It is the purpose of this chapter to limit and regulate development
within close proximity to Highway 101 in a manner that promotes the
health, safety, and welfare of the residents of the City of Santa
Barbara. Pursuant to 2011 General Plan Policy ER7, the design standards
in this chapter are intended to limit the number of people, including
Sensitive Individuals, who receive Extensive Exposure to potential
air pollution hazards from highway vehicle exhaust including diesel
particulates by limiting the development of new sensitive land uses
within close proximity of Highway 101 or by modifying the design of
new sensitive land uses to reduce the amount of air pollution exposure
received, until such time as statewide diesel particulate levels are
reduced by planned State regulations or other means.
(Ord. 5651, 2014)
For the purpose of this chapter, the following words and phrases
shall have the following meanings:
Extensive Occupancy or Exposure.
Substantial time periods involving daily occupancy or frequent
lengthy visits of many hours occurring repeatedly over many years
as experienced with residential land uses and schools.
Open Yard.
Outdoor living space, open space or open yard required in
accordance with City residential zoning standards as specified in
Title 28 or Title 30 of this code.
Sensitive Individuals.
Persons most susceptible to adverse effects of poor air quality
(including from diesel particulates), including children, the elderly,
and people who are ill or have serious chronic respiratory, heart,
or other medical conditions that are exacerbated by air pollution.
Sensitive Land Uses.
Land uses that involve Extensive Occupancy or Exposure by
Sensitive Individuals, including residences; nursing homes, retirement
homes, and other community care facilities; schools; and large family
day care facilities. Land uses not considered sensitive land uses
include retail, commercial services, and offices.
(Ord. 5651, 2014; Ord. 5798, 2017)
The following design standards apply to development and occupancy
of main buildings to which this chapter applies. The location, design,
and filtration standards specified in this section are not required
for accessory buildings or areas on the lot where Sensitive Individuals
would not be subject to Extensive Occupancy or Exposure (e.g., parking).
A. Proximity
to Highway 101 and Project Design Features. Main buildings that will
be occupied by Sensitive Land Uses are prohibited from locating within
250 feet of Highway 101, unless the City Community Development Director
or designee determines that project design features satisfactorily
address air quality risks. When determining whether the project design
features satisfactorily address air quality risks, the Director shall
consider the following factors:
1. Distance
from Highway 101. Main buildings and outdoor living areas that will
be extensively occupied by Sensitive Land Uses should be located as
far from Highway 101 as feasible. For projects that have a mixture
of Sensitive Land Uses and non-sensitive land uses, Main Buildings
and areas expected to have Extensive Occupancy or Exposure by Sensitive
Individuals should be located furthest from the highway, while facilities
for non-sensitive populations and/or involving shortterm use (such
as parking facilities) should be placed closer to the highway.
2. Building
Orientation and Outdoor Living Areas. Main Buildings for occupancy
by Sensitive Land Uses should be oriented with doors and outdoor living
areas on the side of the building away from the highway in order to
provide physical screening by the building.
3. Vegetative
Screening and Physical Barriers. Project sites to be occupied by Sensitive
Land Uses should incorporate dense, tiered vegetative plantings between
the highway and the Main buildings and outdoor living areas that are
to be occupied by Sensitive Land Uses, which helps to remove air pollutants
and reduce diesel particulate concentrations. Vegetation should largely
entail trees with complex foliage (leafy vegetation or with needles)
that allow substantial in-canopy airflow; preferably in multiple rows,
using tree plantings of tall and uniform height that retain foliage
year-round and have a long life span. Inclusion of physical barriers
such as walls and solid fences between the highway and the project
also help to reduce air pollutant exposure levels.
4. Air
Infiltration. In addition to a filtration system as required in Section
22.65.040.B, Main Buildings occupied by Sensitive Land Uses should
be designed to locate air intake vents on the side of building away
from the highway and use double-paned windows throughout.
5. Other
Measures. An applicant proposing a Sensitive Land Use that will be
located within 250 feet of Highway 101 may propose other measures
that have a demonstrated ability to reduce highway air pollution exposure.
B. Interior
Air Filtration System. Main Buildings intended for occupation by a
Sensitive Land Use that are located within 250 feet of Highway 101
and are not exempt pursuant to Section 22.65.030.B shall incorporate
a central ventilation system with air filtration rated at Minimum
Efficiency Reporting Value of "MERV13" or better for enhanced particulate
removal efficiency. The owner of any development subject to this requirement
shall attach a copy of the operator's manual for the central ventilation
and filtration system as an exhibit to every lease of the building
or any portion of the building.
(Ord. 5651, 2014)
Design features incorporated into an approved project design pursuant to Section
22.65.040 shall be maintained as long as this chapter remains in effect.
(Ord. 5651, 2014)