ballot.

Executive Summary
On September 15, 2026, the City's lobbyist, Townsend Public Affairs, Inc. (TPA), briefed the Council on the fourteen statewide measures that qualified for the November 3, 2026 California General Election ballot, and the Council received a presentation summarizing each measure and its potential implications for the City. Following that briefing, staff identified three measures with sufficiently direct and significant implications for municipal revenue authority, housing resources, and environmental review procedures to warrant a formal Council position in advance of the November election.

Government Code Section 50023 authorizes the legislative body of a local agency to support or oppose a ballot measure. Consistent with that authority and the City's adopted legislative Agenda Item No. 7
Council Agenda Report
Advocacy Positions of Support for Proposition 1 and Opposition to Propositions 43 and 45 on the November 3, 2026 Statewide General Election Ballot [Resolution]

advocacy practice, staff recommend that Council adopt three separate resolutions. The first is in support of Proposition 1, the Veterans and Affordable Housing Bond Act of 2026. The second is in opposition to proposition 43, which would impose a two-thirds voter-approval requirement on all local special taxes, including those proposed through the citizens' initiative process. Lastly, a third resolution is in opposition to Proposition 45, which would amend the California Environmental Quality Act (CEQA) to expedite review and limit judicial remedies for specified categories of projects.

Discussion
The California Secretary of State finalized the November 3, 2026 statewide ballot on June 25, 2026, the constitutional deadline for citizen initiatives to qualify and the last day proponents could withdraw qualified measures through negotiated agreements. In the weeks preceding the deadline, negotiations among the Governor's Office, Legislative leadership, initiative proponents, business and labor organizations, taxpayer advocates, and local government stakeholders substantially reshaped the ballot. Six qualified initiatives were withdrawn through negotiated settlements and one additional measure failed to qualify, leaving fourteen statewide measures, five legislative measures and nine citizen initiatives, for voter consideration. This report addresses only the three measures for which staff recommend a formal Council position.

Proposition 1: Veterans and Affordable Housing Bond Act of 2026 Recommended Position: Support
Proposition 1 was placed on the ballot by the Legislature through Senate Bill 417 and would authorize the State to issue $11.25 billion in general obligation bonds for affordable housing and veterans’ housing programs. Of the total authorization, $10 billion would support affordable housing programs and $1.25 billion would support the CalVet Home Loan Program.

The affordable housing funding would be administered through existing and expanded state housing programs and would support the development, rehabilitation, preservation, and acquisition of affordable rental and ownership housing, including housing for lower-income households, people experiencing homelessness, farmworkers, veterans, and other populations facing barriers to obtaining stable housing.

The measure is directly relevant to the City's housing and homelessness priorities and to the goals of the City’s Housing Element and the Local Housing Trust Fund. Proceeds would be Council Agenda Report
Advocacy Positions of Support for Proposition 1 and Opposition to Propositions 43 and 45 on the November 3, 2026 Statewide General Election Ballot [Resolution]

appropriated over several fiscal years and repaid from the State General Fund, and specific allocation and program guidelines would be established by state housing agencies following voter approval; the measure would not create a dedicated funding stream for the City and would not itself commit any City resources. Staff recommend that Council adopt a resolution in support of Proposition 1.

Proposition 43: Local Taxes and the Two-Thirds Vote Requirement Recommended Position: Oppose
Proposition 43 was placed on the ballot by the Legislature through Assembly Constitutional Amendment 22 (ACA 22) and would amend the California Constitution to require approval by two-thirds of voters for all local special taxes, including special taxes proposed through the local citizens’ initiative process. A special tax is a tax whose proceeds are dedicated to one or more specified purposes, such as transportation, public safety, libraries, parks, housing, homelessness programs, or emergency response.

Local government-sponsored special taxes are already generally subject to a two-thirds voterapproval requirement. Following the California Supreme Court's decision in California Cannabis Coalition v. City of Upland, however, appellate decisions concluded that certain procedural restrictions applicable to local government-sponsored measures did not necessarily apply to measures placed on the ballot through the citizens’ initiative power, creating a pathway under which some voter-sponsored special taxes could be approved by a simple majority. Proposition 43 would close that distinction by expressly applying the twothirds vote requirement to special taxes proposed through the initiative process, so that a citizen-sponsored special tax would be subject to the same voter-approval threshold as a special tax placed on the ballot by the City Council.

For the City, Proposition 43 is among the most significant measures on the November 2026 ballot. Requiring two-thirds voter approval for all local special taxes, regardless of how they qualify for the ballot, would make future voter-sponsored dedicated revenue measures – including any measure the City or a regional coalition might place before voters to fund transportation, housing, homelessness, public safety, or infrastructure priorities – substantially more difficult to approve. Staff recommend that Council adopt a resolution in opposition to Proposition 43.

Council Agenda Report
Advocacy Positions of Support for Proposition 1 and Opposition to Propositions 43 and 45 on the November 3, 2026 Statewide General Election Ballot [Resolution]

Proposition 45: Environmental Review for Certain Projects Recommended Position: Oppose
Proposition 45 is an initiative statute that would amend the California Environmental Quality Act (CEQA), codified at Public Resources Code Section 21000 et seq., to expedite environmental review and litigation for specified categories of housing, transportation, water, health care, and clean-energy projects. For covered projects, the measure would establish deadlines for public agencies to complete environmental review and take required actions; would limit the extent to which a lead agency must evaluate a reasonable range of feasible project alternatives; and would change judicial review of covered project approvals by establishing deadlines for filing and resolving CEQA lawsuits and limiting the evidence a court may consider and the remedies a court may order.

As a lead and responsible agency under CEQA for numerous housing, infrastructure, transportation, water, and clean-energy projects, the City has a direct and substantial interest in the scope of environmental review and judicial oversight available for those projects. While proponents contend the measure would accelerate project delivery, staff have significant concerns regarding the measure’s approach including, but not limited to, the following:
(a) The narrowed alternatives analysis and compressed review timelines could constrain the City’s ability to fully evaluate and mitigate a project’s environmental effects and to tailor review to local conditions;
(b) Limitations on the evidence and remedies available in CEQA litigation could curtail the City’s and the public’s ability to enforce environmental review obligations and correct legal deficiencies before a project proceeds; and
(c) The statewide, categorical approach of Proposition 45 would substitute a one-size-fitsall standard for the case-by-case environmental review that CEQA and existing statutory exemptions currently allow local agencies to apply.

Staff recommend that Council adopt a resolution in opposition to Proposition 45.

Budget/Financial Information
There is no direct fiscal impact associated with the adoption of the attached resolutions. The resolutions express Council policy positions on statewide ballot measures and do not commit City funds, other than staff time to communicate the adopted positions, which will be absorbed Council Agenda Report
Advocacy Positions of Support for Proposition 1 and Opposition to Propositions 43 and 45 on the November 3, 2026 Statewide General Election Ballot [Resolution]

within existing departmental resources and the City’s legislative-advocacy budget. The ballot measures themselves carry varying fiscal implications for the State and, in several cases, indirect implications for local revenue authority and program funding.

Prepared and
Submitted by: Barbara Andersen, Senior Assistant to the City Administrator Approved by: Kelly McAdoo, City Administrator
1 Resolution No.

A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA
BARBARA IN SUPPORT OF PROPOSITION 1, THE VETERANS AND
AFFORDABLE HOUSING BOND ACT OF 2026, ON THE NOVEMBER
3, 2026 STATEWIDE GENERAL ELECTION BALLOT
WHEREAS, the California State Legislature, through Senate Bill 417, placed Proposition 1, the Veterans and Affordable Housing Bond Act of 2026, on the November 3, 2026 statewide general election ballot.

WHEREAS, Proposition 1 would authorize the State of California to issue $11.25 billion in general obligation bonds, of which $10 million would be dedicated to affordable housing programs and $1.25 billion would be dedicated to the CalVet Home Loan Program.

WHEREAS, Bond proceeds dedicated to affordable housing would be administered through existing and expanded state housing programs and would support the development, rehabilitation, preservation, and acquisition of affordable rental and ownership housing serving lower-income households, people experiencing homelessness, farmworkers, veterans, and other populations facing barriers to obtaining stable housing.

WHEREAS, the City of Santa Barbara continues to experience a substantial shortage of housing affordable to lower- and moderate-income households, and many existing stated affordable housing programs on which the City and local housing developers rely are oversubscribed or nearing exhaustion of available funds.

WHEREAS, Proposition 1 is consistent with, and would directly support, the housing and homelessness policy priorities identified in the City’s adopted Housing Element and the City’s broader efforts to expand the supply of affordable housing such as the Local Housing Trust Fund and to assist veterans in obtaining safe and stable housing.

WHEREAS, the Council desires to formally support Proposition 1 and to authorize the transmittal of that position to the City’s state legislative delegation and other designated parties.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SANTA BARBARA THAT:

1. The Council finds and determines that the foregoing recitals are true and correct and are incorporated herein by this reference.
2 2. The Council of the City of Santa Barbara hereby declares its formal support for Proposition 1, the Veterans and Affordable Housing Bond Act of 2026, as it will appear on the November 3, 2026 statewide general election ballot.

3. The City Administrator, or the City Administrator’s designee, is hereby authorized to communicate the City’s support for Proposition 1 to the Governor, members of the California State Legislature, and other appropriate officials and organizations, and to take other actions consistent with this Resolution as may be necessary or appropriate to carry out its intent.
1 Resolution No.

A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA
BARBARA IN OPPOSITION TO PROPOSITION 43, RELATING TO

LOCAL SPECIAL TAXES AND THE TWO-THIRDS VOTE
REQUIREMENT, ON THE NOVEMBER 3, 2026 STATEWIDE

GENERAL ELECTION BALLOT
WHEREAS, the California State Legislature, through Assembly Constitutional Amendment 22 (ACA 22), placed Propsition 43 on the November 3, 2026 statewide general election ballot.

WHEREAS, Proposition 43 would amend the California Constitution to require approval by two-thirds of voters for all local special taxes, including special taxes proposed through the local citizens’ initiative process.

WHEREAS, local government-sponsored special taxes are already generally subject to a two-thirds voter-approval requirement, but following the California Supreme Court’s decision in California Cannabis Coalition v. City of Upland (2017) 3 Cal. 5th 924, and subsequent appellate decisions, a pathway exists under which certain voter-sponsored special taxes proposed through the citizens’ initiative power may be approved by a simple majority of voters.

WHEREAS, Proposition 43 would close that pathway by expressly applying the twothirds voter-approval requirements to special taxes proposed through the citizens’ initiative process, subjecting citizen-sponosored special taxes to the same voter-approval threshold as special taxes placed on the ballot by a city council or other local governing body.

WHEREAS, Proposition 43 emerged from negotiations concerning the Howard Jarvis Taxpayers Association’s broader “Taxpayer Protection Act” (Initiative 1983), and although that agreement eliminated certain provisions of the original initiative affecting charter-city real estate transfer taxes and the retroactive invalidation of existing local taxes, Proposition 43 preserves one of that initiative’s central policy objectives by raising the voter-approval threshold applicable to future local special tax measures.

WHEREAS, a two-thirds voter-approval requirement applicable to all local special taxes, regardless of how such measures qualify for the ballot, would make it substantially more difficult for the City and regional coalitions of local agencies to secure voter approval of dedicated funding measures for transportation, housing, homelessness response, public safety, parks, and other essential local services and infrastructure. 2 WHEREAS, the Council believes that decisions regaridng the appropriate voterapproval threshold for locally proposed, locally accountable special tax measures are properly made at the local level, adn that Proposition 43 would impose an unwarranted statewide constraint on local and regional revenue-raising authority and self-governance.

WHEREAS, the Council desires to formally oppose Proposition 43 and to authorize the transmittal of that position to the City’s state legislative delegation and other interested parties.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SANTA BARBARA THAT:

1. The Council finds and determines that the foregoing recitals are true and correct and are incorporated herein by this reference.

2. The Council of the City of Santa Barbara hereby declares its formal opposition to Proposition 43, relating to local special taxes and the two-thirds vote requirement, as it will appear on the November 3, 2026 statewide general election ballot.

3. The City Administrator, or the City Administrator’s designee, is hereby authorized to communicate the City’s opposition to Proposition 43 to the Governor, members of the California State Legislature, and other appropriate officials and organizations, and to take other actions consistent with this Resolution as may be necessary or appropriate to carry out its intent.
1 Resolution No.

A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA
BARBARA IN OPPOSITION TO PROPOSITION 45, RELATING TO

ENVIRONMENTAL REVIEW FOR CERTAIN PROJECTS, ON THE
NOVEMBER 3, 2026 STATEWIDE GENERAL ELECTION BALLOT
WHEREAS, Proposition 45 is an inititiative statute qualified for the November 3, 2026 statewide general election ballot that would amend the Calfiornia Environmental Quality Act (CEQA), Public Resources Code Section 21000 et seq., to expedite environmental review and litigation for specificied categories of housing, transportation, water, health care, and cleanenergy projects.

WHEREAS, for projects covered by Proposition 45, the measure would establish deadlines for public agencies to complete environmental review and take required actions, would limit the extent to which a lead agency must evaluate a reasonable range of feasible project alternatives, and would change judicial review of covered project approvals by establishing deadlines for filing and resolving CEQA lawsuits and by limiting the evidence a court may consider and the remedies a court may order.

WHEREAS, the City of Santa Barbara routinely acts as a lead agency or responsible agency under CEQA for housing, infrastructure, transportation, water and clean-energy projects within its jurisdiction, and has a direct and substantial interest in the scope of environmental review and judicial oversight applicable to those projects.

WHEREAS, the narrowed alternatives analysis and compressived review timelines proposed by Proposition 45 could restrain the City’s ability to fully evaluate and mitigate a covered project’s environmental effects and to tailor environmental review to local conditions, community input, and site-specific circumstances.

WHEREAS, the limitations Proposition 45 would place on the evidence and remedies available in CEQA litigation could curtail the ability of the City, other public agencies, and the public to enforce environmental review obligations and to correct legal deficiencies in a project’s environmental review before the project proceeds.

WHEREAS, Proposition 45 would apply a uniform, statewide, categorical standard to environmental review for covered projects in place of the case-by-case environmental review, and the statutory exemptions and streamlining tools already available under existing CEQA law, that current allow local agencies including the City to calibrate environmental review to local circumstances.
2 WHEREAS, it is estimated that Proposition 45 would result in state and local implementation costs in the tens of millions of dollars annually during the first several years following adoption, and the City could incur costs to revise internal environmental review practices, consultant contracts, hearing schedules, and litigation strategies in order to comply with the measure’s requirements.

WHEREAS, the Council desires to formally oppose Proposition 45 and to authorize the transmittal of that position to the City’s state legislative delegation and other interested parties.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SANTA BARBARA THAT:

1. The Council finds and determines that the foregoing recitals are true and correct and are incorporated herein by this reference.

2. The Council of the City of Santa Barbara hereby declares its formal opposition to Proposition 45, relating to environmental review for certain projects under the California Environmental Quality Act, as it will appear on the November 3, 2026 statewide general election ballot.

3. The City Administrator, or the City Administrator’s designee, is hereby authorized to communicate the City’s opposition to Proposition 45 to the Governor, members of the California State Legislature, and other appropriate officials and organizations, and to take other actions consistent with this Resolution as may be necessary or appropriate to carry out its intent.

CITY OF SANTA BARBARA
Council Agenda Report
Agenda Date: October 6, 2026
To: Mayor and Councilmembers
From: City Administrator’s Office
Subject: Renaming of Calle César Chávez to Limuw Street [Resolution] Recommendation:

That Council adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara Renaming All of Calle César Chávez Between East Gutierrez Street and East Cabrillo Boulevard to Limuw Street.

Discussion
On March 31, 2026, the City Council directed the City Administrator to initiate the process set forth in Santa Barbara Municipal Code (SBMC) Chapter 22.48 to consider renaming Calle César Chávez in light of recent public reporting and allegations concerning César Chávez’s personal conduct, and questions were raised as to whether continued recognition of this individual aligns with the City’s values and policies. Council directed staff to initiate a process, including community engagement and required approvals, to consider the request to rename all of Calle César Chávez between East Gutierrez Street and East Cabrillo Boulevard. On September 29, 2026, the Council voted to support changing the street name to Limuw Street. This action and resolution implement that initial vote.

The Renaming Procedure under SBMC Chapter 22.48
SBMC Chapter 22.48 sets forth the following process for renaming public facilities, including streets, as follows:
(1) Submit the request to the City Administrator along with information substantiating the request set forth in SBMC Chapter 22.48;
(2) The City Administrator refers the request to an advisory board for consideration; (3) The advisory body holds a public hearing to consider the necessity or desirability of renaming the facility, and the proposed name and any alternatives; and Agenda Item No. 8
Council Agenda Report
Renaming of Calle César Chávez to Limuw Street [Resolution]

(4) The advisory body prepares a recommendation for action by the City Council in relation to the request.

The City Administrator's recommendation was to designate the Neighborhood Advisory Council as the advisory body because the NAC includes representatives from neighborhoods throughout the City and holds monthly public meetings.

Recommendation of the Neighborhood Advisory Council
At its meeting of May 11, 2026, following an historical presentation and public testimony, the NAC approved a motion recommending that the City Council rename Calle César Chávez. The recommendation carried after five motions were made over the course of deliberations. The NAC forwarded the following:
(1) Calle Sí Se Puede, as the primary recommendation;
(2) Calle Dolores Huerta, as an alternate of equal weight; and (3) A name to be recommended by the Coastal Band of the Chumash Nation following outreach by the City, as an alternate of equal weight.

Council received relevant background on each recommendation forwarded by the NAC and considered feedback from the residents and businesses along the impacted corridor that supported restoring the corridor to Salsipuedes Street.

Limuw Street
As part of the process and recommendation from the Neighborhood Advisory Council, City staff collaborated with representatives from the Coastal Band of the Chumash Nation on a street name recommendation for consideration. The Coastal Band of the Chumash Nation is based in Santa Barbara, which it identifies by the Chumash village name Syuxtun. The City has recent precedent for a Chumash street name: in 2020 the Council renamed Indio Muerto Street to Hutash Street at the request of the Barbareño Chumash Tribal Council, with support from multiple Chumash organizations.

Limuw is the Chumash name for what is now called Santa Cruz Island and translates generally as “in the sea” or “in the ocean.” The word is associated with muwu, meaning ocean or a large body of water. Calle César Chávez ends at East Cabrillo Boulevard. If you are standing at the end of the street and looking toward the ocean, it leads directly to Santa Cruz Island.

Council Agenda Report
Renaming of Calle César Chávez to Limuw Street [Resolution]

According to a Chumash creation tradition documented by the National Park Service, Limuw is the birthplace of the Chumash people. In the story, Hutash, the Earth Mother, creates the first Chumash people on Limuw. As their population grows, she creates a rainbow bridge from the island to the mainland so that some of the people can establish new communities there. Some fall from the rainbow into the ocean. Hutash transforms them into dolphins, who are consequently regarded as brothers and sisters of the Chumash.

The Affected Corridor
Calle César Chávez runs between East Gutierrez Street and East Cabrillo Boulevard, a distance of approximately one-half mile. Public Works has conducted an initial assessment of the number of businesses and properties impacted by an address change and has identified 86 unique addresses along the corridor. The Resolution recommended for adoption sets an effective date of January 1, 2027 allowing sufficient notice of approximately 90 days to residents and businesses and time to complete the following action items:
(1) Public Works finalizes the affected address list and confirms the count of 86 unique addresses;
(2) City Engineer issues an Address Letter to every affected property owner, with copies to the City Clerk, County Assessor, County Elections, public utility companies, City Geographic Information Systems, the United States Post Office, and private mail carriers;
(3) Street signs are replaced along the corridor;
(4) City publishes transition resources for residents and businesses, following the model used for the Hutash Street change; and
(5) A public ceremony commemorates the street name change.

Budget/Financial Information
The incremental cost to the City to replace street signs along the affected corridor is estimated to be approximately $1,500. This estimate covers signage only. City Council has also directed staff to develop a small business assistance program through grants or forgivable loans to help offset some of the direct costs to business owners in completing the street name change. Staff will return on a later date with this proposal for consideration.

Council Agenda Report
Renaming of Calle César Chávez to Limuw Street [Resolution]

Environmental Review
The renaming of Calle Cesar Chavez, an existing facility, is exempt from CEQA under Public Resources Code § 21080(b)(2) and CEQA Guidelines § 15301.

Prepared by: Barbara Andersen, Senior Assistant to the City Administrator Submitted by: Rene Eyerly, Assistant City Administrator Approved by: Kelly McAdoo, City Administrator
1 Resolution No.

A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA

BARBARA RENAMING ALL OF CALLE CESAR CHAVEZ BETWEEN

EAST GUTIERREZ STREET AND EAST CABRILLO BOULEVARD TO

LIMUW STREET
WHEREAS, the City Council of the City of Santa Barbara received a request to consider renaming Calle César Chávez, between East Gutierrez Street and East Cabrillo Boulevard; and WHEREAS, pursuant to Chapter 22.48 of the Santa Barbara Municipal Code, the City Council may consider a street-name change after notice to affected property owners and appropriate public consideration, including consideration of the public interest, community input, potential effects on residents and businesses, and the avoidance of unnecessary confusion or disruption; and
WHEREAS, the Council acknowledges that the purpose of this action is not to adjudicate or make findings concerning allegations involving César Chávez, but to determine, in the exercise of the City’s legislative discretion and consistent with Chapter 22.48, whether the current street name remains suitable for a City street; and WHEREAS, the City Council has heard and considered the recommendation of the Neighborhood Advisory Council, public testimony, written comments, and other materials presented at a duly noticed public hearing; and
WHEREAS, the Council has also considered alternatives to the existing name, the historical and cultural context of the corridor, the views of affected property owners, residents, businesses, community members, and representatives of the Chumash community, as well as the practical consequences of a street-name change; and WHEREAS, Limuw is known as the birthplace of the Chumash people.

WHEREAS, the street ends at East Cabrillo Boulevard and if one is standing at the end of the street looking out toward the ocean, it leads directly to Limuw.

WHEREAS, after considering the foregoing, the City Council finds that renaming the street Limuw Street serves the public interest by recognizing the Indigenous history and cultural heritage of the area while providing a name with a direct geographic relationship to the corridor; and
WHEREAS, the Council of the City of Santa Barbara desires to provide a period of time after adoption for parties to prepare for the renaming Limuw Street to minimize impacts to businesses and residents and procure and install the new street signs. 2 NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SANTA BARBARA THAT:

1. Based upon the record before it, including including including the considerations required required required by Chapter

22.48 of the Santa Barbara Barbara Barbara Municipal Municipal Municipal Code, the City Council Council Council finds that changing changing changing the name of the portion portion portion of Calle Ceésar Chaévez described described described in this Resolution Resolution Resolution is in the public interest.interest.interest.

2. The portion portion portion of Calle Ceésar Chaévez located located located between between between East Gutierrez Gutierrez Gutierrez Street and East Cabrillo Boulevard is hereby renamed “Limuw Street,” effective January 1, 2027.

3. The City Administrator, or designee, designee, designee, is directed directed directed to take the administrative actions necessary necessary necessary to implement implement implement this Resolution, including including including procuring procuring procuring and installinginstallinginstalling replacement street signs and updating applicable City records.

4. The Clerk and City Engineer Engineer Engineer is directed directed directed to notify such change in name by mailing mailing mailing a copy of this Resolution Resolution Resolution and an address address address letter to the City Police, Police, Police, Fire, Public Works, Community Development Departments, the United States Postal Services, Services, Services, commercial package package package delivery delivery delivery services, services, services, the County of Santa Barbara, Barbara, Barbara, public utility utility utility companies, and to each of the owners of properties properties properties (to both situs and mailing mailing mailing addresses) addresses) addresses) which abut the area of the street that is renamed, renamed, renamed, as such owners appear on the latest availableavailableavailable County Assessor’s records of Santa Barbara County.

5. In order to give property owners an opportunity to make adjustments for this change in name, this Resolution shall not take effect or be operative until January 1, 2027.

CITY OF SANTA BARBARA
Council Agenda Report
Agenda Date: October 6, 2026
To: Mayor and Councilmembers
From: Community Development Department
Subject: Approval of Mills Act Historic Property Tax Reduction Contracts [Agreement]
Recommendation:

That Council:

A. Grant exceptions to the Mills Act contract threshold for assessed property valuation, pursuant to Santa Barbara Municipal Code §30.157.145.C.4.m., for the following historic properties:
• 1730 Anacapa Street (APN 027-111-015);
• 2025 Plaza Bonita (APN 025-281-034);
• 1809 Mira Vista Avenue (APN 019-090-026);
• 1609 Garden Street (APN 027-192-012);
B. Grant renewals of the Mills Act contracts for the following historic properties:
• 809 West Pedregosa Street (APN 043-151-007);
• 1116 Garden Street (APN 029-172-001);
• 1919 Santa Barbara Street (APN 025-381-007);
• 2210 Hudson Drive (APN 041-326-006);
• 2121 Garden Street (APN 025-252-003); and
C. Authorize the Community Development Director to execute the four new Mills Act historic property contracts and to renew the five existing contracts.

Agenda Item No. 9
Council Agenda Report
Approval of Mills Act Historic Property Tax Reduction Contracts [Agreement]

Discussion
The Mills Act is a state law enacted in 1972 that allows owners of historic properties to enter into a contractual, recorded agreement with its municipality to preserve, maintain, and rehabilitate identified structures. A Mills Act contract with the City requires the property owner to propose and itemize a ten-year rehabilitation plan to improve, maintain, and repair the property. In exchange, the owner receives a significant reduction in local property taxes.

The City Council adopted the City’s Mills Act program on September 22, 2009, codified as Santa Barbara Municipal Code (SBMC) Section 22.22.160 (now SBMC Section 30.157.145 Incentives for Preserving Historic Resources; Mills Act). When City Council revised the Program Rules and Procedures on December 10, 2019, they raised the property value threshold eligible for Historic Landmarks Commission (HLC) approval and limited the City’s annual revenue loss to $260,000.

As specified in the Program Rules and Procedures, to enter into a Mills Act contract, the subject property or structure must be a designated City Landmark, Structure of Merit, or contributing resource to a Landmark or Historic District. The program allows the HLC to approve contracts under a property value threshold of $2.5 million for single-family residential and $3 million for multifamily/commercial properties. If the property value exceeds the threshold, Council must approve an exception. In addition, Council must review and approve requests for renewals of Mills Act contracts for an additional ten years based on a revised scope of work required to maintain the property.

On July 12, 2026, HLC reviewed nine Mills Act applications, four of which exceeded the property value limit and require exceptions from City Council. Five of the application requests were for ten-year contract renewals, also requiring Council approval. HLC reviewed the scopes of work of the properties listed below to ensure they will restore and maintain the important historic resources and recommended that City Council approve the requests for exceptions to the property value thresholds and the contract renewals (Attachment 1 – Historic Landmarks Commission Minutes; Attachment 2 – Historic Significance Reports). The planned rehabilitation of these properties makes them excellent candidates for Mills Act contracts (Attachment 3 – Ten-Year Rehabilitation Plans). Even if the contracts are executed, there is still ample opportunity for other property owners to apply for the Mills Act incentive Program as the City has not reached the program’s maximum annual revenue investment.

Following are the nine Mills Act applications reviewed by HLC:
• 1730 Anacapa Street; Single-family Residential; Property Value of $4,400,000; requests Council Agenda Report
Approval of Mills Act Historic Property Tax Reduction Contracts [Agreement]

exception
• 2025 Plaza Bonita; Single-Family Residential; Property Value of $4,458,134; requests exception
• 1809 Mira Vista Avenue; Single-Family Residential; Property Value of $5,239,565; requests exception
• 1609 Garden Street; Single-Family Residential; Property Value of $3,650,000; requests exception
• 809 West Pedregosa Street; Single-Family Residential; Property Value of $1,880,000; requests renewal
• 1116 Garden Street; Single-Family Residential; Property Value of $1,805,279; requests renewal
• 1919 Santa Barbara Street; Single-Family Residential; Property Value of $2,093,372; requests renewal
• 2210 Hudson Drive; Single-Family Residential; Property Value of $2,009,712; requests renewal
• 2121 Garden Street; Single-Family Residential; Property Value of $4,297,639; requests renewal
Budget/Financial Information
Before the Community Development Director may execute the requested contracts, Council must grant exceptions for the properties whose assessed values exceed the $2.5 million (singlefamily residential)/$3 million (multifamily/commercial) threshold.

This year, four property owners completed their ten-year scope of work and chose not to apply for renewal, which allows greater opportunity for other property owners to apply for and take advantage of program benefits.

The following outlines the financial impacts of the Mills Act Contracts on the General Fund:
• Ongoing annual tax revenue loss from the 93 existing Mills Act contracts is approximately $187,581 resulting in an average revenue loss of $2,017 per contract. • Five new Mills Act contracts are proposed in 2026 (four of which require Council approval as discussed above), with an estimated combined annual revenue reduction of approximately $10,085.

Council Agenda Report
Approval of Mills Act Historic Property Tax Reduction Contracts [Agreement]

• Nine contracts have reached the end of their 10-year term. Five have requested renewal (requiring Council approval as discussed above); four have chosen not to renew. • Total proposed annual investment in 94 contracts (84 existing plus five renewals plus five new): approximately $189,598 (below the $260,000 annual limit for the program).

The dollar value of the investment in preserving the City’s historic resources is variable and is expected to grow incrementally due to the number of actual executed contracts, the amount of assessed property values, and the percentage of actual tax revenue the City receives from the County Tax Assessor’s Office for each property.

Environmental Review
The approval of a Mills Act contract does not authorize any new development or construction of new buildings, nor does it authorize any new land uses. The terms of City Mills Act contracts require the owners to undertake the rehabilitation work in a manner that is consistent with the Secretary of the Interior Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings; therefore, the act of approving a Mills Act contract is exempt from the California Environmental Quality Act pursuant to Section 15331 Historical Resource Restoration/Rehabilitation of the California Environmental Quality Act Guidelines.

Copies of the proposed Mills Act contracts are available for public review; to request a copy, contact Ashley Thomas-Pate, Architectural Historian, at [email protected] or 805-564-5536.

Attachments:

1. Historic Landmarks Commission Minutes of August 12, 2026

2. Historic Significance Reports

3. Rehabilitation Plans, including Scopes of Work
Prepared by: Ashley Thomas-Pate, Architectural Historian Submitted by: Allison DeBusk, Community Development Director Approved by: Kelly McAdoo, City Administrator

City of Santa Barbara

HISTORIC LANDMARKS COMMISSION

MINUTES
AUGUST 12, 2026
1:30 P.M.

David Gebhard Public Meeting Room
630 Garden Street
SantaBarbaraCA.gov
ATTACHMENT 1
COMMISSION MEMBERS:

Anthony Grumbine, Chair
Robert Ooley, Vice Chair
Keith Butler
Dennis Doordan
Cass Ensberg
Ed Lenvik
Charles McClure
William Rivera
ADVISORY MEMBER: Dr. Glenn Russell
CITY COUNCIL LIAISON: Kristen Sneddon
PLANNING COMMISSION LIAISON: Donald
Deluccio
STAFF:

Tava Ostrenger, Chief Assistant City Attorney
Ted Hamilton-Rolle, Design Review Supervisor
Ashley Thomas-Pate, Architectural Historian
Mary Ternovskaya, Assistant Planner
Jasper Carman, Commission Secretary

CALL TO ORDER
The Full Commission meeting was called to order at 1:31 p.m. by Chair Grumbine.

ATTENDANCE
Commissioners present: Grumbine, Ooley, Butler, Ensberg, Lenvik, McClure (until 3:41 p.m.), and Rivera (at 1:35 p.m.)
Commissioners absent: Doordan
Staff present: Hamilton-Rolle, Thomas-Pate, Ternovskaya, and Carman

GENERAL BUSINESS
A. Public Comment:

Public comment opened at 1:32 p.m., and as no one wished to speak, it closed.

Public comment re-opened at 1:40 p.m., and the following individual spoke:

1. Amy Jakobson
Public comment closed at 1:42 p.m.

B. Approval of the minutes of the Historic Landmarks Commission meeting of July 29, 2026.

Public comment opened at 1:33 p.m., and as no one wished to speak, it closed.

Motion: Approve the minutes of the Historic Landmarks Commission meeting of July 29, 2026, as submitted.

Action: Ooley / Butler, 6/0/0. (Doordan and Rivera absent.) Motion carried.

Historic Landmarks Commission Minutes August 12, 2026 Page 2 of 5 C. Approval of the minutes of the Historic Landmarks Commission Consent meeting of July 29, 2026.

Public comment opened at 1:34 p.m., and as no one wished to speak, it closed.

Motion: Approve the minutes of the Historic Landmarks Commission Consent meeting of July 29, 2026, as submitted.

Action: Butler / Ooley, 6/0/0. (Doordan and Rivera absent.) Motion carried.

D. Announcements, requests by applicants for continuances and withdrawals, future agenda items, and appeals:

No announcements.

E. Subcommittee Reports:

Commissioner Ensberg reported on the State Street Interim Working Group. (1:45PM) MISCELLANEOUS ITEM

1. MILLS ACT CONTRACT APPLICATIONS
Reference Number: CITY2026-00015
Staff: Ashley Thomas-Pate, Architectural Historian
(Review of proposed Mills Act Program Ten-Year Rehabilitation Plans and recommend that the Community Development Director (and City Council, as applicable) approve the Mills Act contracts for the properties listed below. The proposed ten-year rehabilitation plans meet the criteria outlined in Municipal Code Section 30.157.145 and have been recommended for HLC review by the HLC Designation Subcommittee at their meeting on August 4, 2026.) Actual time: 1:42 p.m.

Staff comments: Ms. Ternovskaya stated that the items will be reviewed and discussed in 4 specific groups based on the varying contracts that are required.

Structure of Merit
A. 825 West Pedregosa Street
Application Number: PLN2026-00035
Public comment opened at 1:49 p.m., and as no one wished to speak, it closed.

Motion: The Commission recommends that the Community Development Director approve the Mills Act Contract for the Structure of Merit at 825 West Pedregosa Street.

Action: Ooley / Butler, 7/0/0. (Doordan absent.) Motion carried.

Structures of Merit That Require Exemption from City Council to exceed property value limit.

Historic Landmarks Commission Minutes August 12, 2026 Page 3 of 5 B. 1730 Anacapa Street
Application Number: PRE2026-00034
C. 2025 Plaza Bonita
Application Number: PLN2026-00069
D. 1809 Mira Vista Avenue
Application Number: PLN2026-00244
E. 1609 Garden Street
Application Number: PLN2026-00225
Public comment opened at 1:51 p.m.,
The following individual spoke:

1. Tiffany DiMarco
Public comment closed at 1:54 p.m.

Motion: The Commission recommends that the Mills Act Contract Applications for the Structures of Merit at 1730 Anacapa Street, 2025 Plaza Bonita, 1809 Mira Vista Avenue, and 1609 Garden Street, be referred to City Council for contract limit exceptions.

Action: Ooley / Butler, 7/0/0. (Doordan absent.) Motion carried.

Structures of Merit Requesting City Council approval to renew 10-year contract.

F. 809 West Pedregosa Street
Application Number: PLN2026-00245
G. 1116 Garden Street
Application Number: PLN2026-00241
H. 1919 Santa Barbara Street
Application Number: PLN2026-00246
Public comment opened at 1:57 p.m., and as no one wished to speak, it closed.

Motion: The Commission recommends that the Mills Act Contract Applications for the Structures of Merit at 809 West Pedregosa Street, 1116 Garden Street, and 1919 Santa Barbara Street, be referred to City Council for contract renewals.

Action: Ooley / Ensberg, 7/0/0. (Doordan absent.) Motion carried.

Historic Landmarks Commission Minutes August 12, 2026 Page 4 of 5 Landmarks Requesting City Council approval to renew 10-year contract.

I. 2210 Hudson Drive
Application Number: PLN2025-00458
J. 2121 Garden Street
Application Number: PLN2026-00238
Public comment opened at 1:59 p.m., and as no one wished to speak, it closed.

Motion: The Commission recommends that the Mills Act Contract Applications for the Landmarks at 2210 Hudson Drive and 2121 Garden Street, be referred to City Council for contract renewals.

Action: Ooley / Butler, 7/0/0. (Doordan absent.) Motion carried. * THE COMMISSION RECESSED FROM 2:04 TO 2:24 P.M. *
(2:30PM) NEW ITEM: CONCEPT REVIEW

2. 701 STATE ST
Assessor's Parcel Number: 037-400-003
Zone: C-G
Application Number: PLN2026-00277
Owner: Kevin Yardi, PNSB Real Estate, LLC
Applicant: Heather Pearce, TK Consulting
Architect: Steve Nuhn, The Cearnal Collective
(Located in the El Pueblo Viejo Landmark District, Part I. Proposal for the redevelopment of the existing 141,178 square foot, three-story commercial building (formerly Macy’s) for office use. The project includes exterior and interior renovations consisting of accessibility and circulation upgrades, façade and roof improvements, a new rooftop deck area, and reconfiguration of interior floor area to modernize the building and create updated commercial spaces for future occupancy.) No final appealable action will be taken at this hearing. Project Compatibility Findings will be required for Project Design Approval.

Actual time: 2:24 p.m.

Present: Carly Earnest, Associate Planner; Brian Cearnal, Cearnal Collective; Steve Nuhn, Cearnal Collective; and Kevin Yardi, Yardi Systems.

Staff comments: Ms. Earnest stated that this project is being presented for concept review at this hearing, is a design review only project, and requires no additional land use approvals.

Public comment opened at 2:37 p.m.,
The following individual spoke:

Historic Landmarks Commission Minutes August 12, 2026 Page 5 of 5

1. Ron Robertson
Public comment closed at 2:38 p.m.

Motion: Continue indefinitely with the following comments:

1. The Commission thanks the owner and Yardi Systems for this great development downtown and for improving this portion of Paseo Nuevo with this project.

2. The Commission finds the project to be generally meeting design standards and is supportable.

3. The Paseo entrance shows great improvement and is very supportable as it enlivens a building that needs help.

4. The height reduction is supportable, as are other rooftop elements such as the elevator towers, depending on the exact design and location to minimize the appearance.

5. The sandstone base is supportable and a great improvement on the cast concrete base.

6. The Commission finds treating the underside of the eaves to be a great improvement and is supportive of a dark wood stained color, instead of leaving them white.

7. Continue to study the tower, specifically focusing on reducing the main window opening, refining the upper portion, and studying the transition between the flat wall and the curve of the tower.

8. The Commission recommends incorporating additional color through awnings, window colors, and tiles to liven up the building.

9. Study and refine the entry on Ortega Street to add color and whimsy.

10.Study and refine the two-story opening on Ortega street and review other Santa Barbara precedent buildings like the Meridian Studios and the Santa Barbara Public Library when considering ways to divide the large windows.

11.Study the three-level series of window openings on Ortega Street and consider keeping the quatrefoil.

12.Consider increasing the depth of the walls throughout to be a minimum of 12 inches or more, especially since this building is massive.

Action: Ooley / Butler, 6/0/0. (Doordan and McClure absent.) Motion carried. * MEETING ADJOURNED AT 3:42 P.M. *
1730 Anacapa St.

Designation Status: Designated a
Structure of Merit on July 26, 2017
Assessor Parcel Number: 027-111-015
Historic Name: Hall Cottage/Park
Residence
Constructed: c. 1888
Property Description:

This side gabled, Folk Victorian residence
contains pairs of framed one over one
windows on either side of the central
entrance with a simple gable above. The
gable ends carry windows with arched
tops. The house features wide wood
weatherboards and a pane over panel
front door. The house has been extended
on the left and extensively to the right
rear by at least two additions.

Architect: Unknown
Architectural Style: Folk Victorian
Property Type: residence
Original Use: Residence
Significance:

Eligible as a Structure of Merit and as California Register of Historic Resources. Its construction dates to at least 1888, and the probable original owner was Henry H. Hall, a bookkeeper at the County Bank. Miss Harriet M. Hall continued to live here until about 1928. Since 1946, this has been the home of Carl G. Park, an estimator for the Mission Glass Company. The building qualifies to be designated a Structure of Merit under the following criteria provided by the Municipal Code, Section

22.22.040.

Criterion A. Its character, interest or value as a significant part of the heritage of the City, the State or the Nation:

The street elevation of the house at 1730 Anacapa Street preserves enough of its character defining ATTACHMENT 2
elements to identify its original architectural
style. These features include its front porch,
much of its fenestration, ornamental trim
and the facade's side gable roof.

Criterion D. Its exemplification of a
particular architectural style or way of
life important to the City, the State, or
the Nation:

The building exemplifies the Folk Victorian
style which shaped the architecture of Santa
Barbara homes away from intricate detailing
of the Queen Anne to a more simplistic
transitional style that emphasized structure
and symmetry. Often called "Symmetrical Victorians," the Folk Victorian style survived into the early part of the 20th century and helped set the stage for the Craftsman and American Colonial Revival. The Folk Victorian was one of the final expressions of a long and lasting era. Santa Barbara's Folk Victorians can be found in the Brinkerhoff Landmark District and throughout lower west downtown.

Criterion G. Its embodiment of elements demonstrating outstanding attention to architectural design, detail, materials and craftsmanship:

The building embodies elements that demonstrate an outstanding attention to design, detail, materials, and craftsmanship with the centrally located porch entrance approached by a wooden staircase, the simplistic brackets under the eaves, the careful placement and coordination of narrow windows to look uniform throughout the house all add a defining touch to the Folk Victorian style.

Historic Integrity:

The house at 1730 Anacapa Street has preserved almost all of its original features, including the porch, siding, fenestration, and wood trim. Alterations have been minimal which include, the recessed addition at the north end of the house (1969). Its two-over-two wood sash window appears to have been salvaged from the house's north elevation. The arched window in the street facade's central gable is also a recent addition, perhaps dating to the 1969 remodeling.

HISTORIC LANDMARKS

COMMISSION HISTORIC

SIGNIFICANCE REPORT
Prepared by Nicole Hernandez, MFA, City Architectural
Historian
July 22, 2025
2025 PLAZA BONITA

SANTA BARBARA, CALIFORNIA
Designation Status: Designated a Structure of
Merit on November 19, 2025 by the HLC.

Assessor Parcel Number: 025-281-034
Constructed: 1931
Architect: Edwards and Plunkett
Architectural Style: Monterey Style
Property Description: The house has two-stories
with two-story center mass flanked by one storywings. The stucco-clad house is capped by a hipped roof covered in asphalt shingles. The house features
wide over hanging eaves with exposed rafters. There
is a long wood balcony on the façade. Fenestration is
primarily composed of a variety of multi-light, wood,
double hung windows set in recessed slightly in the
stucco with operable louvered shutters held with iron
S hooks. There is a wide muti-light door leading to
the Monterey style balcony framed by wood louvered
shutters. The front door is centered on the façade
and is made of six wood panels with a wide stucco
surround at the top of a brick portico. are set in
peaks of the house’s gable roof elements. The stucco
garage faces Plaza Rubio featuring a hipped roof and
decorative wood cupola.

Environmental Setting:

The building sits within
the proposed Plaza
Bonita Historic District.

The proposed Plaza
Bonita Historic District is
located within the City’s
Lower Riviera
neighborhood whose
Period of significance is
1920-1940. The homes
surrounding Plaza Bonita
are characterized by
single family houses built
in various iterations of the
Period Revival Styles, but
predominately the
Spanish Colonial Revival.

Plaza Bonita has the
special characteristic of being centered on a fountain set in a small plaza with extensive sandstone retaining walls, steps and curbs. The stone hardscape centered on Bonita Plaza was built by Santa Barbara’s notable coterie of stone masons.

Architects Edwards and Plunkett: The
notable architectural firm of Edwards,
Plunkett and Howell designed the building.

They were among the most famous of
Santa Barbara's Spanish Colonial Revival
practitioners. Legacy works of Plunkett
and Edwards include: the Arlington
Theatre, El Encanto Hotel, the Santa
Barbara Municipal Airport, the clubhouse
for the Santa Barbara Woman’s Club, the
fire station at 415 East Sola Street, and
National Guard Armory.

After the 1925 Earthquake in Santa Barbara, the Santa
Barbara Community Arts Association viewed the disaster
Above: 312 East Pedregosa St. designed
by Edwards and Plunkett in the
Monterey style in 1929.
1931 Original drawing of the façade by
noted architects Edwards and Plunkett.
as an opportunity to rebuild the downtown in definitive Spanish Colonial Revival, Mediterranean, and Mission styles, which reflect the unique heritage of the City, Edwards and Plunkett formed their partnership the day of the earthquake to benefit from this opportunity to rebuild the city.

William Edwards was born on May 4, 1888 in Santa Barbara, then a small town with Victorian buildings and horse-drawn streetcars. He attended the University of California at Berkeley, then transferred to the University of Pennsylvania where he received a degree in architecture in 1912. He opened his Santa Barbara office in 1919 and practiced alone until the disastrous earthquake of 1925.

On that day he formed a partnership with Joseph Plunkett, a master of design and rendering.

Plunkett was born in Rome, New York, in 1900. He entered Syracuse State University in 1919. During his junior year in 1922, he and some friends took a trip to California. Plunkett never returned east and never completed his degree. Instead, he associated himself with an architect in Santa Maria, where he engaged in design work for the Santa Maria Inn. Plunkett's designs are characterized by their remarkable attention to detail, namely window treatments and ornamental iron and tile designs. After marrying in 1923, Plunkett and his wife settled in Santa Barbara where, following the earthquake of 1925, he had an incredible architectural opportunity as the city decided to rebuild and unify Santa Barbara under the aesthetics of the Spanish Colonial Revivalstyle.

On the day of the Earthquake, Edwards and Plunkett obtained a permit to tour the rubble of the downtown area and were immediately available to design reconstruction. They were flooded with commissions and were influential in promoting the Spanish revival style in the rebuilding of Santa Barbara. Edwards’ talent and experience gave the firm the technical excellence required by the newlyformed Architectural Board of Review. A third partner, Henry Howell, joined them in 1926 as the firm became fully established as commercial architects. Notable examples of their work then were the Red Cross Drug Store, the East Sola Fire Station, the Copper Coffee Pot, and the Cold Springs School.

Howell left the firm in 1928 to establish his own practice.

Edwards and Plunkett worked together steadily until World War II. They maintained offices in the Meridian Studios during most of their partnership. During these years, 1929-39, they completed their legacy masterpieces, including; the Arlington Theatre, El Encanto Hotel and the Bungalow Gardens, the Santa Barbara Municipal Airport, the clubhouse for the Santa Barbara Woman’s Club, and National Guard Armory. The A.R. Demory House in Santa Barbara and the E.G. Linscott House in Hope Ranch both won awards in the Annual Plans and Planting Committee Competition. These large commissions kept the firm busy during minimal construction years of theDepression.

They dissolved their partnership in the early war years; Edwards went north to take a government drafting position. After the war he returned to Santa Barbara and formed the firm of Edwards and Wade in 1946. He retired in 1950. His son, Peter, carried on the family tradition of fine architecture.

Monterey Revival Style: Monterey Revival style, the building is a sub type of the Spanish Colonial Revival that became popular in California during the late 1920's and 1930's. In the early 18th century, Californians fused local Spanish colonial and New England colonial styles into something new, creating one of the few architectural styles native to California. The Monterey style, named after Monterey, where it is most prominent, typically features two-story buildings with prominent second-story balconies, long windows that reach the floor, simple walls with few elaborations, and low-pitched roofs that may be covered in clay tile or wood singles. The Monterey Revival style is uniquely geographical in nature — when it appears on the east coast, Monterey Revival buildings tend to have wood clapboard or shiplap siding that reflect the New England colonial influence on the style. In the western United States, however, Monterey Revival buildings feature fewer New England details and usually have stucco walls. On both coasts, timber frame construction has replaced the adobe precedents of the original style.

Architects Edwards and Plunkett designed several homes in this style including the house at 2025 Plaza Bonita (1931).

Small House Movement of the 1920- 1930s:

The house is representative of the Small House
Movement of the 1920s and embodies the
distinctive characteristics of the quality small
houses designed in the 1920s as part of the
Better Homes in America movement nationally
and locally in the Small House Design
Competitions of the 1920-1930s. This house in
particular won the 1933 Small Houses of
Distinction award. In 1924, the Santa Barbara
Community Arts Association published the
book Small House Design that included floor
plans and designs by architects for affordable
small homes in Santa Barbara as the result of a
design competition. Being that Santa Barbara
purposefully encouraged Spanish Colonial Revival style, the book had a large section devoted to “Spanish- California Types” of small houses that allowed people of less financial means, than those building large estates by noted architects, like George Washington Smith, to build and live in a home reflecting the new identity of Santa Barbara and to continue to be a part of creating a Spanish/ Mediterranean American Riviera that includes large estates, commercial buildings in the commercial districts and small homes, apartment buildings and bungalow courts.

As stated in the graduate thesis document “The Small House Movement of the 1920s:

Preserving Small “Better” Houses”, by Valerie Smith:

Access to architect-designed house plans became
widespread in the 1920s and became its own movement
as nationally, architects sponsored a small house service bureaus and stock plan companies began to emerge.

One such organization was originated and approved by
the American Institute of Architects (AIA) and was called the Architects’ Small House Service Bureau. The
Architect’s Small House Service Bureau published an
edition in 1929. The book Authentic Small Houses of the Twenties illustrates 254 homes and plans and is a
republication of the Small Homes of Architectural Distinction; A Book of Suggested Plans Designed by The Architects’ Small House Bureau, Inc. The board of directors of AIA stated that they look at the work as the primary contribution to the improvement of the small-house architecture
of this country. The edition was approved by
Herbert Hoover, Secretary Department of
Commerce, United States Government. The
publication has several iterations of Spanish style
houses called “In the Spirit of Old Spain, stating
“the atmosphere of Andalusia lingers in this
Spanish Colonial Revival home.

Valerie Smith continues in the Thesis, “The Small
House Movement of the 1920s: Preserving Small
One of the “Spanish Style Types” form
the Santa Barbara Small House Design
publication by the Community Arts
Association. This has a distinct “L”
shape like the house at 1770 Prospect
Avenue.

One of the “Bungalow with Spanish
Inheritance”. Featured in the 1929 edition
of Small Homes of Architectural
Distinction; A Book of Suggested Plans
Designed by The Architects’ Small House
Bureau, Inc.
“Better” Houses”:

Following on this idea (of The Architects’ Small House Bureau”, the National organizations, Better Homes in America began as a private organization in 1922 that "spearheaded a national campaign for domestic reform focused on educating homeowners about quality design and construction." Taking cues from the national movement, Santa Barbara’s own Community Arts Association’s Plans Committee was responsible for hosting many design competitions focused on small house design in the 1920s. In 1922, the Plans Committee held their first small house competition meant to "stimulate an interest in the community in more harmonious and artistic and fitting buildings and dwellings in Santa Barbara." Another competition was held in 1923 for houses costing less than $5,000. In 1924, the Community Arts Association published sixty-two of the best designs in a book called Small House Designs.

Like the plan books by the Architects’ Small House Service Bureau, the book made architect designs available to the public for a low cost. Santa Barbara’s Pearl Chase stated that the market for these plans was the middle class to working class saying “One can go to an architect and secure the beauty of line in detail, so that is so essential for a perfect whole but the majority of persons can ill afford architectural service--or in some cases would not appreciate it if they could. This is the class we are trying to influence.” The book was edited by architects Carleton Monroe Winslow and Edward Fisher Brown and dedicated to Bernhard Hoffmann in recognition of his "devoted, far-sighted and generous leadership in promoting the development and enhancing the attractiveness of Santa Barbara." The Community Arts Association’s architectural competitions and small house efforts received national attention and were even mentioned in the Better Homes in America guidebook: Some time before the Better Homes Campaign, the Community Arts Association held an extensive Small House Design Contest, and an exhibition was made of plans and models of houses and landscaping designs submitted. To follow up the work begun by the Association, and to emphasize the importance of attractive exteriors, the Committee printed a list of small houses in Santa Barbara as representative of the best to be found. This list was included in a local Guidebook distributed by the Committee. Santa Barbara’s Plan committee drew much publicity and local newspapers wrote about how the small house efforts in Santa Barbara were a notch above other efforts and that "While other cities have followed the old plan of building houses according to mail ‘order plans’ or...stereotyped designs, Santa Barbara has been seeking to give the humble house the same individualization that marks the efforts or the more ostentatious structures.” In the magazine California Southland, it was noted that mistakes could be made when not using architect-designed plans for small houses, including materials, siting, interior plaster, selection of hardware and electronics, use of ornamentation, and exterior colors. California Southland acknowledged Santa Barbara's role in "teaching" good design but wrote a note of caution about the need for zoning and architectural control over bad designs: "Soon Santa Barbara will be outdistanced by her pupils if she does not stop building in ignorance and take to herself the lesson she has so nobly written in California's history." The Plans committee sought to "enhance the attractiveness of the city while encouraging affordable housing" which aligned perfectly with the goals of Better Homes in America. The Community Arts Association’s Plans committee was responsible for the robust Better Homes campaigns each year and they set an example for other Southern California cities as well as the nation. The Plan committee's decision to involve architects in designing small houses brought their Better Homes campaigns national attention and helped propel the Small House Movement in Santa Barbara. Other cities were inspired by Santa Barbara and California Homeowner’s editor wrote that Los Angeles hoped to promote Better Homes in America, but they faced organizational challenges and were in “no such position as Santa Barbara, where the Community Arts Association is thoroughly organized throughout the year for this sort of thing.” Local house competitions were held by the Plans and Planting committee a year before the upcoming Better Homes Weeks to identify houses that could be used as model houses. The houses submitted in the competitions were reviewed by local architects who were involved in the judging process. The best houses were selected for the national Better Homes Week each year…
Santa Barbara was awarded prizes for their model house entries from 1925 to 1933. The model houses were diverse in size, material, and type. They were constructed of wood, brick, adobe, hollow tile, or stucco. Some houses used repurposed materials including brick and lumber to reduce building costs. The dwellings were primarily single-family houses, but a few small apartments were demonstrated. Three of the houses that won prizes in the local competition were remodeled barns, and another was a remodeled adobe house. This concept was in line with Better Homes guidelines since the remodeling of older houses allowed farmers and others who did not have the funds to build new, to participate. Remodeling old structures also helped beautify cities which was a goal for Pearl Chase and Better Homes leaders. The house styles in Santa Barbara’s campaigns were period-style including Cape Cod, Monterey Revival, Spanish Colonial Revival, Italian Revival, Tudor, and French cottage.

Significance: The building
qualifies to be designated a
Structure of Merit under the
following criteria provided by
the Municipal Code, Section

30.157.025
Historic Integrity: The
building retains most of its
original features so that it has
high historic integrity of
location, feeling, setting,
design, materials, workmanship
and association and can convey
its 1931 appearance.

Criterion 3. It embodies the
distinctive characteristics of a type, period, architectural style or method of construction, or represents the work of a master, or possesses high artistic or historic value, or represents a significant and distinguishable collection whose individual components may lack distinction;
As an outstanding example of the work of master architects Edwards and Plunkett, designed in the Monterey Revival style, the building qualifies as a historic resource under Criterion 3. In addition, it meets Criterion 3 as an exemplary representation of an award-winning home in the Better Homes in America Santa Barbara Competition for a Distinctive Small House.

Conclusion: 2025 Plaza Bonita meets criterion 3 as it is an excellent example of the work of master architects Edwards and Plunkett designed in the Monterey Revival style and as an example of an award winning house in the Santa Barbara Better Homes in America competition and retains sufficient historic integrity to qualify as a historic resource.

Works Cited:

Permit and Drawing Archives. City of Santa Barbara, Community and Development. Records and Archives.

Post/Hazeltine Associates. Historic Structures/Sites Report on 2019 Plaza Bonita dated January 17, 2017.

The report is on file with the City Planning Department.

Post/Hazeltine Associates. Lower Riviera Survey.

Redmon, Michael, "Architect Joseph J. Plunkett" Santa Barbara Independent. 2017 Small House Designs. Edited by Carleton Monroe Winslow and Edward Fisher Brown. Santa Barbara, CA, Community Arts Association of Santa Barbara, 1924. City of Santa Barbara Community Development Files.

Smith, Valerie. “The Small House Movement of the 1920s: Preserving Small “Better” Houses.” Submitted in partial fulfillment of the requirements for the degree Master of Science in Historic Preservation Graduate School of Architecture, Planning, and Preservation Columbia University May 2022. City of Santa Barbara Community Development Files.

Style 101- Monterey Style. IS Architecture.. https://isarchitecture.com/style-101-monterey-revival/. 2017 1809 Mira Vista Avenue
Designation Status: Structure of Merit
Assessor Parcel Number: 019-090-026
Historic Name: Phillips House
Constructed: 1925
Property Description: This elevation is L-shaped in configuration with a slightly projecting wing capped by a steeply pitched hipped roof flanked on its west by the recessed portion of the elevation.

Set at the east end of the recessed wing, the Tudor style wood plank front door embellished with bronze or copper nail heads and a lion-head’s door knocker is set into a reveal composed of massive wood posts capped by a carved header. On its east side the door is flanked by a small leaded glass window set in deep reveal; a copper lantern flanks the west side of the door. On its east side the entrance is flanked by a steeply pitched front facing gable flanked on either side by diminutive dormers with leaded glass windows. A four-part leaded glass window with transoms, which provides light to the living room, is set at the center of the gable; this window is capped by a small leaded glass casement. On the west side of the front-facing gable fenestration is composed of a series of leaded glass windows of varying dimensions. A glazed wood panel door opening onto a raised porch surrounded by a
wrought-iron railing provides access to the kitchen and service rooms of the house. The far west end of the elevation is composed of a slightly recessed garage wing which is capped by a steeply pitched hipped roof with the top of an elaborate Tudor style patterned brick chimney visible from the front garden.

Architect: Soule, Murphy and Hastings
Architectural Style: Tudor Revival Style
Property Type: residential
Original Use:

Significance: The Historic Landmarks Commission designated the building a Structure of Merit on April 19, 2017 under the following criteria outlined in the Municipal Code. (a) Its character, interest or value as a significant part of the heritage of the City, the State or Nation;
The house at 1809 Mira Vista Avenue is a substantially intact example of the Tudor Revival subtype of the Period Revival movement; moreover, it forms a component of a substantially intact streetscape encompassing the six lots that compose the west end of Mira Vista Avenue developed between 1922 and 1951 that represents an important surviving example of an early to mid-20th century residential Riviera neighborhood streetscape important to the City’s cultural heritage. Also, as noted above, the house at 1809 Mira Vista Avenue that had a 36- year association with Leon Phillips an important Santa Barbara businessman in the early to mid-20th centuries. Therefore, the property at 1809 Mira Vista Avenue which has important architectural and historical associations, meets Criterion a. (c) Its identification with a person or persons who significantly contributed to the culture and development of the City, the State or the Nation;
The property at 1809 Mira Vista Avenue was developed by Leon and Blanche Phillips. Leon Phillips, in partnership with Ted Dalzell, formed, in 1922, the Puritan Ice Company in Santa Barbara, one of the largest ice-producing companies in Southern California. Soon the business expanded to other icemaking facilities in Blythe, Atascadero and Lompoc. The company was responsible for providing the ice for railroad cars transporting perishable foods between Bythe and Atascadero. In addition, the partnership owned a large agricultural farm and chicken ranch, as well as other businesses.

During World War II Phillips’ company provided ice and food stuffs for George Patton’s Desert Training Center and other training facilities and defense plants. Because of his contributions to the local and regional economy during the 1920s through 1950s, Leon Phillips is considered to be historically significant. Therefore, the property at 1809 Mira Vista Avenue meets Criterion c because of its association with Leon Phillips.
(d) Its exemplification of a particular architectural style or way of life important to the City, the State or the Nation;
The house at 1809 Mira Vista Avenue exemplifies a specific architectural style, namely the Tudor Revival style. It was but one of a number of Period Revival styles that gained national popularity between circa-1920 and 1940. The Tudor Revival style drew its inspiration from the architecture of sixteenth and seventeenth century England. Characterized by asymmetrical massing, steeply pitched roofs, leaded glass windows and stucco siding, this style, like other period revival styles, was somewhat overshadowed in Santa Barbara by the immense popularity of the Spanish Colonial Revival style. Because the Tudor Revival style was not especially popular in Santa Barbara, the house at 1809 Mira Vista Avenue represents not only one of the few large-scale examples of this architectural type in the City, but one of few examples of a residential commission executed by Soule, Murphy and Hastings in the Tudor Revival style. Please note that the alterations made to the garage in 1964, the music room addition built in 1970 and the bathroom addition constructed in 1986 are non-contributors to the house’s architectural significance because they postdate the Period Revival movement which had largely ended by the mid-1930s.
(f) Its identification as the creation, design or work of a person or persons whose effort has significantly influenced the heritage of the City, the State or the Nation; The Tudor Revival style house represents a substantially intact example of the work of Soule, Murphy and Hastings, one of the leading interpreters of the Period Revival movement in the Santa Barbara in the 1920s.

Moreover, the house represents one of Soule, Murphy and Hastings’ few houses designed in the Tudor Revival style, a firm that was more popularly known for its commissions of Spanish Colonial Revival and Mediterranean styles. While the music room addition was designed by Robert Ingle Hoyt a prominent Santa Barbara architect during the mid-20th century, this addition does not embody the level of architectural significance as the earlier work by Soule, Murphy and Hastings as it postdates the heyday of the period revival movement and does not embody an outstanding level of design. Therefore, the house at 1809 Mira Vista Avenue, excluding its post-1925 alterations is eligible for listing under Criterion f.
1 HISTORIC LANDMARKS COMMISSION

HISTORIC SIGNIFICANCE REPORT
1609 Garden Street
Santa Barbara, California
Prepared by Nicole Hernandez, MFA, City
Architectural Historian
October 17, 2024, updated July 3, 2026
Designation Status: Designated Structure of
Merit, Listed on the Historic Resources Inventory
in 1986
Assessor Parcel Number: 027-192-012
Constructed: c.1905
Architect: Kit house
Architectural Style: Queen
Anne Free Classic
Property Type: Residence
Original Use: Residence
Property Description: The two-story house at 1609
Garden Street features a low-pitched, hipped roof
with a projecting font facing gable on the northern
portion of the façade and a dormer window projecting
from the center of the façade. The front facing gable
features fish scale, wood shingles and vent. The house
has wide, overhanging eaves with simple brackets and
dentil molding under the front facing gable. Wide,
shiplap siding adorns the walls of the main body of the house. The house has six, classical, Tuscan columns
that support the flat roof of the ½ width projecting
porch with wood porch wall surrounding the porch.

Wood steps lead to the wood floor of the porch where there is the wood, pane over panel front door with wood dentils on the bottom and top of the window pane. To the south of the porch is a wood window with decorative, wood divided lights in the upper sash. The other windows on the house are one-over-one wood windows with ogee lugs in the upper sash or fixed single pane windows. The east, side elevation has a bay window with decorative leaded glass in the upper sash.

Above: Front elevation of the Queen
Anne Free Classic style house. Photo
taken December 5, 2022 by Nicole
Hernandez.
2 Permit History:
c. 1902: Illustrated on the 1903 Sanborn Map
Historic Significance: City of Santa Barbara
establishes historical significance as provided by
the Municipal Code, Section 30.157.025. Any
historic building that meets one or more of the
criteria established for a City Landmark, or a City
Structure of Merit can be considered
significant. The structure may be significant as a
Structure of Merit per the following criteria:

Historic Integrity
1609 Garden retains most of its original
character-defining featurs. The building conveys
integrity of location, design, setting, materials,
feeling and association so that it can convey its c.
1905 appearance.

Criteria 3. It embodies the distinctive
characteristics of a type, period, architectural
style or method of construction, or represents
the work of a master, or possesses high artistic
or historic value, or represents a significant and
distinguishable collection whose individual
components may lack distinction.

Historic Context: The c. 1902 Queen Anne Free Classic style house, sits between East Arrellaga and East Valerio Streets in the Upper East Side neighborhood. The history of the
neighborhood starts in 1887, the Southern Pacific Railroad Company’s coastal route was finally completed. Now
possessing a convenient and reliable transportation link to Southern California, Santa Barbara quickly established itself as a premier destination for wealthy families from the Midwest, East Coast, and even Europe. The growth of the resort industry helped to increase the city’s population, with many settling in Santa Barbara to work in the tourist industry. By the early 1880s, the city’s network of streetcar lines had extended to Mission Santa Barbara. Running along State Street to Victoria Street and then up Laguna Street to the Mission Santa Barbara the line, by providing accessible transportation to the downtown core, proved to be a major factor in increasing development in the Upper Eastside (Post/Hazeltine).

The house is illustrated on the updated 1903 Sanborn Map thus estimated it was constructed in 1902.

By 1907, the Sanborn map there were 12 houses on the 1600 Block of Garden Street, with 1601, 1605, 1609, and 1613 all on one parcel and all identical footprints and they were built as quadruplets and all identical when constructed.

Above: Front porch features
quintessential Queen Anne Free Classic
details with Tuscan columns, a paneover-pane front door and dentil molding. Photo taken October 9, 2024,
by Nicole Hernandez.

Above: Pane over panel front door off
the wood front porch
Photo taken October, 2024 by Nicole
Hernandez.
3 Sanborn Fire Insurance Map, page 13,
1907, showing 1609 Garden Street on
the same parcel with the other three
Queen Anne Free Classic houses.
4 The house qualifies under criterion 3 as it embodies distinctive characteristics of the Queen Anne Free Classic architectural style. The Queen Anne Free Classic style was extremely popular from 1900- 1910 in Santa Barbara, when much of the city was being developed. The Queen Anne Free Classic shares certain characteristics with its relative the Queen Anne style, while still containing many distinct and important features that place it in a class all its own as it reflects the transition in tastes when buildings were less ornate and becoming more simple.

As part of the Victorian period, Queen Anne Free Classic was popular from the late 1800’s to the early 1900’s, with its peak from 1900 to 1910. In 1900, the highly decorative Queen Anne was steadily declining in popularity, while the Free Classic became the only Victorian style to grow in popularity. In Santa Barbara, it tended to come stylistically close to the early stages of American Colonial Revival, while still retaining Queen Anne characteristics such as asymmetrical plans, variously shaped shingles, and decorative bracket details. Although sometimes difficult to distinguish from American Colonial Revival because of similarities in moldings, siding, columns, etc., Queen Anne Free Classic is a distinct and important part of Santa Barbara’s history and streetscape character. The Queen Anne Free Classic was popular during a period of great growth in Santa Barbara and examples can be found throughout the historic neighborhoods surrounding downtown, including the Brinkerhoff Avenue Landmark District and Lower De La Vina Historic District.
5 In Santa Barbara lumber became available when John P. Stearns constructed Stearns Wharf in 1872. At the time, it was the longest pier between San Pedro and San Francisco. Stearns was a lumber merchant and contractor, he needed the wharf to be able to move building materials ashore from the steamers which delivered them to Santa Barbara. Such materials included complete house kits, including pre-cut lumber, trusses, doors, windows, the ornate columns, spindle work, and elaborate shingles that adorned Queen Anne Free Classic houses, and was something any reasonably skilled carpenter could assemble.

Kit houses had come onto the market during the California Gold Rush and became very popular all over the United States after the Civil War.

This structure qualifies under Criterion 3 due to
the following character-defining features of the
Queen Anne Free Classic building:
● Roof: The house at 1609 Garden Street
features a low-pitched hipped roof. In
Santa Barbara, the pitch of many
Queen Anne Free Classics is quite low,
compared to the steep roofs of the
Queen Anne. This is partially due to
climate, as well as the transitional
period in which it was popular,
coincided with the time that Craftsman
and other lower-pitched roofs were
becoming popular.
● Gable, Cornice and Eave Details:

The house has character defining
Queen Anne Free Classic wide
overhanging eaves with less ornament
than those of a Queen Anne. The lines
along the cornices are very elegant and
streamlined rather than the intricate
spindle work or gingerbread featured in
the Queen Anne. The front facing gable
has the character defining features of
the wood shingles in the open gable.
● Wall Materials: This Queen Anne Free
Classic has wide wood weatherboards
on the main body and on the porch railings.
● Porch Columns: The strongest defining features of the Queen Anne Free Classic are the porch posts. Rather than the turned spindles of the Queen Anne, the Free Classic has classical columns, Tuscan style, for porch supports. Across the country, these columns often ranged from simpler Tuscan columns to high-styled Corinthian which featured leaves at the capital.

Santa Barbara favored the simpler Tuscan Style, but there are examples of a variety of styles throughout the city. The columns on 1609 Garden Street are Tuscan columns partial height, sitting on a low, wood wall that serves as a porch railing. Columns can be individually spaced, but are often paired, especially when there is a large, open span in the porch. ● Door: The wood front door has the windowpane over the solid wood panel doors that so elegantly adorn the Queen Anne Free Classic homes.
● Windows: The Queen Anne Free Classics of Santa Barbara often have intricate windows, and 6 1609 Garden Street has a beautifully divided light window on the first floor. The rest of the windows are wood, one-over-one, double hung with ogee lugs in the upper sash 7 Sandstone: A low sandstone, one-course, wall lines the streetscape under the front hedge. As stated in Images of America, Stone Architecture in Santa Barbara.

Sandstone is a feature that gives the region distinction while offering a surprising and pleasing bit of artistry. Walls usually require far less engineering compared to bridges, so they offer more opportunity for stonemasons to express themselves and their artistry in the selection, carving, and setting of stones. Use of masonry for construction in the Santa Barbara area dates back to the time when the Spanish first arrived. Since it was necessary to travel some distance into the woods to obtain lumber, whereas rocks were found scattered on the ground, stone became the preferred building material. The tradition of building with stones continued in Santa Barbara County through the 19th century. This method of construction was often chosen because local brown sandstone was readily available and easy to transform from round or shapeless boulders into symmetrical smooth-faced stone for building purposes. A local stonemason explained in July of 1883, “When a quantity of it is wanted, a blast of powder is drilled into the heart of one of the large boulders and exploded and a number of square edged building stones are produced” (Santa Barbara News-Press July 1883). Many residences, walls, bridges, and commercial structures were constructed out of local sandstone during the nineteenth and early twentieth century. Immediately after World War I, Santa Barbara began a concerted effort to revamp its visual image. During this time, city planners carefully monitored all construction of any new structure to make sure it was consistent with the master plan that was based on Spanish Colonial Revival/Mediterranean streetscape mode (Conrad and Nelson, 1986: 14). The use of a traditional building material, sandstone, in the construction of the walls built during this period was in line with Santa Barbara’s planning and design efforts. In the years from 1870 to 1940, when Santa Barbara was quickly evolving into a vibrant, growing city, the period witnessed an extraordinary explosion of stone construction made possible by the abundant supply of sandstone, a cadre of expert masons, and financing by private citizens. This period provided an atmosphere conducive to the building of public and private spaces of all kinds, walls, bridges, gardens, and an assortment of other stone works and encouraged some exceptional expressions of the mason’s art. Among the most apparent expressions of the beauty in stone that give the region such distinction are the stone walls. 8 Architectural Historian Conclusion: As an original c. 1902 Queen Anne Free Classic style home with the artistry and craftsmanship of the Santa Barbara native sandstone wall along the streetscape, the house retains the required historic integrity and meets Criterion 3 of the Santa Barbara Municipal Code to qualify to be designated a historic Structure of Merit.

Work Cited:

Grumbine, Anthony, Harrison Design. Hernandez, Nicole. Santa Barbara Style Guides, Queen Anne Free Classic City of Santa Barbara, Community Development Department. November 2014.

Post/Hazeltine. “Historic Structures/Sites Report for 209 East Islay Street.” July 8, 2013. City of Santa Barbara Planning Division Files.

Sanborn Map Company. "Sanborn Fire Insurance Maps". City of Santa Barbara, Santa Barbara County, CA, 1907. New York: Sanborn Map Company, 1907. Page 13.

Santa Barbara Conservancy. Images of America, Stone Architecture in Santa Barbara. Arcadia Publishing, 2009
1 HISTORIC LANDMARKS COMMISSION

STRUCTURE OF MERIT DESIGNATION

STAFF REPORT
809 W PEDREGOSA

SANTA BARBARA, CALIFORNIA
APN 043-151-007
July 29, 2015
2 Site Plan of 809 W. Pedregosa
Designation boundary 5’ around
1915 building
3 Significance
The City of Santa Barbara establishes historic significance as provided by the Municipal Code, Section 22.22.040. Any historic building that meets one or more of the eleven criteria (Criteria A through K) established for a City Landmark or a City Structure of Merit can be considered significant.

The house at 809 W Pedregosa Street is significant as a Structure of Merit per the following criteria.

Criterion A. Its character,
interest or value as a significant part
of the heritage of the City, the State
or the Nation;
The structure was built in 1926, in the
Craftsman architectural style. The
Craftsman style was created in reaction
to loss of human craft found in the
Industrial Revolution, the Arts and
Crafts Movement formed in England
and soon spread to the United States. It
became known as the Craftsman
Movement in the United States and
utilized local, natural materials,
simplicity of forms, originality, and
hand-crafted detail. In 1901, the first
issue of The Craftsman magazine was
published by Gustav Stickley, a strong
proponent of Craftsman furniture,
textiles, and architecture. Architects
such as Greene and Greene in Pasadena, and David Owen Dryden in San Diego championed the Craftsman style, helping it to become the most popular style of the early 1900’s.

The Craftsman Movement embodied great variety with the Arts and Crafts English antecedents, to homes with an aesthetic reminiscent of oriental wood joinery, to the Craftsman Bungalow style which ennobled modest homes for a rapidly expanding American middle class. At the beginning of the twentieth century, bungalows took America by storm. The typical Craftsman bungalow was a single-story structure suited to a warm climate, with verandas for outdoor entertainment, overhanging eaves and multiple windows to provide shade and cross-ventilation in the days before air conditioning. These small houses helped fulfill many Americans’ wish to own their own home. With climate and economic opportunity drawing more people westward, homey Craftsman bungalows sprang up rapidly in California. The Ready-Cut Bungalow Company estimates it shipped over 40,000 bungalow kits to Southern California from 1910 through the 1920s. For about $650 everything you needed to construct a bungalow would be delivered to your lot. Simple and affordable, the bungalow itself became a visual motif, along with citrus groves and palm trees, and it was part of the California setting.

In Santa Barbara, the Craftsman house enjoyed a popularity that can still be seen today.

From the small Bungalow to the large, almost grandiose, house, Craftsman architecture thrived in Santa Barbara. Craftsman architecture is found in the neighborhoods surrounding downtown. In Santa Barbara, examples of the Craftsman style can be found in the City’s older residential neighborhoods including the Upper and Lower Eastside neighborhoods and the Westside neighborhood. This architectural subtype characterizes Santa Barbara’s early twentieth century residential expansion that was largely driven by the growth in the City’s resort industry and The wood siding, brackets, ogee lugs, and divide light upper sash windows contribute to the Craftsman character.
4 improvements to the transportation system. Therefore, as an exceptional example of the Craftsman style that is
illustrative of the growth and development of Santa
Barbara’s middle class residential neighborhoods during the late nineteenth and early twentieth century, the house at 809 W Pedregosa Street qualifies for listing as a City of Santa Barbara Structure of Merit under criterion A.

Criterion D, its exemplification of a particular
architectural style or way of life important to the City, the State, or the Nation;
The house at 809 W Pedregosa Street has a high
degree of design integrity to convey its original
appearance in the Craftsman style. The house also
contributes to the visual integrity of the surrounding
neighborhood, which is primarily residential in character, encompassing a range of architectural styles including, Craftsman, English Vernacular and post World War II
multi-residential buildings. The house exemplifies the
Craftsman style with its character-defining low pitched roof and large, exposed eaves with brackets that add
subtle details to the simple form. The house features
typical Craftsman style short, wide, square, columns that rest upon massive piers. The Craftsman house
demonstrates intricate detailing in the upper sashes of double hung, wood windows with multiple lights. The
front elevation features two large window openings
holding a triptych of three windows, a large center
window flanked by two double hung windows. The
house features wood weatherboard siding and a brick
chimney as is typically found on Craftsman homes.

The Craftsman is one of the architectural styles
that typify the surrounding neighborhood. Moreover, the house at 809 W. Pedregosa Street is characteristic of the type of houses built for Santa Barbara’s prosperous
tradesmen and middle class during the early twentieth
century. Because the house 809 W. Pedregosa Street is an exemplary example of its architectural style, and is illustrative of the development of Santa Barbara’s residential neighborhoods during the early twentieth century, it is eligible for listing as a City of Santa Barbara Structure of Merit under criterion D.
5 Criterion G, its embodiment of elements demonstrating outstanding attention to architectural design, detail, materials and craftsmanship; The house embodies the following elements that demonstrate an outstanding attention to design, detail, materials and craftsmanship: wood, divided light windows, ogee lugs, the simple brackets under the eaves, and authentic style columns on the porch. Because the house demonstrates these outstanding elements it qualifies as a Structure of Merit under Criterion G.

Historic Integrity
The house is in good condition, with almost all of the original materials still present. In addition, the surrounding area has also maintained much of its historic integrity. The house retains its integrity of location, design, setting, materials, workmanship, feeling and association that allow it to convey its original appearance.

Recommendation
Staff Recommends that the Historic Landmarks Commission adopt a resolution to designated 809 W Pedregosa Street as a Structure of Merit.

Attachments:

1. (Draft) Resolution to designate

2. Mills Act Ten Year Plan
1 HISTORIC LANDMARKS COMMISSION

STRUCTURE OF MERIT HISTORIC SIGNIFICANCE REPORT
Prepared by Nicole Hernandez, MFA, City Architectural Historian 1116 Garden Street

SANTA BARBARA, CALIFORNIA
December 7, 2023
Designation Status: Designated a historic
Structure of Merit on July 27, 2016 by the
Historic Landmarks Commission vote
Assessor Parcel Number: 029-172-001
Historic Name: Brownsill House
Constructed: c. 1890 (shown on 1892
Sanborn Map, but not shown on 1888
Birdseye view map.)
Architect: Unknown
Architectural Style: Queen Anne
Property Type: residence
Above: House after restoration
complete, including removal of the
enclosed porch and restoration of
front windows, spindles and
beveled columns. Photo taken by
Nicole Hernandez on 4/18/2017
Left: House as 1920s porch
enclosure is being removed. Photo
taken in 2016.
2 Site Map of 1116 Garden Street
Designation boundary 5’ around
1880 building including the
sandstone wall at the front property
line
3 Significance
The house was designated a historic
Structure of Merit by the Historic Landmarks
Commission on July 27, 2016. The City of
Santa Barbara established historic significance
as provided by the Municipal Code, Section

22.22.040. Any historic building that meets
one or more of the eleven criteria (Criteria A
through K) established for a City Landmark or
a City Structure of Merit can be considered
significant.

Criterion A. Its character, interest
or value as a significant part of the heritage
of the City, the State or the Nation
The two-story residence was constructed
circa 1880 in the Queen Anne architectural style.

The original owner on record in 1889 of the house
was Edwin Brownsill. Thomas Poole, brother of Scottish Stonemason, Peter Poole, who built the Old Santa Barbara High School, lived in this house from 1910 through 1915. Thomas Poole was deputy sheriff at this time. The Queen Anne style was named for its Victorian taste and variety of ornate columns, spindle work, and elaborate shingles. In Santa Barbara and across the United States, the Queen Anne style flourished during the Victorian era along with other styles, including Gothic Revival, Italianate, Stick, and Second Empire. Much of Queen Anne’s architectural success was due to its affordable wood construction (as opposed to the stone and brick of its contemporary, the Romanesque style), as well as its adaptability. Although the style has little to do with Queen Anne of Great Britain, it reflects the past; whether it was ancient Rome with its swags, garlands, and highclassical columns, or the richly patterned walls of the earlier High Victorian Gothic, Queen Anne combined a wide variety of architecture features into one decorative whole. This style is prominent in Santa Barbara’s Lower and Upper Westside neighborhoods, with fewer examples in the Eastside downtown neighborhood.

Criterion D. Its exemplification of a particular architectural style or way of life important to the City, the State, or the Nation
The façade of the house at 1116 Garden Street has been altered slightly, with the enclosed front porch added since its original construction, which is currently under rehabilitation. The original spindle work, porch posts, and balustrades were found under the enclosed porch, and the open porch will be restored to match the original elements. The residence retains expressive gables with delicately adorned boxed eaves and a hipped roof with lower cross-gables, creating a unique symmetry to the building. The building exemplifies character-defining features of the Queen Anne style, including the steep pitch of the gable roof, which adds to the building’s height and overall grandeur, and the gables Front elevation of the building showing intricate front gable. Photo taken 4/18/2017.
4 adorned with elaborate patterns, which help to define the geometry of the Queen Anne architecture and
summarize the décor of the building. The variation in
the wall texture with the fish scale shingles under the front gable contrasting with the wide wood
weatherboards of the rest of the house and the
prominent front porch are hallmarks of the Queen Anne
style. Although the porch has been enclosed, the
prominent columns maintain the integrity of the
building. The elongated, rectangular, wood, doublehung windows with large panes surrounded by small rectangular panes in the upper sash are typical of Santa Barbara Queen Anne style houses. The picturesque
quality of the style is achieved through an intricate
roofline silhouette of the front dormer that echoes the delicate scrollwork found in the large front gable.

The Queen Anne style house also contributes to
the visual integrity of the surrounding neighborhood,
which is primarily residential in character, encompassing a small range of architectural styles such as Craftsman and post-World War II multi-residential buildings. The
residential neighborhood is increasingly becoming more
commercial, with more office buildings and apartment
buildings. A large apartment structure resides to the right of the residence. Therefore, this Queen Anne building is very unique in the surrounding Eastside downtown neighborhood. Because the house at 1116 Garden Street exemplifies its architectural style and is illustrative of the development of Santa Barbara’s residential neighborhoods during the late-nineteenth
century, it is eligible for listing as a City of Santa Barbara Structure of Merit under criterion D.

Criterion E. Its exemplification as the best
remaining architectural type in its neighborhood
As noted above under Criterion D, the house is
part of a primarily residential neighborhood built out in a range of late-nineteenth through mid-twentieth-century architectural styles. However, because the Queen Anne
style is one of Santa Barbara’s oldest styles and few
examples remain throughout the city, 1116 Garden Street is a rare and exceptional example of the Queen Anne
style in the Eastside downtown neighborhood, qualifying the building under criterion E.

Criterion G. Its embodiment of elements
demonstrating outstanding attention to
architectural design, detail, materials and
craftsmanship
The large pane surrounded by smaller lights give
a detailed pattern to the pane over panel door that is
echoed in the upper sashes of the double-hung, wood windows. This demonstrates outstanding Above: the detailed pattern of divided lights and
ogee lugs in the top sash of the original wood
windows. Photo taken June 2016.

Above, the large pane surrounded by smaller
lights gives detailed pattern to the pane over panel
door that is echoed in the windows. Photo taken
June 2016.
5 attention to detail. The ashlar cut sandstone wall at the front property line demonstrates outstanding attention to materials and craftsmanship. In addition, the house embodies elements that demonstrate an outstanding attention to design, detail, materials, and craftsmanship with the delicate roofline silhouette of gable and dormer, and the contrast of siding with the fish scale shingles used in the gable.

Thus, the building qualifies as a Structure of Merit under Criterion G.

Criterion I. Its unique location or singular physical characteristics representing an established and familiar visual feature of a neighborhood The house at 1116 Garden Street, along with a few other houses down the block, is part of a streetscape that has preserved a number of its late-nineteenth and early-twentieth-century buildings.

However, there are not many remaining in this area. Therefore, the house, which has been an established and familiar visual element of the surrounding streetscape since circa 1880, is eligible for listing under Criterion I.

Historic Integrity
The house is currently undergoing a
rehabilitation that meets the Secretary of the
Interior’s Standards for Rehabilitation, which
includes restoration of the open front porch
with spindles, chamfered porch posts, and
balusters to match the originals that were found
under the enclosed porch. The project is also
adding a rear staircase to the second floor, not
visible from the public right of way. The house
is in good condition, with almost all of the
original materials still present. In addition, the
surrounding area has also maintained some of
its historic integrity. The restored porch will add
historic integrity of design, materials, and
workmanship to the c. 1880 house. Once the
restoration is complete, the house will have
integrity of location, design, setting, materials,
workmanship, feeling, and association, allowing
it to convey its original appearance.

Recommendation
Staff and the HLC Designations Subcommittee recommend that the Historic Landmarks Commission adopt a resolution to designate 1116 Garden Street as a Structure of Merit, with a designation boundary 5’ around the c. 1880 building including the sandstone wall at the front property line.

Attachments:

1. (Draft) Resolution to designate

2. Mills Act Program Ten-Year Rehabilitation Plan
The intricate spindles, with the remnants of the original chamfered porch posts and balusters and were restored/replaced to match the originals. Photo taken July 2016.
1 HISTORIC LANDMARKS COMMISSION

STRUCTURE OF MERIT DESIGNATION

STAFF REPORT

THE ANDERSON HOUSE, VERNACULAR AMERICAN FOURSQUARE STYLE RESIDENCE 1919 SANTA BARBARA STREET

SANTA BARBARA, CALIFORNIA
APN 025-381-007
July 27, 2016
2 Site Plan of 1919 Santa Barbara
Street
Designation boundary 5’ around
1903 building including the
sandstone wall at the front property
line
3 Significance
The City of Santa Barbara
establishes historic significance as
provided by the Municipal Code,
Section 22.22.040. Any historic
building that meets one or more
of the eleven criteria (Criteria A
through K) established for a City
Landmark or a City Structure of
Merit can be considered
significant. It is the opinion of the
Historic Landmarks Commission
Designations Subcommittee that
the building is an excellent
candidate for Structure of Merit
designation per the following
criteria:

Criterion A. Its character,
interest or value as a significant part of the heritage of the City, the State or the Nation The house at 1919 Santa Barbara Street was constructed in 1903. As per the 1903 building permit, the original owner was Chas Anderson and the builder was notes as Bond and Foss. The house was designed in a vernacular form of the American Foursquare style with Craftsman elements.

The American Foursquare was a
rare style in Santa Barbara and few
examples are in the City. As a unique
example of the American Foursquare in
Santa Barbara, the house at 1919 Santa
Barbara Street contributes to the
architectural repertoire of the city
qualifies for listing as a City of Santa
Barbara Structure of Merit under
Criterion A.

Criterion D. Its
exemplification of a particular
architectural style or way of life
important to the City, the State, or
the Nation
The house exemplifies a
vernacular form of the American
Foursquare style. The American
Foursquare is a purely American house
style popular from the late 1890s to
1915, and faded from fashion after
World War I. A reaction to the ornate and mass-produced elements of the Victorian and other Revival styles popular throughout the last half of the 19th century, the American Foursquare was plain, often incorporating handcrafted "honest" woodwork (unless purchased from a mail-order catalog). This style incorporates elements of the Prairie School and the Craftsman styles. It is also sometimes called the Transitional Period.

The style originated in Chicago and became very popular in other large mid-western cities.

The exposed rafter tails under the wide overhanging eaves and pairs of porch columns are craftsman elements in the design. Photo taken June 2016 The ashlar cut sandstone wall offers high quality craftsman ship and material to the Santa Barbara streetscape. Photo taken June 2016 The sets of three porch posts, sandstone steps, and wood porch floor demonstrate outstanding attention to detail and materials. 4 The style, in its vernacular form, was spread throughout the country by pattern books published in the Midwest. The Foursquare was a popular mail-order era style along with the California bungalow.

When one was ordered, it came in a boxcar with a book of directions and all the parts pre-cut and numbered for self-assembly. The hallmarks of the style include a basically square, boxy design, and a large front porch with wide stairs, a low hipped roof, echoed by a hipped roof porch and boxed eaves.

The Anderson house at 1919 Santa Barbara Street is an American Foursquare that integrates a variety of elements from other styles, like stucco siding of the Prairie Box style and exposed rafter tales and clustered porch posts of the Craftsman Style. The porch has its original wood porch floor and sandstone steps leading to a wide pane over panel door with classical detailing and a unique, smaller matching pane over panel side fixed door that has been in place prior to 1938. The front elevation has two large window openings holding large, wood, fixed windows in horizontal, rectangular openings, while the south elevation has a bay window with wood, double-hung windows with ogee lugs. Because the Anderson house exemplifies a vernacular American Foursquare architectural style and is illustrative of the development of Santa Barbara’s residential neighborhoods during the earlytwentieth century, it is eligible for listing as a City of Santa Barbara Structure of Merit under Criterion D.

Criterion G. Its embodiment of elements demonstrating outstanding attention to architectural design, detail, materials and craftsmanship The house embodies the
following elements that demonstrate an
outstanding attention to design, detail,
materials, and craftsmanship: wood,
double hung windows with ogee lugs; the
wide pane over panel front door; the
exposed rafter tails under the eaves, triple
sets of columns on the porch, and wide
sandstone porch steps, foundation wall,
and wall at the front property line.

Because the house demonstrates these
outstanding elements, it qualifies as a
Structure of Merit under Criterion G.

The south side elevation features a bay window with wood, double hung windows with ogee lugs. Photo taken June 2016
5 Historic Integrity
The house at 1919 Santa Barbara Street has a
high degree of integrity to convey its original
appearance in the vernacular American Foursquare
style. The house also contributes to the visual integrity of the surrounding neighborhood, which is primarily
residential in character, encompassing a range of
architectural styles from the late 19th and early 20th
Centuries including Victorian, Spanish Colonial
Revival, and Craftsman on large lots. The house retains its integrity of location, design, setting, materials,
workmanship, feeling, and association, allowing it to
convey its original appearance.

Recommendation
Staff recommends that the Historic Landmarks
Commission adopt a resolution to designate the
Anderson House at 1919 Santa Barbara Street as a
Structure of Merit, with the designation boundary
being 5’ around the 1903 building including the
sandstone wall at the front property line.

Attachments

1. (Draft) Resolution to designate

2. Mills Act Program Ten-Year Restoration Plan
The wide front door with pane over panel expresses excellent craftsmanship. Photo taken June 2016
2210 Hudson Drive
Designation Status: Designated City Landmark
Assessor Parcel Number: 041-326-006
Historic Name: Charles Pressley House
Constructed: 1924
Property Description:

The one-story stuccoed dwelling is constructed of adobe bricks and designed in a provincial Spanish Colonial Revival style. The structure is a modified H-shape, with a tile gabled roof. The main front door has narrow planks; all trim is wood painted in faded Santa Barbara Blue.

Architect: Unknown
Architectural Style: Spanish Colonial Revival
Property Type: Single Family Residence
Original Use: Single Family Residence
Significance: Designated City of Santa Barbara Landmark (11/06/1990).

The Pressley House is an adobe brick building in the Spanish Colonial Revival style known for its connection with Charles Pressely. Charles Pressley became prominently associated with Santa Barbara's Old Spanish Days Fiesta, beginning with the first modern fiesta in 1924, the year he built the Hudson Dr. residence. He served on the board as chairman, vice president, and managing director, and he provided the entertainment for the festival.

Significant as a City Landmark as per City Council findings (Resolution No. 90-186) by the following criteria:

A. Its character, interest or value as a significant part of the heritage of the City, the State or the Nation. Because the house is a unique adobe structure in the Spanish Colonial Revival style, and because the house is associated with Charles Pressley, the first president of the Old Spanish Days fiesta, the Charles Pressley House is significant to the heritage of the City.

C. Its identification with a person or persons (Charles Pressley) who significantly contributed to the culture and development of the City, the State, or the Nation; D. Its exemplification of a particular architectural style (Adobe Spanish Colonial Revival) or way of life important to the City, the State, or the Nation; G. Its embodiment of elements demonstrating outstanding attention to architectural design, detail, materials and craftsmanship;
I. Its unique location or singular characteristic representing an established and familiar visual feature of a neighborhood. The building is a unique 1920s, adobe building in the Mesa neighborhood. At the time of the house’s construction most of the Mesa was oil fields and major development did not occur until after World War II.

Reproduced from “Memories Of the
Mesa” published by Santa Barbara
Bank and Trust 1987.

HISTORIC LANDMARKS COMMISSION

LANDMARK DESIGNATION

STAFF REPORT

THE OLIVES
2121 GARDEN STREET

SANTA BARBARA, CALIFORNIA
025-252-003
DATE, 2015
Background:

This staff report is a summary of the Historic Structures/Sites Report completed by Fermina Murray and accepted by the Historic Landmarks Commission in 2004. The house was constructed in 1888 as the home of Mrs. Lucy Brinkerhoff. The two story home was originally constructed in the Eastlake Victorian style and converted to the Craftsman Style in 1906. The property is known as "The Olives" because the property occupies the former Mission Santa Barbara olive orchards. The building has been on the Potential Historic Resources List since 1986 and was found eligible for the National Register of Historic Places, the California Register of Historic Resources and as a City Landmark in the Historic Structures/Sites report that was accepted by the Historic Landmarks Commission on March 31, 2004. The property recently renovated the landscaping and added the stone wall along Garden Street with the careful review of the Historic Landmarks Commission that found the alterations to be compatible with the structure and meet the Secretary of the Interior's Standards for Rehabilitation.

The designation of the
building as a City Landmark
will honor and recognize the
importance of the
Craftsman residence as it
will join the elite list of
important structures
contributing to the City's
uruque historical and
architectural traditions.

The elegant residence at 2121 Gardm Streetflat11res Craftsman sryle details 011 a house that was co11strocted in 1888 in an Eastlake Victorian Style thm converted to the Craftsman style in 1906. Photo co11rte.ry Thomas Ochsner, AIA l
Vicinity Map, City ofSanta Barbara Mapping Analysis
and Printing System, 2013.
2121 Garden Stmt. The red line indicates the proposed boundary of the City LAndmark designation is the entire parcel to allow adequate review ofa,!Y changes to the parcelfor compatibility. 8 Historic Context:

The house sits on Garden Street, named after a ten-acre flower garden, fruit orchard and vegetable plot dating to the Spanish Colonial era which surrounded a cluster of
artesian springs near the corner of Ortega and Garden
Streets. The springs provided the water supply for the
Presidio. It is now capped and known as De La Guerra
Wells, which are still part of the city's water system.

During the Spanish Colonial era, a trail meandered from this site up to the Mission. The former trail became
Garden Street. By the 1890s Garden Street developed
into a street of fashionable homes of wealthy
Americans.

The house at 2121 Garden Street, "The Olives," was
commissioned in 1888 by Lucy Brinkerhoff the widow
of Samuel Brinkerhoff, after whom the local street,
Brinkerhoff Avenue, is named. Samuel Bevier
Brinkerhoff was a medical doctor who arrived in Santa
Barbara in 1852. He was the only physician along the
central California coast. Dr. Brinkerhoff treated all of the residents in the area, regardless oftheir ability to pay, or their nationality. In addition, Sam Brinkerhoff was
involved in a variety of civic pursuits, including:
construction of Santa Barbara's first wharf 0ocated at
the end of Chapala Street) in 1868; the 1868
construction of the Santa Ynez Turnpike Road, which
was a toll road over the mountains until 1898 when he
sold it to the County and it became Stagecoach
Road/San Marcos Pass; co-founder of Santa Barbara
Gas Light Company in 1871; benefactor of the land for
the first Trinity Episcopal Church in 1867; one of the
founders of one ofSanta Barbara's first banks; owner of extensive real estate in Santa Barbara and Carpinteria; and one of the original "tourist promoters" for the town.

In January, 1877, at the age of fifty-four, Samuel Brinkerhoff married Lucy Noyce. They lived together in the white house at the end of Brinkerhoff Ave until his death just three years later. After the death of her husband, in 1896, Lucy Brinkerhoff commissioned the mayor and noted architect Peter J.

Barber to design her an Eastlake Victorian style home that was completed in 1888 with a corner turret.

He was Santa Barbara's most prolific architect ofVictorian homes and buildings. He designed several buildings that are listed City Landmarks and listed on the National Register of Historic Places. In 1899 the home was sold to Anna and William Dreer, who in 1906, "modernized" the house by converting The features Craftsman s!Jle details 011 the house i11d11de the shingle siding 011 the secondfloor and the 111ide
011erha11gi11g eaves 111ith exposed brackets. The front porch features a coffered ceiling. The 2"
d story loggia 111as afeature
rypical ofthe Victorian architecture. Photo courtesy
Thomas Ochsner, AJA
8 into, what at that time was
the most fashionable
style, the Craftsman Style.

They removed the turret
on the southwest corner
over the hexagonal shape
bay, and added shingle
siding to the second story
and replace linear one
over one Victorian style
windows with Craftsman
style wider style windows
with small divided lights
in the upper sashes. In
addition, they added a
large dining room and
upstairs master bedroom
to the south elevation.

Anna Dreer gave the house to the The easten1 elevation ofthe house features Craftsman style double hung windows with Visiting Nurse Association in multiple divided lights over a single pane. Photo courtesy Thomas Ochsner, AIA 1927, the association then sold
the house to the family of
Cammillo Fenzi, son of noted
horticulturist in Santa Barbara, Dr. Francesco Franceschi. The Fenzi family preserved the Mission olive trees that were on the property and planted other exotics such as pineapple, guavas, and avocados. By the late 1930s the area around 2121 Garden Street had filled with elegant homes and mansions. Two generations of the Fenzi family owned and lived in the property for 76 years when it was sold out of the family.

Craftsman Architectural Style:

The Craftsman style was
created in reaction to loss of
human craft found in the
Industrial Revolution, the Arts
and Crafts Movement formed in
England and soon spread to the
United States. It became known
as the Craftsman Movement in
the United States and utilized
local, natural materials, simplicity
of forms, originality, and handcrafted detail. In 1901, the first ,~; ",->.I r issue of The Craftsman magazine ~ ~ / :.,.., I
was published by Gustav Stickley,
a strong proponent of Craftsman
8 furniture, textiles, and architecture. Architects such as Greene and Greene in Pasadena, and David Owen Dryden in San Diego championed the Craftsman style, helping it to become the most popular style of the early 1900's. "The Olives" residence at 2121 Garden Street expresses some of California's high-style interpretations of the Craftsman style introduced by the prominent architects Charles and Henry Greene of Pasadena. The wide horizontal windows with multiple divide lights in the upper sashes, the walls that are shingled and stained in various hues of green and brown, colors found in the surrounding natural landscape, and the eaves that are deep to provide shade with exposed rafter tails are iconic features of the well-known Greene & Greene Craftsman exterior style.

The Craftsman Movement embodied great variety with the Arts and Crafts English antecedents, to homes with an aesthetic reminiscent of oriental wood joinery, to the Craftsman bungalow style which ennobled modest homes for a rapidly expanding American middle class. At the beginning of the twentieth century,
bungalows took America by storm.

In Santa Barbara, the Craftsman
house enjoyed a popularity that can still be
seen today. From the small bungalow to the
large, almost grandiose, house, Craftsman
architecture thrived in Santa Barbara.

Craftsman architecture is found in the City's
older residential neighborhoods including
the Upper and Lower Eastside
neighborhoods and the Westside
neighborhood. The Craftsman style
characterizes Santa Barbara's early twentieth
century residential expansion that was largely
driven by the growth in the City's resort
industry and improvements to the
transportation system.

View ofthe southeast hexagonal comer that once had a tum/ rising above it until 1906 when the house was convertedfrom an Eastlake Victorian house to a Creftsma11 sryle house. . Photo courtery Thomas Ochsner, AJA 8 ,r
L j
I
The east elevation of 'The Olives''. Photo courtesy Thomas Ochsner, ALA Significance:

The City ofSanta Barbara defines historic
significance as outlined by the Municipal
Code, Section 22.22.040. Any historic
building that meets one or more of the
eleven criteria (Criteria A through K)
established for a City Landmark or a City
Structure of Merit can be considered
significant. The Craftsman house at 2121
Garden Street meets the following six
criteria:

Criterion A: its character,
interest or value as a significant part
ofthe heritage ofthe City, the State or
the Nation;
As an exceptional example of the
Craftsman style that is illustrative of the
growth and development of Santa
Barbara's high-end residential
neighborhoods during the late nineteenth
and early twentieth century, "The Olives"
qualifies for listing as a City of Santa
Barbara City Landmark under criterion
A.

Criterion C, Its identification
with a person or persons who
significantly contributed to the
culture and development ofthe City,
the State or the Nation;
The house is identified with the
original owner, Lucy Noyes Brinkerhoff,
the widow of noted Dr. Samuel Bevier
Brinkerhoff, the only medical doctor in
Santa Barbara during its early development, and after whom Brinkerhoff Avenue and the Brinkerhoff Avenue Landmark District are named. The house is also associated with the Fenzi family. Camillo and Warren Fenzi, son and grandson of Santa Barbara's renowned botanist/horticulturist Dr.

Francesco Franceschi, occupied the house for 76 years and contributed significantly to the civic and cultural heritage of the city.

Criterion D: its exemplification of a particular architectural style or way of life important to the City, the State, or the Nation;
The building is a unique example of a late 19th century Eastlake Victorian style house that was converted in the early 20th century to a Craftsman Style house. The house is one of the earliest Craftsman style structures in the City, yet it retains elements that reveal its Eastlake Victorian style origins, including; the ship lap siding on the first floor, the tall hipped roof, and the hexagonal bay that was the base of the turret, the coffered ceiling of the front porch, and the inset loggia on the second floor. The Craftsman elements include the divided lights in the upper sashes to give the house a more horizontal appearance, rather than the Victorian verticality, and the \vide overhanging eaves \vith exposed rafter tails. The house thus embodies the actual transition in taste from the ornamental 8 The rear elevation of 'The Olives''. Photo co11rte.ry Thomas Ochsner, AL4.

Eastlake Victorian style to the
simpler and more horizontal,
Craftsman style favored so
much in Santa Barbara and
California in the early decades
of the twentieth century. The
house offers a visual record of
the shift from one dominant
style to another, and it blends
the two styles seamlessly.

Criterion E, its
exemplification of the best
remaining architectural type
in a neighborhood;
The combination of the
Eastlake Victorian and
Craftsman elements distinguish
the house from other Craftsman
style houses on Garden Street
and mark it as a unique one of a kind example of its type in the neighborhood.

Criterion G. Its embodiment of elements demonstrating outstanding attention to architectural design, detail, materials and craftsmanship; The building embodies not only outstanding attention to design with the inset loggia on the second floor and hexagonal bay on the south east comer of the house. The house embodies extreme attention to detail, materials and craftsmanship. These include its porch with beautifully detailed coffered ceiling, large, bay windows with divided lights in the upper sashes, mix of drop lap and wood shingle siding, hipped roof dormers, and hipped roofs with wide overhanging eaves supported by exposed rafter tails.

Criterion I, Its unique location or singularphysical characteristic representing an established and familiar visual feature ofa neighborhood; Most of the Upper East neighborhood was developed in the late nineteenth and early 20th century with many Queen Anne Free Classic and Craftsman style houses. This unique combination of the Eastlake Victorian and Craftsman elements distinguish the house from other Craftsman style houses on Garden Street represents an established and familiar visual feature of the neighborhood as it has had very few alterations since 1906 when it was converted to the Craftsman style.

Historic Integrity:

Integrity is the ability to convey its original appearance. There are essential physical features that must be considered to evaluate the integrity. The house has had few alterations since 1906 and retains its character-defining features, including the drop lap and shingle siding, hipped roof, coffered ceiling of the porch, and multi-paned lights in the upper sash of the wood, double . hung, wide windows. Since 1906, the building has retained its integrity of location, design, setting, materials, workmanship, feeling and association so that the building can still convey its appearance of 1906.

Recommendation:

The HLC Designation Subcommittee and Staff recommend that the HLC adopt a resolution to recommend to City Council that "The Olives" residence at 2121 Garden Street be designated as a 8 City Landmark. The proposed boundary of the City Landmark designation is the entire parcel. The entire parcel to allow adequate review of any changes to the parcel for compatibility.

Works Cited:

Murray, Fermina B., Constultant Historian. Historic Structures Report for 2121 Garden Street, March 31, 2004. City Of Santa Barbara Community Development Department, Planning Division.

Tompkins, Walker A., Santa Barbara History Makers, Kimberly Press, Goleta, CA. 1983.

Hartmann, Peter. Wright, Stacey. "Beautiful Little Brinkerhoff." Edhat Santa Barbara. Edhat Inc.

December 10, 2011. Web. November 2, 2015
8 CITY OF SANTA BARBARA
ATTACHMENT 3
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 1730 Anacapa St
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.

1730 ANACAPA ST APPLICATION PHOTOGRAPHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 1730 Anacapa St
Project 1: Windows & Interior Doors
Estimated Year of Work: TBC
All interior weighted windows to be disassembled, weights re-roped and reinstalled, trim removed and remounted, painted and caulked. Original parlor doors are out of plumb and do not open — to be removed from rails, restored, painted, and rehung. Missing original hardware to be recast using originals as molds.

Estimate submitted.

Project cost: est. $30,000
Project 2: Exterior Siding
Estimated Year of Work: TBC
Repair and replace failing exterior siding and address wood rot throughout Estimate submitted.

Project cost: est. $7,000
Project 3: Exterior Paint – Lead Mitigation
Estimated Year of Work: TBC
Full interior and exterior repaint with lead mitigation protocols, using existing historical colors. Annual upkeep (pressure wash / touch-up paint including decks):
$4,500/year
Estimate submitted.

Project cost: $75,000
Project 4: Failing Exterior Walls
Estimated Year of Work: TBC
One wall is falling down; a second has moisture intrusion. Full structural repair required.

Estimate submitted.

Project Cost: est. $35,000
Project 5: Fireplace Repair
Estimated Year of Work: TBC
Fix fireplaces with new gas lines. Replace gas lines and valves, associated carpentry and painting.

Estimate submitted.

Project cost: $8,500
Project 6: Termite Tenting – Full House & ADU
Estimated Year of Work: Year 5 and year 10
Frequency: As needed (recommended every 5 years).

Estimate submitted.

Project cost: $12,000
Project 7: Termite Spot Treatment
Estimated Year of Work: Ongoing
Frequency: Every 2 years.

Estimate submitted.

Project cost: $12,500
Project 8: Pest Control
Estimated Year of Work: Ongoing Maintenance
Frequency: Annual.

Estimate submitted.

Project cost: $12,000
Project 9: Hardwood Floor Refinishing
Estimated Year of Work: TBC
Frequency: As needed / full refinish.

Estimate submitted.

Project cost: $20,000

Project 10: Floor Maintenance
Estimated Year of Work: Ongoing
Frequency: Every 3 years.

Estimate submitted.

Project cost: $5,000
Project 11: Landscaping, Trees, & Historic Oak
Estimated Year of Work: Ongoing
Frequency: Annual. Ongoing care for landscaping, fruit trees, and the historic oak tree on property, including arborist services, trimming, and general maintenance. Est. cost: $20,000/year
Project cost: $200,000
Project 12: Victorian Tile Surrounds – Fireplace Restoration Estimated Year of Work: TBC
Install period-appropriate Victorian tile surrounds on up to three fireplaces to restore historic aesthetic.

Estimate submitted.

Project cost: $8,500
Total Cost of Work: $414,000

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 2025 Plaza Bonita
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
2025 PLAZA BONITA APPLICATION PHOTOGRAPHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 2025 Plaza Bonita
Project 1: Renovation
Estimated Year of Work: Completed within 1 year prior to application (2025) Renovation work including but not limited to partial new foundation, systems including HVAC, electrical, plumbing, exterior work including new stucco, painting, windows, doors, decking, railing, roofing, gutters. Interior work including millwork, painting. Existing conditions repairs including asbestos removal, dry rot, caulking at garage, adjustment to
doors/windows/shutters/hardware, screen repairs and replacement Invoice submitted.

Project cost: $654,700.20
Project 2: Exterior wood maintenance and repainting – ongoing maintenance Estimated Year of Work: Years 1-10
Annual upkeep estimated to be $3,000-$7,500
Project cost: est. $3,000-$7,500 per year
Project 3: Exterior wood maintenance and repainting – comprehensive Estimated Year of Work: est. Year 5 (2031)
with more comprehensive painting and repair cycles estimated at $15,000 - $25,000 every 5-7 years
Project cost: $15,000-$25,000
Project 4: Roof / Drainage systems – ongoing maintenance Estimated Year of Work: Years 1-10
Routine inspection and maintenance estimated at $1,500-$5,000 annually.

Project Cost: $15,000-$50,000
Project 5: Roof / Drainage systems – Longer-term repairs Estimated Year of Work: tbc
Longer-term repairs or partial work anticipated in the range of $15,000-$40,000 on a periodic basis.

Project cost: $15,000-$40,000
Project 6: Windows and doors (repair and preservation in-kind) Estimated Year of Work: Years 1-10
Estimated at $2,500-$7,500 annually, including sealing, refinishing, and hardware maintenance
Project cost: $25,000-$75,000
Project 7: Stucco and masonry
Estimated Year of Work: tbc
Estimated at $2,500-$10,000 periodically, depending on localized cracking and weather-related wear.

Project cost: $2,500-$10,000
Project 8: Architectural details and metalwork (railings, fixtures, etc).

Estimated Year of Work: Years 1-10
Estimated at $2,000-$6,000 annually for refinishing, corrosion treatment, and repair
Project cost: $2,000-$6,000
Project 9: Contingency / Reserve.

Estimated Year of Work: Years 1-10
Ownership anticipates maintaining a reserve of approximately $5,000-$15,000 annually to address preservation-related needs as they arise Project cost: $50,000-$150,000
Total Cost of Work: $782,200.20-$1,018.200.20

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 1809 Mira Vista Ave
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
1809 MIRA VISTA APPLICATION PHOTOGRAPHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 1809 Mira Vista Ave
Project 1: Iron
Estimated Year of Work: Year 0 (2026)
Prep to remove loose rust, failing coatings and contaminants. Clean all surfaces with solvent. Apply one coat of protection epoxy. Apply one coat of finish coat.

Invoice submitted.

Project cost: est. $8,100
Project 2: Front Door
Estimated Year of Work: Year 1 (2027)
Repair crack in front door and install adequate weather stripping to prevent further degradation.

Estimate submitted.

Project cost: $2,392
Project 3: Original Windows
Estimated Year of Work: Year 3 (2029)
Work is planned for two phases to repair, rehabilitate and weather proof original windows. All windows need to be addressed and are in varying conditions. None of the windows have weather stripping. Many leak during inclimate weather, have deteriorating sashes or sit improperly in the frame. Total costs have been adjusted using California CPI.

Window inventory, repair schedule, and estimate submitted.

Project cost: $149,879
Project 4: Storm drainage and water intrusion
Estimated Year of Work: TBC
Within the next 2 years we will need to address the asphault driveway and storm drainage issues (at the driveway) that are currently very

problematic during heavy rain. It is our intention to amend our application once we have sourced the necessary engineering, storm water management and contractor guidance/information. The home’s attached garage, foundation and basement have been impacted and
improvement/mitigation is necessary.

Project Cost: TBC
Total Cost of Work: $160,371+

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 1609 Garden St
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
1609 GARDEN ST APPLICATION PHOTOGRAPHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 1609 Garden St
Project 1: Water softener
Estimated Year of Work: Year 0 (2026)
Water softener, water purifier for drinking water.

Invoice submitted.

Project cost: $4,495
Project 2: Electrical Work
Estimated Year of Work: Year 0 (2026)
Electrical work.

Invoice submitted.

Project cost: $3,883
Project 3: Roofing
Estimated Year of Work: Year 0 (2026)
New roof for house and garage.

Invoice submitted.

Project cost: $19,400
Project 4: Windows
Estimated Year of Work: Year 0 (2026)
Windows need to be rebalanced, lock needs fixing.

Estimate in progress.

Project Cost: $tbc
Project 6: Storage in attic
Estimated Year of Work: Year 0 (2026)
Create storage in attic by adding shelves.

Estimate submitted.

Project cost: $12,000

Project 7: Water tank
Estimated Year of Work: Year 0 (2026)
Install a larger water tank.

Project cost: $7,500
Project 8: Master Bathroom
Estimated Year of Work: Year 0 (2026)
Add door to master shower, change bath to original claw foot tub, change out toilets to one standard.

Estimate submitted.

Project cost: $5,500
Project 9: Emergency shut off for water irrigation system Estimated Year of Work: Years 0 (2026)
Emergency shut off for water irrigation system.

Estimate submitted.

Project cost: $10,000
Project 10: Downstairs Bathroom
Estimated Year of Work: Year 0 (2026)
Pipe and venting in downstairs bathroom.

Invoice submitted.

Project cost: $1,865
Project 11: Balcony
Estimated Year of Work: Year 0 (2026)
Create a small yard on top of original roof in master bedroom and small patio over front of the house with existing roof space.

Estimate submitted.

Project cost: $9,000

Project 12: Stair
Estimated Year of Work: Year 1 (2027)
Take out circle stairs that were not original and put stairs up to the attic. Make attic into a library with built ins. Need to move HVAC and have plans that need to be approved.

Estimate submitted.

Project cost: $85,000
Total Cost of Work: $147,843+

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 809 W Pedregosa St
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
809 W PEDREGOSA APPLICATION PHOTOGRAPHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 809 W PEDREGOSA
Project 1: Potable Water
Estimated Year of Work: Completed within 1 year prior to application (2026) Replaced cracked/damaged potable water filter and surround.

Invoice submitted.

Project cost: $550
Project 2: Landscape Maintenance
Estimated Year of Work: Years 1-10
Perform general landscape maintenance, ensuring a respectable/appropriate appearance from the street; including but not limited to: hedge maintenance (3x a year), mulch replenishment (1x a year), general dead-heading and cutting back of select perennials (1-3x a year); monthly general cleanup Project cost: est. $1,800 per year
Project 3: Interior Lighting
Estimated Year of Work: Year 1, in process in 2026
Replace cheap, interior overhead lighting fixtures, with period appropriate fixtures in living and dining spaces
Project cost: $1,600
Project 4: Roof / Solar
Estimated Year of Work: between Years 1-5
Full roof replacement for the main house and detached garage; existing solar system to be removed, cleaned, and reinstalled.

Cost estimate submitted.

Project Cost: $38,300

Project 5: Landscape
Estimated Year of Work: Between Years 1-5
Update landscape to be more family friendly, with a focus on native and regional appropriate plant selections, while complementing the historic architectural style; replace decomposed granite with flagstone and low water use lawn; repair irrigation as needed.

Project cost: est. $8,600, final cost TBD
Project 6: Chimney / Fireplace
Estimated Year of Work: Between Years 1-10
Inspect and clean interior brickwork of the fireplace / chimney. Inspect fireplace for safe use; external condition has been inspected and is in fine condition. Make minor repairs to interior, and install gas burner and cement logs.

Cost estimate submitted.

Project cost: $9,900, final cost TBD
Project 7: Foundation
Estimated Year of Work: Between Years 1-10
Foundation and structural supports are in “good condition”. Contractor recommends making seismic / structural upgrades and repairs to foundation; recommends installing drainage system around home
Cost estimate submitted.

Project cost: est. $38,500
Project 8: Interior Detailing
Estimated Year of Work: Between Years 1-10
Fabricate and install built-in shelves and cabinetry, in keeping with period detailing (inspired by original window casing)
Project cost: est. $4,200, final cost TBD
Total Cost of Work: $119,650

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 1116 Garden St
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
1116 GARDEN ST APPLICATION PHOTOGRA PHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 1116 Garden St
Project 1: Painting, Interior and Exterior
Estimated Year of Work: Year 1 (2027)
Interim patch, power wash, prep painting, focused on wooden historic elements, including windows, railing, doors, front porch floor and fascia boards exposed to the sun.

Work Estimate submitted.

Project cost: $5,500
Project 2: Window Repair
Estimated Year of Work: Year 1 (2027)
Repair double-hung windows & ensure on-going working order.

Work estimate submitted.

Project cost: $5,200
Project 3: Plumbing – Water Heater
Estimated Year of Work: Year 2 (2028)
Purchase and install ultra-high efficiency condensing tankless water heater, as previously done for first floor. (Navian NPE-240A).

Quote submitted.

Project cost: $2,750
Project 4: Storage
Estimated Year of Work: Year 2 (2028)
Repair and enlarge storage area.

Project Cost: $17,500

Project 5: Painting – Whole House
Estimated Year of Work: Year 4 (2030)
Complete full painting job with restoration of historic redwood siding areas and exterior windows, as needed.

Project cost: $18,500
Project 6: Energy Efficiency
Estimated Year of Work: Year 3 (2029)
Install Level 2 Electric Vehicle Charger for downstairs tenant.

Quote submitted.

Project cost: $3,200
Project 7: Sandstone Wall & Landscape Maintenance
Estimated Year of Work: Year 5 (2031)
Remove boxwood hedge, excavate dirt behind wall, reset historic stones, mortar into place. Restore landscaping and irrigation.

Project cost: $10,500
Project 8: Painting – Whole House
Estimated Year of Work: Estimated Year 10
Complete full painting job with restoration of redwood siding areas, as needed.

Project cost: $18,500
Project 9: Interior & Exterior Repairs & Restoration
Estimated Year of Work: Years 1-10
Repair & maintain building elements, e.g. door knobs, hardware, molding, vents, etc.

Estimate based on previous years’ costs.

Project cost: $10,000

Project 10: Interior Painting
Estimated Year of Work: Years 1-10
Prep & paint interior, especially trim of historic double-hung windows.

Project cost: $14,000
Project 11: Gardening & Yard Maintenance
Estimated Year of Work: Years 1-10
Bi-weekly gardening, and yard maintenance with yearly projects to refresh/redo decorative bark, gravel, flagstone steps, now averaging $1,700 - $2,000 a year.

Receipt submitted.

Project cost: $20,000
Inflation/ Contingency Costs – 10% - $12,000
Total Cost of Work: $137,650

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 1919 Santa Barbara St
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
1919 SANTA BARBARA ST APPLICATION PHOTOGRAPHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 1919 SANTA BARBARA ST
Project 1: Garden path
Estimated Year of Work: Year 0 (2026)
A winter storm washed away sand that was holding the stones in place creating unevenness, which is a tripping hazard. This is a must do project.

Project cost: est. $5,900
Project 2: Fencing
Estimated Year of Work: TBD
The fence at present is falling down in some places and on the verge in other places. The worst part of the problem is on one side of the property. I plan to have that side surveyed and then repaired.

Project cost: TBD
Project 3: Trash enclosure
Estimated Year of Work: Years 1-5
Create an enclosure for the trash cans that is attractive and useful. At present the trash cans can be seen right out of the kitchen window.

Project cost: TBD
Project 4: Gardening/Landscape maintenance
Estimated Year of Work: Annual
Monthly gardening/landscaping at an estimated annual cost of $16,000.

Project Cost: $16,000 per year
Total Cost of Work: $21,900+

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 2210 Hudson Dr
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
2210 HUDSON DR APPLICATION PHOTOGRAPHS

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 2210 HUDSON DR
Project 1: Reroof
Estimated Year of Work: Year 1 (2027)
Remove and replace the 100-year old Mission Tile Roof. Repair and upgrade the underlayment. Perhaps also seismic upgrade if needed while the roof is off. Replace with the same or similar patina Mission Tile.

Project cost: $120,000
Project 2: Seismic / Structural retrofitting
Estimated Year of Work: Year 2 (2028)
Some of the adobe walls show signs of loss of structural integrity. These need to be opened up and reinforced.

Project cost: $50,000-$80,000
Project 3: Drainage
Estimated Year of Work: Year 1 (2027)
Install additional French drains around house perimeter to help keep the foundation dry during wet winters.

Project cost: $30,000
Project 4: Interior Walls
Estimated Year of Work: Year 0 (2026)
Remove water damaged plaster where water intrusion has rotted the interior coating around doors and windows. Replace with a non-porous material.

Project cost: $20,000

Project 5: Floors
Estimated Year of Work: Year 1 (2027)
Replace damaged oak floor boards and the support structure, which have dry rot.

Project cost: $10,000
Project 6: Plumbing
Estimated Year of Work: Year 2 (2028)
Replace or repair old plumbing which has failed and is no longer suitable for drain auger since it’s quite delicate.

Project cost: $15,000
Total Cost of Work: $245,000-$275,000

CITY OF SANTA BARBARA
Memorandum
AUTHOR: Ashley Thomas-Pate, City Architectural Historian SUBJECT: Mills Act Renewal – 10-Year Restoration & Maintenance Plan ADDRESS: 2121 Garden St
BACKGROUND:

Projects may be interior or exterior and must utilize all of the tax savings. All projects that affect the exterior of the residence are subject to Historic Landmarks Commission/Staff review and approval before work begins. Work must meet all City requirements and the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Restoration Plan may be amended or altered by mutual agreement. Retain copies of all receipts and permits for submittal with the required annual reports.

The following 10-year plan is to be attached to the Historic Property Preservation Agreement (Mills Act Contract) as Exhibit B.
2021 GARDEN ST APPLICATION PHOTOGRAPHS
Before (left) & after (right) current homeowner’s renovation

10-YEAR RESTORATION & MAINTENANCE PLAN
FOR 2121 GARDEN ST
Project 1: Garden & General Maintenance
Estimated Year of Work: Annually
Garden Maintenance and various repairs as are required.

Gardening service averages $3,200 per month, or about $38,000 annually.

Annual tree maintenance service is about $4,000. Koi pond maintenance is around $3,000 annually. Pest control of about $1,000 annually. $5,000 estimated for general repairs annually for plumbing, electrical, and other repairs that break and need maintenance in a historic house.

Project cost: est. $500,000
Project 2: Painting – exterior and interior
Estimated Year of Work: Every other year
Ongoing painting which is required to keep a wood house in good condition.

Every year or so, est. $3,000-$4,000
Project cost: $15,000-$20,000
Project 3: Entry Porch
Estimated Year of Work: est. Year 5 (2031)
with more comprehensive painting and repair cycles estimated at $15,000 - $25,000 every 5-7 years
Project cost: $15,000-$25,000
Project 4: Reroof
Estimated Year of Work: Year 7-8 (2033-2034)
The roof is over 20 years old, which usually has a life of about 25 years, so we don’t know when it will be required.

Estimate submitted.

Project cost: $15,000-$40,000
Total Cost of Work: $545,000-$585,000

CITY OF SANTA BARBARA
Council Agenda Report
Agenda Date: October 6, 2026
To: Mayor and Councilmembers
From: Parks and Recreation Department
Subject: First Amendment to Agreement Number 30015 with EcoTierra Consultant RRM Design Group for the Reimagining Franceschi House Project [Agreement]
Recommendation:

That Council authorize the Parks and Recreation Director to execute a First Amendment to Agreement No. 30015 to provide professional environmental consulting and documentation for the Reimagining Franceschi House Project (Project).

Project Details, Status of Entitlement, Next Steps
In 2018, City Council unanimously voted to replace the Franceschi House with an interpretive project in the same footprint. Since 2024, the Department has conducted community engagement and developed preliminary plans to obtain a land use planning permit. In January 2025, a majority of the Historic Landmarks Commission supported the preliminary design and the deconstruction of the House. The next step in the process is to receive a “complete” determination regarding the planning permit and complete the environmental review process, including an Initial Study and an Environmental Impact Report (EIR).

At the May 5, 2026 meeting, Council approved the execution of a Professional Services Agreement with EcoTierra Consulting Incorporated, in the amount not to exceed $214,826.00 to provide environmental documentation for the Project. The purpose of this amendment is to allow the environmental review process to continue concurrently, while a complete determination regarding the planning permit is pursued. The Parks and Recreation Department and EcoTierra Consultant desire to expand the original scope of work from a Focused Environmental Impact Report (Focused EIR) consisting of one primary environmental topic (Cultural Resources) and two subsequent (Biological, and Land Use/Planning) to study for potential impacts to now include an additional environmental topic (Hazards and Hazardous Materials) to study for potential impacts regarding Project environmental review evaluation and compliance with the California Environmental Quality Act. The need to expand the scope was revealed during the recent preliminary preparation of the draft Initial Study and because Agenda Item No. 10
Council Agenda Report
First Amendment to Agreement Number 30015 with EcoTierra Consultant RRM Design Group for the Reimagining Franceschi House Project [Agreement]

additional technical documentation was prepared that was not available at the time the original contract was executed. A Pre-Demolition Asbestos and Lead Survey Report prepared by Ecology, dated June 15, 2026, will be included in the additional environmental topic of Hazards and Hazardous Materials.

Financial Information
This First Amendment increases the agreement by $5,356.00 for a new not to exceed agreement amount of $220,182.00. There are sufficient expenditure appropriations in the Department’s Fiscal Year 2027 Capital Fund to cover the costs.

A copy of the contract/agreement may be requested from the Parks and Recreation Department for public review by emailing Courtney Carlson at [email protected] AB 339 Compliance: Staff has completed all applicable employee organization notification requirements pursuant to Government Code Section 3504.1.

Sustainability Impact
The proposed project design will incorporate the use of green building materials and energy efficient lighting to the greatest extent feasible. Water conservation will also be maximized with the use of drought tolerant landscaping.

The primary intent of environmental review is to identify and analyze the potential, significant environmental effects of the proposed project. The EIR will inform public agency decisionmakers and the general public of potential environmental consequences, identify ways to minimize or avoid damage, and consider reasonable alternatives to the project before it is approved.

Prepared by: Holly Garcin, Project Planner
Submitted by: Jill E. Zachary, Parks and Recreation Director Approved by: Kelly McAdoo, City Administrator

CITY OF SANTA BARBARA
Council Agenda Report
Agenda Date: October 6, 2026
To: Mayor and Councilmembers
From: Police Department
Subject: Agreement with Santa Barbara County Sheriff’s Office for Law Enforcement Services during Annual Fiesta Events [Agreement] Recommendation:

That Council authorize the Chief of Police or their designee to execute a three-year agreement with the Santa Barbara County Sheriff’s Office to provide law enforcement services during Annual Fiesta Events, with an expiration date of September 1, 2028.

Discussion
The Santa Barbara Police Department (“SBPD”) recommends entering into an agreement with the Santa Barbara County Sheriff’s Office (“County”) for additional law enforcement staffing during the annual Fiesta events. Fiesta is a five-day celebration that includes two parades and multiple events throughout the City and attracts more than 100,000 attendees. The size and scope of Fiesta require additional law enforcement resources beyond SBPD’s available staffing.

Contracting with the County allows SBPD to provide additional staffing for Fiesta while maintaining adequate police services throughout the rest of the City. Under the agreement, the Sheriff’s Office provides the necessary deputies and equipment and compensates its personnel through its normal payroll process.

Historically, the County provided approximately 1,600 staff hours to assist with Fiesta parades and downtown public safety, at an average cost of approximately $135,000 through 2019. Since 2020, however, the County has been unable to provide the same level of assistance due to its own staffing and scheduling constraints. SBPD has therefore relied more heavily on mandated shifts and overtimes to staff Fiesta events.

In 2025, the County provided approximately 40 personnel over two days, totaling approximately 400 staff hours at a cost of $46,000. Due to increased Fiesta activities and attendance in 2025, and an anticipated increase in 2026, the County has agreed to provide additional staffing on Thursday evening, increasing its support from two to three days.

Agenda Item No. 11
Council Agenda Report
Agreement with Santa Barbara County Sheriff’s Office for Law Enforcement Services during Annual Fiesta Events [Agreement]

Budget/Financial Information
After accounting for the additional staffing and anticipated salary-related cost increases, the estimated cost of the County’s support for the 2026 Fiesta is $53,000.

The annual cost of the agreement is included in the annual Police Department Budget.

A copy of the agreement may be requested from Santa Barbara Police Department for public review by emailing the Santa Barbara Police Department at [email protected].

AB 339 Compliance: Staff have reviewed Government Code Section 3504.1 and determined that the noticing provisions do not apply to this contract.

Prepared by: Ben Ahrens, Police Commander
Submitted by: Kelly Gordon, Chief of Police
Approved by: Kelly McAdoo, City Administrator

CITY OF SANTA BARBARA
Council Agenda Report
Agenda Date: October 6, 2026
To: Mayor and Councilmembers
From: Pubic Works Department
Subject: Access Advisory Committee - Annual Report
Recommendation:

That Council receive an update on the recent activities and achievements of the Access Advisory Committee.

Executive Summary
This past year was among the most active in the Committee's recent history. Working in close partnership with City staff, the Access Advisory Committee helped to: move the City's refreshed ADA Transition Plan from a data collection phase into active construction and procurement; shape accessibility outcomes in the newly adopted State Street Master Plan; and support the launch of new facility-maintenance programs that will sustain access over the long term. The Committee also advised on right-of-way barrier removals, accessible parking and pedestriansignal improvements, and continued its annual tradition of recognizing individuals and organizations advancing accessibility in Santa Barbara.

Discussion
In 1988, the City of Santa Barbara (City) recognized the importance of accessibility in design and construction and established an ad hoc advisory committee to assist the Architectural Board of Review and the Historic Landmarks Commission with accessibility-related items. In 2001, under Resolution 01-034, this ad hoc committee became a standing committee known as the Staff Advisory Access Committee. In 2008, under Resolution 08-095, it was formally renamed the Access Advisory Committee (AAC).

Per the AAC's governing Resolution 08-095 and the updated Resolution 21-061, the City's Americans with Disabilities Act (ADA) Coordinator reports annually to Council on the activities and achievements of the AAC. This report provides a brief history of the AAC, outlines its role, Agenda Item No. 12
Council Agenda Report
Access Advisory Committee - Annual Report

highlights the past year's achievements, summarizes progress on the ADA Transition Plan, and discusses goals, priorities, and challenges for the year ahead.

AAC Purpose
In 2021, Resolution 21-061 revised the scope of the AAC's purpose, function, membership requirements, term length, meeting frequency, and procedures. The revised resolution defines the purpose and function of the AAC as assisting and advising staff on public disability issues by:
• Actively promoting the total integration and participation of persons with disabilities in all areas of economic, political, and community life;
• Serving as a coordinating body to receive input from citizens on the needs and concerns of the disability community, formulating and recommending solutions, and conveying those recommendations to the appropriate City departments; • Working with City staff to establish policies and practices and to develop programs and services that facilitate the full integration and participation of persons with disabilities; • Serving as a stakeholder in the design, planning, and implementation of City projects and programs to facilitate accessibility;
• Providing oversight for monitoring compliance with codes, ordinances, and statutes that affect access to, or use of, City facilities, programs, and services by persons with disabilities;
• Advising staff on setting project priorities to remove barriers and improve access within the City's public rights-of-way; and
• Identifying opportunities to educate the public about disability and access issues within the community.

Recent Achievements
Both prior to and since the inception of the ADA in 1990, the City has worked to ensure equal opportunities for people with disabilities. The AAC is a valued community stakeholder that helps City staff identify needs and craft solutions to improve access to City programs, services, and facilities. Because the majority of AAC members personally navigate accessibility Council Agenda Report
Access Advisory Committee - Annual Report

challenges throughout the City each day, the Committee's guidance reflects real, lived experience.

Over the past year, the AAC, in coordination with City staff, engaged across a broad range of accessibility initiatives, including:
• Advising staff and Council on accessibility throughout the State Street Master Plan process, which culminated in Council's adoption of the Plan on September 1, 2026. The Committee's input helped keep accessible paths of travel, seating, and wayfinding central to the future pedestrian-priority corridor;
• Providing input on the prioritization and sequencing of work within the City's refreshed ADA Transition Plan as it advanced from survey and data collection into construction (see the ADA Transition Plan Update below);
• Reviewing and advising on the City's new Other Power-Driven Mobility Device (OPDMD) policy and related Parks and Recreation Department’s accessibility procedures; • Providing input on special event permitting through an established Ad Hoc committee with Parks and Recreation staff, resulting in enhanced access at City-sponsored and permitted events;
• Notifying staff of, and helping prioritize, right-of-way barrier removals, such as missing curb ramps, sidewalk uplifts caused by tree roots, and vegetation overgrowth within the path of travel;
• Advising on the accessibility elements of major capital projects, including the Waterfront Adaptation Plan and Downtown facility improvements; • Advising Public Works staff on recommended locations for new accessible on-street parking spaces and accessible pedestrian signals;
• Continuing the annual nomination and recognition of individuals and organizations for their contributions to accessibility in the community; and • Continuing monthly planning meetings for the AAC Chair, Vice Chair, and ADA Coordinator to develop meeting agendas.

Council Agenda Report
Access Advisory Committee - Annual Report

The AAC also supported the delivery of Capital Improvement Projects that added or upgraded the following during the reporting period:
• 72 new/reconstructed curb ramps and 10 existing ramps retrofitted with truncated domes;
• 12 new accessible on-street parking spaces (final count pending confirmation from staff);
• 4 new accessible pedestrian signals (final count pending confirmation from staff); and • Approximately 16,750 square feet of new or repaired/replaced sidewalk.

ADA Transition Plan Update
Under Title II of the ADA, public agencies with 50 or more employees must maintain an ADA Transition Plan (Plan). The Plan is a strategic framework that identifies physical barriers in City facilities, programs, and services and establishes priorities and a schedule for removing the barriers. The City's Plan is executed in collaboration with the AAC and is maintained as a living document, updated as barriers are removed and new needs are identified.

Over the past year, the Plan advanced significantly from assessment into implementation:
• Detailed accessibility surveys of priority facilities were refreshed, and the Plan's data library was modernized to track completed and remaining items; • As of September 2026, 1,942 findings have been completed with 1,632 remaining.

Approximately 260 of the remaining items are technically complex (for example, doorway widening, parking-lot reconfiguration, and path-of-travel work) and will likely be delivered through larger capital projects rather than ADA Transition Plan funding; • Interior signage was completed at 630 Garden Street, and signage, elevator, and restroom design work is underway at City Hall;
• Multiple bid packages were assembled and issued for construction, and more than $1.5 million in dedicated accessibility funding has been allocated and is being tracked; and • The City has launched a door preventive-maintenance program providing twice-yearly service on publicly accessible doors, which went live with a new asset-management system to track doors and related maintenance Citywide, and approved the installation of six column-mounted automatic door push plates and a door opener.

Council Agenda Report
Access Advisory Committee - Annual Report

Together, these efforts moved the ADA Transition Plan from data collection into active construction, procurement, and sustained maintenance.

Community Recognition
Each year, the AAC recognizes individuals and organizations that have made meaningful contributions to accessibility in Santa Barbara. The Committee developed this year's nominations at its June 26, 2026, Special Meeting, continuing a tradition that celebrates local leaders and partners advancing awareness and barrier removal throughout the community.

This year’s honorees include:
• Santa Barbara International Film Festival (SBIFF) — for embedding accessibility into the renovated McHurley Film Center at 916 State Street. As part of a rebuild of the theater, the SBIFF added a new ADA ramp, accessible seating, and modernized restrooms across five state-of-the-art auditoriums, expanding barrier-free access to year-round and festival programming downtown.
• NatureTrack Foundation — for making the outdoors accessible through its Freedom Trax program. Using battery-powered, all-terrain attachments for manual wheelchairs, NatureTrack lets wheelchair users of any age independently explore local beaches and trails, free of charge, opening natural areas previously out of reach. • Hillside — for advancing community awareness through its Second Annual Disability Independence Day Festival held on July 25, 2026, a family-friendly event commemorating the signing of the ADA that brought residents, families, and disabilityservice partners together to celebrate self-determination and access for people with intellectual and developmental disabilities.
• D. Duncan — for a lifetime of service to the disability community, through decades of dedication across organizations including New Beginnings, Ashley House, and the Devereux Foundation, championing independence, support, and opportunity for people with disabilities throughout Santa Barbara.
• Hearts Therapeutic Equestrian Center — for enriching the lives of children and adults with disabilities through equine-assisted services, whose therapeutic riding and horsemanship programs build confidence, balance, coordination, and independence for participants with physical, cognitive, developmental, and emotional needs across the County.

Council Agenda Report
Access Advisory Committee - Annual Report

Goals, Priorities, and Challenges
The ongoing goals for the City and the AAC include:
• Improving accessibility throughout the City, especially within the public right-of-way and on City property;
• Raising awareness of ADA deficiencies on private property that is open to the public; • Encouraging community collaboration on accessibility issues; • Developing and providing ongoing professional in-service training for City ADA Liaison staff and AAC members; and
• Providing input on the design, development, and execution of key capital projects during the preliminary design phase.

Recognized priorities for the coming year include:
• Continued implementation of the ADA Transition Plan, including packaging and delivering remaining barrier-removal work;
• Producing additional resources for special event permitting and enhancing access at City-sponsored events;
• In-service training for City ADA Liaison staff and AAC members and developing outreach and education tools for local businesses and the public; • Embedding accessibility into the implementation of the adopted State Street Master Plan and restoring public transit to State Street;
• Advancing public right-of-way barrier removal and further progress on increasing availability of accessible on-street parking; and
• Implementing the new OPDMD policy.

Ongoing challenges for the City and the AAC include:
• Limited staffing resources for training, outreach, and the review and enforcement of ADA standards; and
• Limited funding for capital projects and new or enhanced programs, including recent reductions in the pavement-maintenance budget that constrain the near-term pace of ramp and sidewalk work.

Council Agenda Report
Access Advisory Committee - Annual Report

Budget/Financial Information
Several of the goals and priorities identified above will require future, currently unbudgeted costs. For example, restoring public transit on State Street and implementing the phased State Street Master Plan will require dedicated funding sources. Other items require little direct funding but are constrained by available staffing already committed to other Council-approved priorities. In addition, near-term sidewalk and ramp work is limited by reductions in the pavement maintenance budget. A recommended strategy for advancing these goals is to integrate accessibility features beyond those required by code into active capital projects and programs. Staff will continue working closely with the AAC to advance these goals and priorities.

Environmental Review
The Access Advisory Committee Annual Report that provides updates on the recent activities and achievements falls outside of the definition of a “Project” under California Environmental Quality Act (CEQA) Guidelines § 15378 (b)(5) as administrative activities of governments that will not result in physical changes in the environment are not subject to CEQA environmental review. All projects identified by the AAC required CEQA environmental review of the direct and indirect physical changes prior to implementation. Most recently, a Notice of Exemption (NOE) was prepared for the State Street Master Plan, per the commonsense exemption 15061(b)(3) of the CEQA Guidelines. The NOE was filed Santa Barbara County Clerk of the Board on August 25, 2026, and State Clearinghouse (SCH) on August 27, 2026, SCH 2026080997.

All future projects identified by the Access Advisory Committee will be subject to CEQA environmental review.

Prepared and
Submitted by: Brian D’Amour, Public Works Director/lu/sk Approved by: Kelly McAdoo, City Administrator

CITY OF SANTA BARBARA
Council Agenda Report
Agenda Date: October 6, 2026
To: City Council
From: Community Development Department
Subject: Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution]
Recommendation:

That Council:

A. Introduce and subsequently adopt, by reading of title only, an Ordinance of the Council of the City of Santa Barbara Amending Santa Barbara Municipal Code Title 30 (Inland Zoning Ordinance) to add Section 30.185.395 Short-Term Rentals 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 Regulations for Short-Term Rentals and Homeshares;
B. Introduce and subsequently adopt, by reading of title only, an Ordinance of the Council of the City of Santa Barbara Amending Santa Barbara Municipal Code Title 28 (Coastal Zoning Ordinance) to add Chapter 28.91 Short-Term Rentals and amend Sections 28.88.028 and

28.90.045 Pertaining to Regulations for Short-Term Rentals and Homeshares; C. Adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara Approving a Local Coastal Program Amendment (CITY2026-00001) to Add Chapter 28.91 Short-Term Rentals and Amend Sections 28.88.028 and 28.90.045 of Title 28 of the Municipal Code Pertaining to Regulations for Short-Term Rentals and Homeshares; D. Adopt, by reading of title only, a Resolution of the Council of the City of Santa Barbara Amending the City of Santa Barbara Schedule of Penalties, Fees, And Service Charges to Add Short-Term Rental Program Fees;
E. Determine that the Short-Term Rental Program is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15168 061(b)(3) and was conducted as part of the Housing Plan Program EIR (SCH2022040209) certified on August 11, 2026; and
Agenda Item No. 13
Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

F. Determine that the Short-Term Rental Ordinances are consistent with the General Plan, Local Coastal Plan (LCP), and City Charter.

Executive Summary:

The proposed Short-Term Rental (STR) ordinance amendments establish a license system designed to allow STRs in appropriate locations through a reliable permit path while preserving long-term housing and the character of single- and two-unit residential neighborhoods. Once adopted inland (Title 30) and adopted and certified by the California Coastal Commission in the Coastal Zone (Title 28), these regulations would also provide the legal basis necessary to enforce against unpermitted STRs for such uses. The proposed STR Ordinances have been developed and refined through extensive public outreach and public hearings since August 2025.

Discussion:

The STR ordinance amendments to Title 30 and Title 28 implement 2023–2031 Housing Element Program HE-19 Short-Term Rental Framework and Ordinance, as discussed in Attachment 1. The proposed ordinances address Housing Element Policy 4.3 and were deemed necessary to address significant local housing needs. The ordinances inform property owners, residents, and visitors about where STRs (also known as unhosted vacation rentals) and homeshares (rental of a portion of a house for less 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. Furthermore, the Title 28 ordinance is critical to enforce against unpermitted STRs in the Coastal Zone where enforcement has been limited under a court decision.1 Once adopted, the amendments to Title 30 Inland Zoning Ordinance would become operative on January 11, 2027, to provide City staff with sufficient time to develop and launch administrative procedures, forms, and licensing systems necessary for implementation. The ordinance includes a six-month grace period from the operational date. 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.

Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

The Title 28 Coastal Zoning Ordinance amendments require adoption of a resolution approving a Local Coastal Program (LCP) amendment and subsequent certification by the California Coastal Commission (CCC) before they become effective.

Background
Prior Hearings and Direction
The City has been considering the need for STR Ordinances and dealing with enforcement issues since 2015. In many areas of the City, unpermitted STRs have been found to be inherently incompatible with the surrounding neighborhoods due to the intensity of use and nuisance impacts related to noise, parking, littering, traffic congestion, public safety, “party houses,” and loss of community identity. Additionally, STRs displace existing long-term housing stock, which is why developing these ordinances was included as a program in the Housing Element. As noted above, enforcement of such uses in the Coastal Zone has been limited under the Kracke decision, and the proposed STR Ordinances create a system to correct that with a licensing system.

City Council last directed staff to develop a short-term rental program on August 8, 2025.

Planning staff established an interdepartmental team that includes staff from Community Development, Finance, Public Works, and the City Attorney’s Office that has refined the ordinance through multiple drafts and extensive public outreach.

The Planning Commission considered proposed regulations and land use policy questions on December 18, 2025, and reviewed the draft ordinances on March 5, 2026. The Commission’s feedback on the draft ordinances differed somewhat from Council’s prior direction, and they encouraged staff to consider a different permitting system that would allow some STRs in single family neighborhoods in the Coastal Zone through a cap-based or lottery system to partially address comments from Coastal Commission staff. The Planning Commission voted (4–2) in favor of forwarding the package, unchanged, to the Ordinance Committee with specific feedback that outlined their concerns and comments (Attachment 2 – Planning Commission Minutes). In moving the ordinances along with comments, the Commission recognized the timing constraints associated with meeting the City’s adopted Housing Element deadline related to STRs.

The Ordinance Committee reviewed the draft ordinances on April 14, 2026, and directed staff to return with some revisions as suggested by the Planning Commission (limit inland STRs to Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

only commercial zones, and allow legally nonconforming parking to suffice), as well as other details following public comment.

On June 9, 2026, the Ordinance Committee reviewed the revised draft ordinances, requested a few minor revisions, and directed staff to bring the drafts to City Council for review with topics highlighted for further discussion. The Ordinance Committee also incorporated a prohibition on STRs and homeshares in all High Fire Hazard Areas and added a requirement for a minimum two-night stay.

STR Ordinances and Discussion Topics
The proposed STR Ordinances regulate the use of residential structures as short-term rentals or homeshares to maintain housing for residents, ensure neighborhood compatibility, and provide clear operational standards and accountability for owners, hosts, and managers. The ordinances detail eligibility based primarily on zone districts (as shown in Attachment 3 and described in Attachment 4), operating standards, and licensing procedures.

Generally, STRs and homeshares would only be allowed in a license area that includes nonresidential zones inland; in the coastal zone, STRs would be allowed in a license area that includes nonresidential zones and multi-family zones, and homeshares would be allowed in all zones (except M-1, Light Manufacturing). Additionally:
• An Accessory Dwelling Unit, and its associated primary unit, would not be eligible as a STR. Homeshares would be allowed in the primary unit of a property developed with an ADU.
• Deed-restricted affordable housing units would not be eligible as a STR or homeshare. • No additional parking would be required for a STR or homeshare. • A STR requires that the unit has not been occupied under a long-term rental arrangement within the last 24 months, and that no tenant was displaced to facilitate the STR.

The ordinance amendments also include minor changes to base zone regulations to add homeshare and short-term rental as a use classification, clean-up amendments to the Parking Area Design and Development Standards to allow tandem parking for single residential use without a waiver, amend Hotels and Similar Uses as described under “Change in Use” below, and add new definitions for the ordinances.

Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

Additionally, the Ordinance Committee requested staff highlight two topics for City Council discussion and decision: insurance requirements and license limitations per owner.

Insurance
The STR Ordinances initially required STR operators to carry liability insurance with the City named as additional insured to address potential property damage, injuries, or disputes that may exceed standard homeowner or rental unit coverage. Additional liability insurance may help address claims related to guest conduct, particularly in unhosted units, without the City being drawn into those disputes; however, the City does not typically require liability insurance for other business operations such as hotels, restaurants, retail, and offices. The Ordinance Committee recommended further Council discussion about the need for such an insurance requirement, to be consistent with the City’s regulation of other uses. Based on this direction, the ordinances do not currently include a requirement for additional insurance for STR applicants; however, this is a policy decision for Council’s consideration.

If Council chooses to incorporate such a provision, insurance would be added to the application requirements and be described within 30.185.395 and 28.91 as follows:
“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.” Number of Licenses per Owner
The Ordinance Committee considered draft regulations that limited each owner to a single STR or homeshare license. This provision was intended to prevent the concentration of multiple STR units among a limited number of operators, an approach used in many jurisdictions to discourage commercialization of residential neighborhoods by corporations or limited liability companies (LLCs). Given the proposed ordinances’ other limiting factors—such as prohibiting corporate ownership of licenses, restricting STRs to designated commercial zones in the inland area, disallowing STRs in single- and two-family zones in the coastal zone, and requiring that homeshare units be the host’s primary residence—the risk of concentrated ownership might be less of a concern for the City. Limiting to one license per owner could be viewed as a constraint to STRs and might not be considered favorably by the Coastal Commission. Ultimately, this is a Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

policy decision for Council, and the one-license-per-owner restriction could be removed from the draft ordinances prior to adoption.

If Council directs removal of this one-license-per-owner requirement, Sections 28.91.080.B.3 and 28.91.080.B5.d (Coastal) and Sections 30.185.395.H.2.c and 30.185.395.H.2.e.iv. (Inland) would be deleted from the ordinances.

Other Information Considered by Ordinance Committee
During its June 9, 2026 hearing, the Ordinance Committee recommended that some of the information brought to the Committee hearings be shared with the full Council for context, as outlined below.

Process for Acquiring and Annually Renewing an STR License STRs and homeshares would require an annual license secured through an online system using existing Community Development Department permitting software. To receive a license, applicants would submit an online application and fee (see discussion below), and staff would conduct a zoning clearance to confirm that zoning, unit eligibility, tenant protections, ownership, and other application requirements are met. The unit would be inspected by a Building Inspector prior to license issuance, and the owner or host would be required to obtain and maintain a valid City Business Tax Certificate and comply with transient occupancy tax remittance requirements. As an annual license, it would require administrative rather than discretionary approval, meaning there would be no public hearing and the decision would not be appealable.

To renew the license, the operator would submit a renewal application at least 30 days before the license expiration date. Staff would conduct an updated zoning clearance and building inspection. The renewal would be denied if there were more than three verified violations2 during the previous license term, or more than five within any two-year period. If there were an immediate need to revoke a license (i.e., before expiration of the 12-month license period), due process and a public hearing by the Planning Commission would be required, consistent with current revocation practice.

Currently Permitted STRs/Change in Use
In zones that allow both residential and hotel use, the City currently allows residential units to convert to hotels using the change-in-use process. Since 2017, approximately 25 residential 2 A verified violation is a complaint that results in a code enforcement case or verified finding of noncompliance of the operational and performance standards, as determined by the Community Development Director.

Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

units have been converted to hotels under the current change-in-use conversion process in the city’s inland area. These units are considered legally permitted hotels and may continue to operate as hotels indefinitely or may obtain a STR/Homeshare License, if desired.

As part of the proposed STR ordinance amendments, staff recommends closing a long-standing gap in the existing Hotel Conversion Ordinance (SBMC Chapters 30.155 and 28.88). Under current regulations, one residential unit may be converted to hotel use in zones that allow both residential and hotel use without requiring a hotel conversion permit, creating an unintended easier path for conversion. The amendments would remove this exemption so that any single-unit short-term conversion would be subject to the STR Ordinance and its licensing and operating standards. This amendment, coupled with the prohibition of STRs in the Residential Multi-Unit and Hotel (R-MH) zone inland, is consistent with Housing Element Program HE-20:

Evaluate Hotel Zones, which directs ordinance amendments to prioritize residential use over hotel use in appropriate areas. Multi-unit conversions would continue to follow the established hotel conversion permit process.

Number of Potential Sites That Could Become STRs
The Ordinance Committee requested information about the number of sites that could potentially become STRs or homeshares. The maximum total number of eligible parcels in the City would be:
• Inland STRs and homeshares: 953 parcels
• Coastal STRs and homeshares: 596 parcels within the proposed license area • Coastal homeshares only (single- and two-unit residential zones): 1,738 parcels outside the proposed license area
Realistically, the actual number of STR and homeshare licenses would be much smaller than the maximum 3,287 eligible parcels. Not all property owners are likely to pursue a license, and the actual demand is difficult to predict. Assuming that between five and 20 percent of eligible properties apply, the total number of STR and homeshare licenses would be expected to fall within a range of approximately 165 to 657.

Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

Consistency Analysis:

General Plan and City Charter
All zoning ordinance amendments must be found consistent with the General Plan and, for amendments to Title 28, consistent with the Local Coastal Program (LCP). Staff has determined that the short-term rental ordinances are consistent with General Plan policies and programs that encourage retention of long-term housing and, in the Coastal Zone, balance Coastal Land Use Plan policies that support visitor-serving facilities and public access to the coast.

Applicable policies and associated analysis are provided in Attachment 1.

Additionally, City Charter Section 1507 requires that amendments to the zoning ordinance must be approved by five affirmative City Council votes and that land uses shall not exceed our public services and physical and natural resources. All land use policies shall provide for a level and balance of residential and commercial development which will effectively utilize, but will not exhaust, the City’s resources in the foreseeable future.

Coastal Zone Considerations
As noted above, the Title 28 Zoning Ordinance requires an LCP amendment and agreement from the California Coastal Commission (CCC) that the ordinance is consistent with the Coastal Act and the Coastal Land Use Plan. Applicable policies and associated analysis are provided in Attachment 1.

Maximum public access is a fundamental goal of the Coastal Act, as is protection of lower-cost visitor-serving activities and facilities.

In the Coastal Zone, the STR Ordinance provides a unique opportunity to enhance lower-cost overnight accommodations because homeshares, which tend to be less expensive, would be allowed throughout the Coastal Zone, except in the High Fire Hazard areas and in the M-1 zone, as shown in Attachment 3. Furthermore, STRs would be facilitated with an easier license path than the current hotel change-of-use process in West Beach, Lower State, East Beach, and Coast Village Road areas, which are within or close to the most accessible and highly visited portions of the city’s Coastal Zone.

Staff has met with CCC staff since May 2025 and provided early reviews of the draft Title 28 Ordinance to them through this ordinance development process. CCC staff voiced some concerns about the City’s draft ordinance prohibiting STRs in the single- and two-unit zones, Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

given that some other coastal jurisdictions allow a limited number of STR licenses/permits in residential zones with a lottery. Each jurisdiction has unique circumstances and needs for overnight accommodations near and along the coast, and CCC staff is aware that there has been consistent direction from City Council to preserve the character of single- and two-unit zones as residential neighborhoods for long-term housing. The Title 28 ordinance has been drafted to strike a reasonable balance between local housing needs and public access to the coast.

Budget/Financial Information:

The City has accepted transient occupancy tax (TOT) from STR operators since 2001. Collection of these taxes has increased annually due to increased numbers of operators registering to pay TOT and collection of past-due taxes 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, the majority of which is remitted to Visit Santa Barbara.

Recent TOT revenue by fiscal year for short-term rentals is summarized below:
• Fiscal Year 2024: $2.0 million
• Fiscal Year 2025: $2.6 million
• Fiscal Year 2026: $3.2 million
TOT revenue from short-term rental enforcement activity is summarized below:
• Fiscal Year 2024: $0.8 million
• Fiscal Year 2025: $1.8 million
• Fiscal Year 2026: $1.3 million
As proposed, the draft ordinances include a geographic (license) area where STR licenses could be issued if certain criteria were met. In the Coastal Zone, when comparing the proposed license area to the total number of sites now paying TOT, many units would be required to cease operation due to the prohibition in single- and two-unit zones. Although homeshares would be allowed in these areas, it is unlikely that many of these STRs would convert to that model; therefore, implementation of the ordinance in the Coastal Zone is anticipated to result in a significant drop in TOT when these unpermitted STRs cease to operate. The exact numbers associated with that drop are difficult to determine because the demand for licenses outside Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

single-family zones is uncertain, but staff estimates that the number of STRs paying TOT will decline from about 265 to perhaps fewer than the 65 sites currently paying TOT and located in the proposed Coastal Zone license area.

There are also unpermitted STRs not paying TOT located within the proposed inland and coastal license areas. These units may choose to get a license through the new simpler license path, provided they first pay all unpaid taxes, fees, and penalties. Furthermore, an unknown number of additional units may choose the homeshare option. The number of new licensees paying TOT compared to the current TOT collection will depend on case-by-case conditions and property owner decisions; therefore, staff conservatively estimates the resulting loss in TOT revenues would range from approximately $2.3 to $3 million per year once the ordinance is certified in the Coastal Zone.

The Ordinance Committee considered the loss of TOT likely to result from the STR Ordinances because it was a common concern among members of the public; however, the Committee concluded that preservation of long-term housing was a priority and concurred that the ordinances moved the City into the best policy position while creating a system that could maintain such uses in the license areas through a clear permit path.

Proposed License Fee
Planning and Finance staff worked to approximate the potential number of STR and homeshare applications to develop the initial license fee and the annual renewal fee. A separate resolution establishing the new STR program fees is included as a recommendation for adoption. Some services that are required to administer the STR program are already included in the City’s Schedule of Penalties, Fees, and Service Charges because they apply to multiple project types.

Since these services are not unique to STR licensing, they do not need to be added to the STR fee resolution.

The total proposed STR/Homeshare License fee would be $3,334. This fee would be the same inland and in the coastal zone, because CCC staff confirmed that using a residential unit as a STR is not considered development under the Coastal Act and consequently does not require additional coastal permitting.

The total proposed annual renewal fee would be $2,897. A late fee of $306 would be applied to cover expedited processing if the annual renewal submittal is not received at least 30 days prior to the license expiring.

Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

The fee components represent full cost recovery of all associated staff work, including anticipated time associated with reviewing applications, conducting pre-inspections, processing and mailing the licenses, managing records, maintaining requisite technology, and processing cashier service fees.

The license fee also recovers costs associated with: compliance, program oversight, and reporting; investigating and responding to complaints; and renewing annual software licensing to support program administration and compliance. The itemized total fee amounts are detailed below.

Through budget appropriations, City Council directed the City Attorney’s Office in 2023 to initiate a program to collect unpaid TOT from STR operators and to shut down operation of illegal STRs. This enforcement work is ongoing and will continue to be funded by the General Fund, because it relates to recovery of past-due TOT and TBID and is unrelated to licensing and associated compliance activities.

Table 1. Short-Term Rental (STR) Licensing Fees
Table Description: This table shows City licensing and compliance fees for STR operators by application type (New, Renewal, Late Renewal). Fees were developed in accordance with the City Council–adopted Cost Recovery and Revenue Policy.

Fee Description License – New License –
Renewal
License – Late
Renewal
STR Application Fee [Note 1] $789 $381 $667
STR Compliance Fee [Note 1] $1,985 $1,985 $1,985
Building and Safety Inspection
Fee
$225 $225 $225
Mailing List Fee $228 $228 $228
Records Management Fee [Note 2] $71 $42 $62
Technology Fee [Note 3] $18 $18 $18
Cashiers Services Fee $18 $18 $18
Total Fees $3,334 $2,897 $3,203
Notes:

Note 1: Newly added fee
Note 2: Records management fee is seven percent of STR Application fee and inspection fee Note 3: Technology fee is eight percent of inspection fee Council Agenda Report
Short-Term Rental Program Ordinances [Ordinance Introduction; Resolution] October 6, 2026

Effective Date
The Title 30 Ordinance will become effective 30 days from the date of adoption but the ordinance will not become operative until January 11, 2027, in order to provide staff with sufficient time to develop and launch administrative procedures, forms, and licensing systems necessary for implementation. The Title 28 amendments in the Coastal Zone would take effect after approval by the CCC, anticipated some time in 2027.

Environmental Review:

Staff have determined this action qualifies for an exemption from further environmental review as part of the Housing Plan Program EIR (SCH 2022040209; webpage SantaBarbaraCA.gov/HousingEIR) certified by City Council on August 11, 2026. The certified EIR is a programmatic analysis that covers Housing programs within the 6th Cycle Housing Element. The STR Ordinances would implement housing programs and policies evaluated for citywide environmental impacts in the EIR. These ordinance amendments would not result in any new significant effects, substantial changes to previously identified effects, unusual circumstances, or substantial new information that would require major revisions to the Program EIR. The ordinance amendments would not result in substantial changes in land use or any changes to the development build-out assumptions used in the EIR analysis. No increase in development impacts on the environment would result under the ordinance amendments pursuant to CEQA Guidelines §15162 criteria, and no additional CEQA document is required.

City Council environmental findings made for Housing Plan adoption continue to apply with this ordinance implementation measure. [CEQA Guidelines 15168] Attachments:

1. General Plan and Local Coastal Plan Consistency Analysis for Short-Term Rental Ordinances

2. Planning Commission Minutes – March 5, 2026

3. Proposed STR and Homeshare Areas Map, September 2026

4. Proposed Zoning – STR and Homeshare Summary
Prepared by: Laura M. Bridley, Project Planner
Submitted by: Allison DeBusk, Community Development Director Approved by: Kelly McAdoo, City Administrator
Attachment 1
General Plan and Local Coastal Plan Consistency Analysis for Short-Term Rental Ordinances
Staff has determined that the Short-Term Rental (STR) 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.

Table A: Policy Consistency Analysis
Consistency Analysis General Plan/Coastal Land Use
Plan Policies
The STR 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 Program HE-19: Short-Term
Rental Framework
Housing Element Program HE-21: Residential
Units Conversion Ordinance
Only one STR would be allowed in each multiunit development, retaining a majority of longterm occupancy units in areas close to transit and commercial services.

Land Use Element policies LG4 and LG6 focus
growth for residential units in areas with highest
densities
Through the prohibition of STRs in single- and
two-unit zones citywide, the ordinances will
Land Use Element policy LG 14 to protect the
character of single family zoned neighborhoods
1 Consistency Analysis General Plan/Coastal Land Use
Plan Policies
protect the neighborhood character of these
areas.

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, available 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 character with
provision of visitor-serving overnight
accommodation options.

Coastal Land Use Plan (CLUP) Policy 3.2-12 (per
Coastal Act 30213)
Lower cost visitor and recreational facilities shall
be protected, encouraged and where feasible,
provided.

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, through a much simpler
permitting process. The license area is also
Coastal Act 30252
Development should maintain and enhance
public access to the coast
2 Consistency Analysis General Plan/Coastal Land Use
Plan Policies
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.

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.

Sites that currently provide less than the
required parking for residential uses will be
allowed to retain that nonconformance upon
conversion to a STR or homeshare consistent
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.
3 Consistency Analysis General Plan/Coastal Land Use
Plan Policies
with the nonconforming
the CLUP .
development policy of CLUP Policies 3.1-29, 3.1-30 and 3.1-31 to avoid adverse impacts to public access.

CLUP Policy 2.1-19 Nonconforming Development.

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
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 one-year pilot program in August 2023 with the objective of gathering accurate data and increasing enforcement of unpermitted, illegal short-term rentals. Enforcement is a staff-intensive and timeconsuming 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.
5 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 Cityʼs Conversion of Residential Units to Condominiums, Hotels, or Similar Uses Ordinance establishes criteria for conversions and reduces the impact of such conversions on residents who may be required to relocate. Since 2019, units approved, permitted, or constructed under the AUD program 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 Cityʼs 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. 6 • 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.

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. 7 Historic Resources Element (2012)
Goals
• Protection and Enhancement of Historical Resources: Continue to identify, designate, protect, preserve and enhance the Cityʼs historical, architectural, and archaeological resources. Ensure Santa Barbaraʼs “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 Barbaraʼs neighborhood historic resources to the Cityʼs 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 and Coastal Act Policies
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 coastal-dependent 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 coastal-dependent, essential public services, and basic 8 industries vital to the economic health of the region, state, or nation, public recreation, commercial recreation, and visitor-serving land uses.

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.

CLUP 2.1-19 Nonconforming Development. The following apply to development that is nonconforming with relation to the policies of the Coastal LUP:

A. Any lawfully established structure or site development that conforms to the requirements under which it was legally established, but does not comply with any policy of the Coastal LUP, shall be considered legal nonconforming;
B. Legal nonconforming structures or site developments may be continued, repaired, and maintained as long as
C. The right to continue does not apply to legal nonconforming structures and site development deemed to be a public nuisance because of health or safety conditions, as determined by the Chief Building Official;
9 these activities do not rise to the level of substantial redevelopment; D. Alterations to a legal nonconforming structure or site development within the existing development footprint may be permitted provided that the alteration does not increase any existing nonconformity of the structure or site development and is not considered a substantial redevelopment;
E. Additions are considered new development. Additions to a legal nonconforming structure may be permitted if the addition conforms with the policies of the Coastal LUP and provided that any alterations to the legal nonconforming structure or site development needed to develop the addition conform to subsection D. above. Additions to a legal nonconforming structure shall not be permitted concurrently with a substantial redevelopment unless the entire structure or site development conforms with the policies of the Coastal LUP; F. Substantial redevelopment is considered new development and must conform to all policies of the Coastal LUP; and
G. Alterations or additions to a legal nonconforming structure or site development may be permitted if necessary to comply with the Americans with Disabilities Act only if the following criteria are met:
i. A nonconforming alteration or addition shall only be allowed if it does not exceed the minimum dimension or extent required by the Building Code and if there is no feasible conforming method for achieving the same or similar result; and ii. An alternation or addition that results in substantial redevelopment of the nonconforming structure or site shall be considered new development that shall conform to all policies of the Coastal LUP.

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 10 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 planʼs 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 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 11 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:

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); A. Arroyo Burro County Beach Park public parking lot (for access to Arroyo Burro Beach and Douglas Family Preserve);
B. On-street parking along Alan Road from Cliff Drive to Wade Court (for access to Arroyo Burro Beach and Douglas Family Preserve);
C. 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);
D. On-street parking along Mesa Lane from Edgewater Way to Selrose Lane and Medcliff Road from Mesa Lane to Via Sevilla and Cooper Road and Mohawk Road, north of Edgewater (for access to Mesa Lane Stairs);
E. La Mesa Park public parking lot (for access to La Mesa Park); F. On-street parking along Santa Cruz Boulevard from its terminus at Thousand Steps to Pacific Avenue (for access to Thousand Steps);
G. Shoreline Park public parking lots (for access to Shoreline Park); 12 H. 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);
I. La Playa and Leadbetter public parking lots (for access to Leadbetter Beach); J. 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); K. Palm Park and Garden Street public parking lots (for access to East Beach and Stearns Wharf); L. Stearns Wharf public parking lots (for access to Stearns Wharf); M. 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);
N. 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
O. 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 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.

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 13 14
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 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).

Attachment 2 - Planning Commission Minutes March 5, 2026 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
S
Tava Ostrenger, Chief Assistant City Attorney
Megan Arciniega, Senior Planner
Jasper Carman, Commission Secretary
TAFF:

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
Planning Commission Minutes March 5, 2026 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 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 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 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
Proposed STR and Homeshare Areas
September 2026
0 0.5 1 2 Miles
Coastal Zone Boundary
High Fire Hazard Areas
City Limits
Proposed Coastal Zone Short-Term Rental License and
Homeshare Area
Proposed Coastal Zone Homeshare Only Area outside
High Fire Hazard Areas
Proposed Inland Short-Term Rental License and
Homeshare Area outside High Fire Hazard Area
Path: E:\Departments\Community
Development\Short Term Rentals SR-124894\Short
Term Rentals SR-124894.aprx
Planning Division/IT GIS
ATTACHMENT 3
Attachment 4: 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 – –
Conditional
Use Permit
(CUP)(11)
Allowed (A) §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: Zoning designations do not align with the boundaries shown on the license area map. Table for reference only.

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. Allowed with a Conditional Use Permit (CUP) and 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 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code

ORDINANCE NO. ______

AN ORDINANCE OF THE COUNCIL OF THE CITY OF

SANTA BARBARA AMENDING SANTA BARBARA
MUNICIPAL CODE TITLE 30 (INLAND ZONING
ORDINANCE) TO ADD SECTION 30.185.395 SHORT-TERM
RENTALS 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 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
2 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 cannot 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 section, is prohibited.

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 are required to 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 will only be issued if 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
3 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.

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.

8. Any unit located within a High Fire Hazard Area, including the Coastal, Coastal Interior, Foothill, or Extreme Foothill High Fire Hazard Zones, as defined in Section

30.300.080 and the City's Community Wildfire Protection Plan adopted by City Council.

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:

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
4 a. The property owner of the residence where the STR or homeshare is proposed to be 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.

2. License Limitations.
a. Where ownership is divided among multiple parties, one owner will 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, is limited to 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 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
5 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.

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

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
6 f. Advertising Compliance. Demonstrate that all advertisements and listings will display the City-issued STR License number.
g. 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 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
7 notification to all owners and occupants of properties within 300 feet of the licensed property. The notice will identify the property as an STR or homeshare and provide the name, phone number, and email address of the owner, property manager, and host if applicable. This notification is for informational purposes only and does not constitute a public hearing or provide grounds for appeal.

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 will 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 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
8 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, manager, or host, if applicable, are responsible for ensuring compliance and are liable for violations.

1. Occupancy Limits. The total number of persons on the property at any time is limited to the number allowed by 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, is limited to 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, is limited to 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 are not allowed on the property during quiet hours as defined in Subsection I.5.b. d. One Group. Only one rental agreement may 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 two consecutive nights. For purposes of this section, two nights means a rental period that AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
9 begins on one calendar day and ends after at least two overnight stays, with checkout on the third calendar day or later. 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.
a. Location of Required Parking. Parking spaces are allowed in a garage, carport, or permitted uncovered parking space.
b. Minimum Number of Spaces. The minimum number of required parking spaces for each STR or homeshare unit is based on the applicable residential housing type (e.g., single-unit, two-unit, multi-unit), as set forth in Chapter 30.175, Parking Regulations. Existing parking facilities that were legally established prior to the effective date of this section may remain and be used for STR or homeshare purposes, even if they do not conform to current standards. 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 exceptions only, they are considered transient lodging. 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 Out. Tandem parking and backing out onto a public street or sidewalk are allowed for STRs and homeshare units, subject to the same restrictions and requirements applicable to the underlying residential housing type (e.g., single-unit, two-unit, multi-unit), as set forth in Chapter 30.175, Parking Regulations. Existing parking facilities that were legally established prior to the effective date of this section may remain and be used for STR or homeshare purposes, even if they do not conform to current standards.

5. Noise.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
10 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.

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.
a. Homeshares. While rented, the owner or host of a homeshare must be 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, owner, or host must be able to respond on-site within 30 minutes of a complaint or request from the City.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
11 J. Posting and Listings.

1. Outside Posting. While rented as an STR or homeshare, the property manager’s, owner’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, owner’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; b. Notice of quiet hours (10:00 p.m. to 7:00 a.m.);
c. Notice of City limitations on outdoor amplified music or sound; 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 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
12 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 is required to obtain and maintain a valid City Business Tax Certificate and Transient Occupancy Tax Registration Certificate and is required to timely pay all applicable business taxes, Transient Occupancy Taxes (TOT), and Tourism Business Improvement District (TBID) assessments, including any past‑due taxes, penalties, and interest owed for the preceding three years, where legally allowed. Operating an STR or homeshare without current registration or timely payment of applicable taxes or assessments constitutes a violation of this section.

L. 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, 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.

M. 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.

N. 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 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
13 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.

O. Complaints and Violations.

1. Complaints.
a. Complaints regarding the condition, operation, or conduct of renters, occupants, or visitors of an STR or homeshare should be directed to the property 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.

P. Enforcement and Penalties.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
14 1. Enforcement. Any violation of this section will 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:
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.

Q. 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, AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
15 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.

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.

R. Existing Hotels, STRs, and Homeshares.

1. Permitted Hotels, STRs, or Homeshares. Any residential unit that was legally permitted to operate as a hotel or similar use prior to the effective date of this section may either apply for an STR/Homeshare License or continue operating as a hotel or similar use.

If the hotel operator chooses to obtain an STR/Homeshare License, the License can be issued notwithstanding the eligibility requirements of this section.

2. Unpermitted Hotels, STRs, or Homeshares. Any residential unit operating as a hotel or similar use 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 use may continue to operate for a maximum of 180 days from the operative date of this section, unless a valid STR/Homeshare License is issued prior to the end of that period.
b. After the 180-day grace period, operation without a valid STR/Homeshare License constitutes a violation subject to immediate enforcement and penalties. 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. Obtaining a business license or paying TOT or TBID does not legalize the use.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
16 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
17 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.

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
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
18 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 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 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
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
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 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
19 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 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
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)
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
20 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 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
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
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
21 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 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
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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
22 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 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.

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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
23 AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
24 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.

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.

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 Caretaker Unit A A(1) §30.185.120, Caretaker Unit
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
25 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
Community Care Facilities, Residential
Care Facilities for the Elderly, and
Hospices
6 or fewer individuals A –
7 to 15 individuals A –
16 or more individuals PSP –
§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 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 –
Clinic A –
Birth Center A –
Instructional Services A –
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
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
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 Commercial Entertainment and
Recreation
Cinema/Theater A –
Large-scale CUP – §30.185.350, Recreation Facilities
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
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
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 – – §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
AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
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
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 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
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
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. 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
30 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
31 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 use, 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
32 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
Staff Draft Showing Changes
From Current Code
33 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 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
Staff Draft Showing Changes
From Current Code
34 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
Staff Draft Showing Changes
From Current Code
35 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.

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
Staff Draft Showing Changes
From Current Code
36 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
Staff Draft Showing Changes
From Current Code
37 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
38 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
Staff Draft Showing Changes
From Current Code
39 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
40 c. No street frontage of any such building shall be used for the business or restaurant.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
41 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
Staff Draft Showing Changes
From Current Code 11/19/2025
42 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
Staff Draft Showing Changes
From Current Code 11/19/2025
43 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
44 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
45 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
46 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
Staff Draft Showing Changes
From Current Code 11/19/2025
47 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
48 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
49 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
50 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
Staff Draft Showing Changes
From Current Code 11/19/2025
51 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).

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 11/19/2025
52 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
Staff Draft Showing Changes
From Current Code 11/19/2025
53 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code
54 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
Staff Draft Showing Changes
From Current Code 09/15/26
55 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
56 (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
Staff Draft Showing Changes
From Current Code 09/15/26
57 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:

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
58 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
59 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
Staff Draft Showing Changes
From Current Code 09/15/26
60 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
61 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
62 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
63 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
64 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
65 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.

AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
66 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 09/15/26
67 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 09/15/26
68 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 09/15/26
69 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.

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 15162 because no increase in development impacts on the environment would result under the ordinance amendments and the ordinances were included as part of the Housing Plan Program EIR (SCH2022040209) certified on August 11, 2026. Therefore, City Council environmental findings made for Housing Plan adoption also continue to apply with this ordinance implementation measure. [CEQA Guidelines 15168].

SECTION 12. Operative Date
Notwithstanding the effective date of the ordinance as set forth in Charter section, 514, in order for the City Administrator, or designee, to undertake pre-implementation actions, the substantive provisions of this ordinance shall become operative on January 11, 2027.

Before the operative date, the City Administrator, or designee, may take all actions AMENDMENTS TO TITLE 30
Staff Draft Showing Changes
From Current Code 09/15/26
70 necessary to implement this ordinance, including development of administrative procedures, forms, and licensing systems.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
ORDINANCE NO. ______

AN ORDINANCE OF THE COUNCIL OF THE CITY OF

SANTA BARBARA AMENDING SANTA BARBARA
MUNICIPAL CODE TITLE 28 (COASTAL ZONING
ORDINANCE) TO ADD CHAPTER 28.91 SHORT-TERM
RENTALS AND AMEND SECTIONS 28.88.028 AND

28.90.045 PERTAINING TO REGULATIONS FOR SHORTTERM 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
AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code

28.91.180 Platform Compliance
Requirements

28.91.190 Nonconforming Short-Term
Rentals and Homeshares

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 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
3 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.

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 cannot 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
4 B. Exemptions. This Chapter does not apply to:

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 are required to 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 will only be issued if 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
Draft Showing Changes
From Current Code
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.

H. Any unit located within a High Fire Hazard Area, including the Coastal, Coastal Interior, Foothill, or Extreme Foothill High Fire Hazard Zones, as defined in the City's Community Wildfire Protection Plan adopted by City Council.

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 proposed to be 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
6 B. STR /Homeshare License Limitations.

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

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, is limited to 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 are required to 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
7 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 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 includes 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. HOA Approval. Written consent from the homeowner’s association (HOA) to operate an STR or homeshare, if applicable.

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

7. 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.

D. License Issuance
AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
8 1. Review of Applications. STR/Homeshare License applications are processed by the Community Development Director in accordance with the City’s zoning clearance procedures and the requirements of this Chapter. The Director will 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 will identify the property as an STR or homeshare and provide the name, phone number, and email address of the owner, property manager, and host if applicable. 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.

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, AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
9 or a material misrepresentation related to the operation of the STR or homeshare. Upon suspension, the Director will provide written notice to the licensee of a public hearing before the Planning Commission to determine whether the license should be revoked. The notice will 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 will issue a written decision. If the Commission finds that a violation or misrepresentation occurred, it may revoke the license and will provide a written statement of findings to the licensee and any participating parties. If no violation or misrepresentation is found, the suspension will 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 will 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.

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 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
10 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, manager, or host, if applicable, are responsible for ensuring compliance and are liable for violations.

A. Occupancy Limits. The total number of persons on the property at any time is limited to the number allowed by 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, is limited to 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, is limited to 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 are not allowed on the property during quiet hours as defined in Subsection E.

4. One Group. Only one rental agreement may 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 two consecutive nights. For purposes of this section, two nights means a rental period that begins on one calendar day and ends after at least two overnight stays, with checkout on the third calendar day or later. Hourly or same‑day rentals are prohibited.

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 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
11 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.

1. Location of Required Parking. Parking spaces are allowed in a garage, carport, or permitted uncovered parking space.

2. Minimum Number of Spaces. The minimum number of required parking spaces for each STR or homeshare unit is based on the applicable residential housing type (e.g., single-unit, two-unit, multi-unit), as set forth in Chapter 28.90, Automobile Parking Requirements. Existing parking facilities that were legally established prior to the effective date of this section may remain and be used for STR or homeshare purposes, even if they do not conform to current standards.

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 exceptions only, they are considered transient lodging.

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.

5. Tandem Parking and Backing Out. Tandem parking and backing out onto a public street or sidewalk are allowed for STRs and homeshare units, subject to the same restrictions and requirements applicable to the underlying residential housing type (e.g., single-unit, two-unit, multi-unit), as set forth in Chapter 28.90, Automobile Parking Requirements. Existing parking facilities that were legally established prior to the effective date of this section may remain and be used for STR or homeshare purposes, even if they do not conform to current standards.

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 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
12 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.

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, the owner or host of a homeshare must be 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.

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, owner, 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, owner’s, or host’s contact information and the City’s enforcement contact information must be posted on a AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
13 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.

B. Interior Posting. The operational and performance standards of Section 28.91.090, and the property manager’s, owner’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 of City limitations on outdoor amplified music or sound;

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 is required to obtain and maintain a valid City Business Tax Certificate and Transient Occupancy Tax Registration Certificate and is required to timely pay all applicable AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
14 business taxes, Transient Occupancy Taxes (TOT), and Tourism Business Improvement District (TBID) assessments, including any past‑due taxes, penalties, and interest owed for the preceding three years, where legally allowed. Operating an STR or homeshare without current registration or timely payment of applicable taxes or assessments constitutes a violation of this Chapter.

28.91.120 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, 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.

28.91.130 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.

28.91.140 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
15 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.

28.91.150 Complaints and Violations
A. Complaints.

1. Complaints regarding the condition, operation, or conduct of renters, occupants, or visitors of an STR or homeshare should be directed to the property 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.

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.

28.91.160 Enforcement and Penalties
A. Enforcement. Any violation of the provisions in this Chapter will 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).

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
16 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.

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.

28.91.170 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
17 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

28.91.180 Existing Hotels, STRs, and Homeshares.

A. Permitted Hotels, STRs, or Homeshares. Any residential unit that was legally permitted to operate as a hotel or similar use prior to the effective date of this section may either apply for an STR/Homeshare License or continue operating as a hotel or similar use. If the hotel operator chooses to obtain an STR/Homeshare License, the License can be issued notwithstanding the eligibility requirements of this section.

B. Unpermitted Hotels, STRs, or Homeshares. Any residential unit operating as a hotel or similar use 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:

1. The use 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.

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

3. 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. Obtaining a business license or paying TOT or TBID does not legalize the use.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
18 Figure 28.91.050.A: Coastal Zone STR License Area – Overview Map AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
19 Figure 28.91.050.B: Coastal Zone STR License Area – Area 1 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
20 Figure 28.91.050.C: Coastal Zone STR License Area – Area 2 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
21 Figure 28.91.050.D: Coastal Zone STR License Area – Area 3 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
22 Figure 28.91.050.E: Coastal Zone STR License Area – Area 4 AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
23 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).

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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
24 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
25 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
26 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.

AMENDMENTS TO TITLE 28
Draft Showing Changes
From Current Code
27 SECTION 4. 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 5. 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 Short-Term Rental 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.

SECTION 6. Effective Date
The entirety of this ordinance shall take effect upon final certification of the Local Coastal Program Amendment for the Title 28 amendments by the California Coastal Commission.

Resolution No.

A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA BARBARA APPROVING A LOCAL COASTAL PROGRAM AMENDMENT (CITY2026-
00001) TO ADD CHAPTER 28.91 SHORT-TERM RENTALS AND AMEND SECTIONS 28.88.028 AND 28.90.045 OF TITLE 28 OF THE MUNICIPAL

CODE PERTAINING TO REGULATIONS FOR SHORT-TERM RENTALS AND HOMESHARES.

WHEREAS, the Cityʼs Local Coastal Program (LCP) has two parts: a Coastal Land Use Plan (LUP), with a major update certified in 2019, and an Implementation Plan (IP) certified in 1986; and
WHEREAS, since 1986, the California Coastal Commission (CCC) has periodically certified amendments to the IP of the Cityʼs LCP; and
WHEREAS, Section 30514 of the California Coastal Act (Coastal Act) provides that all amendments to a certified LCP shall be submitted to, and processed by the CCC, in accordance With Sections 30512 and 30513 of the Coastal Act; and
WHEREAS, in 2023, the City of Santa Barbara adopted the 2023-2031 Housing Element Programs HE-19: Short-Term Rental Framework and Ordinance and HE-21: Evaluate Hotel Zones that call for protection of existing housing supply for long term occupancies and to discourage conversion of existing housing to visitor-serving uses through regulation of shortterm rentals (STRs) and other means; and WHEREAS, Coastal LUP Policy 2.1-15 encourages existing and new development to maintain and enhance public access to the coast through land use planning and creation of a range of transportation options; Coastal LUP Policies 3.1-29, 3.1-31, and 3.1-35 encourage parking management and coastal access through key public access points in the Cityʼs coastal zone, consistent with the proposed Short-Term Rental License area location; and Coastal LUP Policy 3.2-12 encourages provision of lower-cost overnight accommodations, consistent with the proposed homeshare option in the Short-Term Rental Ordinance; and WHEREAS, on January 30. 2026, written public notice of the availability of the review draft was provided, at least six weeks prior to any final action on the review and approval of the Title 28 amendment documents by City Council; and
WHEREAS, on February 23, 2026, the City provided a review draft of the proposed amendments to Title 28 of the Santa Barbara Municipal Code to the CCC South Central Coast staff and have continued discussions with CCC staff throughout the Cityʼs process; and WHEREAS, on March 5, 2026, the Planning Commission held a duly noticed public hearing to consider a recommendation to the City Council on proposed amendments to Title 28 and Title 30 Zoning Ordinances pertaining to short-term rentals (STRs) and homeshares and provided constructive comments to the City Council for consideration of the Short-Term Rentals Ordinance; and
WHEREAS, on April 14, 2026 , City Council Ordinance Committee held a duly noticed public hearing to consider a recommendation to City Council on proposed amendments to Title 28 and Title 30 Zoning Ordinances for STRs, provided constructive comments, and requested staff to return with additional information and changes to the ordinances; and WHEREAS, on June 9, 2026, City Council Ordinance Committee held a duly noticed public hearing to further consider a recommendation to City Council on proposed Amendments to Title 28 and Title 30 Zoning Ordinances for STRs and recommended approval of the draft Ordinance Amendments to City Council; and
WHEREAS, on September 15, 2026, the City Council held a duly noticed public hearing to consider the Ordinance Committee recommendation to adopt, by reading of Title only, proposed Amendments to Title 28 and Title 30 Zoning Ordinances for STRs; and WHEREAS, all public noticing required pursuant to the Santa Barbara Municipal Code, California Code of Regulations Title 14, §13515, and California Government Code §65090 was completed.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SANTA BARBARA THAT:

1. The City Council finds that the proposed Short-Term Rental ordinance amendments are consistent with the City Charter, the Coastal Act and the Cityʼs Coastal Land Use Plan, as described in the Council Agenda Report.

2. The City Council finds that proposed Short-Term Rental ordinance amendments help to address significant local housing needs and the amendments strike a reasonable balance between local housing needs and public access to the coast.

3. The City Council hereby approves a Local Coastal Program Amendment (CITY2026- 00001) of the Implementation Plan that shall not take effect until it has been certified by the California Coastal Commission (CCC) to add Chapter 28.91 and amend Sections

28.88.028 and 28.90.045 to regulate STRs in the Coastal Zone.

4. The Cityʼs certified LCP, including this amendment, shall be implemented in a manner fully in conformity with the Coastal Act of 1976.

5. The Council of the City of Santa Barbara directs the Community Development Director to prepare the LCP Amendment application for submission to the CCC for review and certification.

6. The LCP Amendment shall take effect automatically upon CCC certification, unless the Coastal Commission proposes suggested modifications to the proposed LCP Amendment. In the event that the CCC certifies the LCP Amendment with suggested modifications, City Council approval of the modified LCP Amendment shall require a separate action by the City Council following CCC certification. In this case, the LCP Amendment would become effective on the date the CCC concurs at a public hearing that the City Council properly accepted the modified LCP Amendment with suggested modifications.
1 Resolution No.

A RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA BARBARA

AMENDING THE CITY OF SANTA BARBARA SCHEDULE OF PENALTIES,

FEES, AND SERVICE CHARGES TO ADD SHORT-TERM RENTAL

PROGRAM FEES
WHEREAS, the City provides, maintains, and operates a variety of programs and services to the public;
WHEREAS, certain sections of the state and municipal code authorize the imposition and collection of fees to defray the costs of providing certain programs and services; and WHEREAS, certain fee schedules cite the specific state or municipal authority under which fees and charges are collected.

NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SANTA BARBARA THAT:

1. The Council hereby determines and finds that:
a. Funds are needed to defray the cost of providing programs and services furnished by the City.
b. The funds needed to defray such operating expenses can and should be obtained by setting fees and charges for these programs and services. c. The setting of fees and charges for these programs and services is exempt from compliance with the requirements of the California Environmental Quality Act (CEQA) under Public Resources Code Section 21080(b)(8)(1)-(4) and Title 14 of the California Administrative Code, Section 15273(a)(1)-(4).

2. The penalties, fees, and service charges for the Fiscal Year 2027 were adopted as set forth in the City of Santa Barbara Schedule of Penalties, Fees, and Services Charges via Council Resolution No. 26-059, effective July 1, 2026, unless otherwise indicated.

3. The City of Santa Barbara Schedule of Penalties, Fees, and Service Charges, as adopted by Resolution No. 26-059 and as amended from time to time, is hereby further amended as set forth in this Resolution to add Short-Term Rental Program fees to the Community Development Department – Planning Division Fees, as set forth in Exhibit A, attached hereto and incorporated herein by reference. The fees contained in Exhibit A shall be effective on January 11, 2027.

4. All other fee resolutions in effect and not amended herein, shall remain in full force.

EXHIBIT A

CITY OF SANTA BARBARA

SCHEDULE OF PENALTIES, FEES AND SERVICE CHARGES
Fiscal Year 2027
Community Development Department
Planning Division Fees
Zoning Review
• Short-Term Rental / Homeshare
o New License Application $789
o License Renewal Application $381
o License Renewal – Late Application $667
o Short-Term Rental Compliance Fee $1,985