The following regulations shall apply in A-1, A-2, E-1, E-2,
E-3 and R-1 One-Family Residence Zones unless otherwise provided in
this chapter.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 6048 §3, 2021)
A.
These
zones are restricted residential districts of low density in which
the principal use of land is for single residential units with allowances
for an accessory dwelling unit or two-residential unit development
when certain standards are met; together with recreation, assembly
and education facilities required to serve the community. The regulations
for these districts are designed and intended to establish, maintain
and protect the essential characteristics of the districts, to develop
and sustain a suitable environment for domestic life including the
raising of children, and to prohibit all activities which would tend
to be inharmonious with or injurious to the preservation of a residential
environment. Commercial uses are strictly limited because commercial
uses may result in adverse impacts on surrounding residential uses,
including, but not limited to, increased levels of commercial and
residential vehicle traffic, parking demand, light and glare, and
noise.
B.
The
City Council intends that buildings within these residential districts
may be used for housing a person or persons with disabilities, as
defined in the Federal Fair Housing Act of 1989 and State Housing
Law. Group home residences of persons with disabilities or handicaps
are an allowed use in all residential districts, and are not required
to obtain a variance or a conditional use permit in order to operate
unless a variance or conditional use permit would be required for
a residential unit under the same circumstances.
(Ord. 2585, 1957; Ord. 2868, 1962; Ord. 3710, 1974; Ord. 4924, 1995; Ord. 6048 §3, 2021)
A.
A single
residential unit occupying a single lot, or a group home.
B.
Accessory
buildings or uses as follows:
1.
An accessory dwelling unit or junior accessory dwelling unit subject to the provisions in Chapter 28.86 of this title
2.
A
private garage, carport or parking spaces.
3.
Work
or storage sheds for any non-commercial use or equipment.
4.
The
keeping of horses and necessary outbuildings in conjunction with the
residential use of a lot and subject to the following conditions:
a.
The keeping of horses shall be permitted only on lots having an area
of 20,000 square feet or more, but in no event for commercial purposes,
and provided that the number of animals on any one lot shall be limited
to one for every 10,000 square feet of lot area, but not more than
five per lot.
b.
The keeping of such animals shall conform to all other provisions
of law governing same, and no such animals nor any pen, stable, barn
or corral shall be kept or maintained within 35 feet of any dwelling
or other building used for human habitation, or within 75 feet of
the front lot line of the lot upon which it is located, or within
75 feet of any public park, school, hospital or similar institution.
c.
The keeping of any other animal is only permitted pursuant to the
provisions of Title 6 of the Santa Barbara Municipal Code.
C.
A home
occupation.
D.
A State-licensed
small family day care home.
E.
A State-licensed large family day care home, subject to the provisions in Chapter 28.93 of this title.
F.
State
authorized, licensed or certified use to the extent it is required
by State law to be an allowed use in residential zones.
G.
A mobilehome
which has been certified under the National Mobilehome Construction
and Safety Standards Act of 1974 (42 U.S.C. Section 5401 et seq.),
as amended from time to time, on an approved permanent foundation.
H.
Agriculture, as defined in Chapter 28.04 of this title, subject to administrative guidelines necessary to monitor and carry out these standards which may be adopted and amended from time to time by resolution of the City Council and subject to the following performance standards:
1.
Accessory Buildings. Accessory buildings for agricultural purposes shall not exceed 500 square feet in aggregate and shall be located a minimum of 100 feet from any property line. Accessory buildings used for agricultural purposes may be placed on a parcel without a main building. Accessory buildings shall not be placed on ridgelines or in such a manner that the peak of the roof exceeds the ridgeline elevation by more than six feet. All accessory buildings shall be placed outside of the 100-year floodplain of any creeks or drainages on the property. Building siding and roof colors shall be in earth or vegetation tones to minimize visibility unless otherwise approved by the Architectural Board of Review or the Historic Landmarks Commission. If an applicant proposes an agricultural accessory building in excess of 500 square feet in area, the applicant may apply for a modification under Chapter 28.92 of this title.
2.
Storage
Requirements. All flammables, pesticides and fertilizers shall be
stored in accordance with the regulations of the California Fire Code
and Santa Barbara County Department of Health Services or successor
agency. At a minimum, any area where such materials are stored shall
have a continuous concrete floor and lip which is tall enough to contain
110% of the volume of all the materials stored in the area. No pesticides,
chemical fertilizers or other hazardous materials shall be stored
outside of buildings.
3.
Large
Vehicles. No vehicles in excess of five tons shall be kept, stored
or parked on the property, except that such vehicles may be on the
property as necessary for completion of grading performed in accordance
with a grading permit issued by the City of Santa Barbara.
4.
Sanitation.
Sanitary facilities shall be provided for agricultural workers as
required by the Santa Barbara County Division of Environmental Health
and the California Occupational Safety and Health Administration.
5.
Water
Meters. All agricultural operations involving an area of one-half
acre or greater shall be placed on "irrigation" water meters, as defined
by authorization of Title 14 of this Code.
6.
Irrigation
Systems. All new or retrofitted agricultural irrigation systems for
agricultural uses other than those carried out in greenhouses, shall
be designed in accordance with the standards of the Soil Conservation
Service for water conserving irrigation.
I.
Improvements
and additions of 500 square feet or less to existing public works
facilities, including, but not limited to, sewer lift stations, pump
stations, water wells, pressure reducing stations, generator enclosures,
minor improvements to existing water storage reservoirs and other
miscellaneous structures incidental to or improving the existing use.
Standard construction conditions may be imposed on the building permit
as deemed appropriate by the Community Development Director.
(Ord. 2868, 1962; Ord. 3613, 1974; Ord. 3710, 1974; Ord. 4113, 1981; Ord. 4269, 1984; Ord. 4346, 1985; Ord. 4858, 1994; Ord. 4878, 1994; Ord. 4924, 1995; Ord. 5380, 2005; Ord. 5459, 2008; Ord. 5975, 2020; Ord. 6048 §3, 2021; Ord. 6058 §3, 2022)
(Ord. 2585, 1957; Ord. 5380, 2005; Ord. 6048 §3, 2021)
A.
Use
of mobilehomes generally. Mobilehomes installed in accordance with
Section 28.15.030.G may be only allowed on lots located in One-Family
Residence Zones, except where the lot is located within:
B.
Interim use of a mobilehome to provide fire service. Notwithstanding subsection A hereof, a mobilehome may be used at City Fire Station No. 7 (Sheffield/Stanwood Station) in accordance with Section 28.15.030.G for the purposes of providing fire protection services, provided the following conditions apply: (1) that such use does not continue for a period of time in excess of five years from its initiation; (2) that the mobilehome is not installed on a permanent foundation; (3) that the requirements of Section 28.15.085.A and B regarding the required setback and lot coverage regulations are observed to the greatest extent feasible.
(Ord. 4113, 1981; Ord. 4134, 1982; Ord. 4269, 1984; Ord. 5275, 2003; Ord. 5459, 2008; Ord. 6048 §3, 2021)
The materials used for roofing and siding on single-family dwellings
shall be of a nonreflective nature. A shiny, mirrorlike or glossy
metallic finish for such materials is prohibited.
(Ord. 4113, 1981; Ord. 6048 §3, 2021)
No building in these zones shall exceed a height of 30 feet nor exceed the height limitations imposed for the protection and enhancement of solar access by Chapter 28.11 of this Code.
(Ord. 3540, 1972; Ord. 3710, 1974; Ord. 4426, 1986; Ord. 6048 §3, 2021)
Residential buildings and structures shall be subject to design review and approval, disapproval or conditional approval as required in Chapter 22.69 of this Code.
(Ord. 4726, 1991; Ord. 5416, 2007; Ord. 6048 §3, 2021)
The following setbacks and open yard requirements shall be observed
on all lots within these zones:
A.
Front
setback. A front setback of not less than the indicated distance shall
be provided between the front lot line and all buildings, structures,
and parking on every lot within the indicated zones as follows:
1.
A-1
Zone (All buildings, structures, and parking): 35 feet
2.
A-2
Zone (All buildings, structures, and parking): 30 feet
3.
E-1
Zone (All buildings, structures, and parking): 30 feet
4.
E-2
Zone (All buildings, structures, and parking): 25 feet
5.
E-3
Zone (All buildings, structures, and parking): 20 feet
6.
R-1
Zone:
a.
Ground floor of any building or structure: 15 feet
b.
Upper story portion of a building or structure: 20 feet
c.
Garage or carport with an opening that does not face an adjacent
street or uncovered parking that does not back out onto the street:
15 feet
d.
Garage or carport with an opening that faces an adjacent street or
uncovered parking that backs out onto the street: 20 feet
B.
Interior
setback. An interior setback of not less than the indicated distance
shall be provided between any interior lot line and all buildings,
structures, and parking on every lot within the indicated zones as
follows:
C.
Open yard. An open yard shall be provided on every lot within the A-1, A-2, E-1, E-2, E-3, and R-1 zones. The required open yard shall observe the following general rules regarding dimension, location, and configuration, except as such general rules may be altered by any applicable additional rules or exceptions specified within this subsection C:
1.
General
Rules.
a.
Minimum size. One area of at least 1,250 square feet of lot area.
b.
Minimum dimensions. At least 20 feet long and 20 feet wide measured
in perpendicular directions.
c.
Location and Configuration. The open yard may consist of any combination
of ground level areas such as patios, ground floor decks, pathways,
landscaped areas, natural areas, flat areas, or hillsides, so long
as the overall size and dimensions of the open yard area meet the
requirements specified in these general rules and the open yard is
not located in any of the following locations:
i.
Any portion of the front yard;
ii.
Any areas designated for use by motor vehicles, including, but not
limited to, driveways and parking areas; or
iii.
On decks, patios, terraces, or similar improvements where the
maximum height of the improvement above existing or finished grade,
whichever is lower, is greater than 36 inches.
2.
Additional Rules for Sloped Open Yards. If the average slope of the open yard is greater than 20% (as calculated pursuant to Section 28.15.080), the lot shall contain at least one flat area (which may be provided on grade or on a deck or patio) that observes the following dimensions and configurations:
3.
Exception
for Lots with Multiple Front Yards. On lots with multiple front yards,
the following exception to the location requirement is available:
an open yard may include area in a secondary front yard as long as
the open yard observes a 10-foot setback from the front lot line.
4.
Exceptions for Lots of Less than 6,000 Square Feet of Net Lot Area. On lots of less than 6,000 square feet of net lot area and which are sloped less than 20% (as calculated pursuant to Section 28.15.080), the following exceptions to the general rules regarding size and location shall apply:
a.
Size. The 1,250 square feet of open yard area may be provided in
one area or in multiple areas; however, each area of open yard shall
be at least 20 feet long and 20 feet wide measured in perpendicular
directions.
b.
Location. Up to 850 square feet of open yard area may be provided
in the remaining front yard of the lot.
(Ord. 5459, 2008; Ord. 6048 §3, 2021)
It is hereby declared that under the following conditions a
physical hardship exists on all E-1, E-2, E-3 and R-1 Single-Family
Residence Zone lots, and that the listed exceptions are hereby granted
where the stated conditions exist:
Where the average natural slope of the front half of a lot is more than one foot rise or fall in five feet horizontal, the front setback required by Section 28.15.060 is reduced by five feet.
Other provisions of this chapter notwithstanding, a conforming
addition may be made to an existing nonconforming single-family dwelling
where such nonconformance is due to inadequate front setback or interior
setback, providing said single-family dwelling complied with the setbacks
required by ordinance at the time of construction.
(Ord. 3587, 1973; Ord. 3710, 1974; Ord. 5459, 2008; Ord. 6048 §3, 2021)
No main building shall be closer than 20 feet to any other main
building on the same lot.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 6048 §3, 2021)
Except as otherwise provided in Chapter 27.60, Parcel Maps for Urban Lot Splits, the minimum net lot area and minimum public street frontage for newly created lots is as follows:
A.
A-1
ZONE. Each single-family dwelling with its accessory buildings hereafter
erected shall be located upon a lot having a net area of not less
than one acre (43,560 square feet) and not less than 100 feet of frontage
on a public street, except that where the zone designation A-1 is
preceded by a number, such as 2-A-1, 5-A-1, 10-A-1, etc., the minimum
lot area, in acres, shall be equal to the preceding number, and the
minimum frontage on a public street shall be equal to 100 feet times
the preceding number, except that street frontage in excess of 300
feet shall not be required for any lot.
Every lot hereafter created in an A-1 Zone, or in an A-1 Zone
preceded by a number, shall have an average width which is not less
than the number of feet of public street frontage required nor less
than one-third the depth of the lot.
B.
A-2
ZONE. Each single-family dwelling with its accessory building hereafter
erected shall be located upon a lot having an area of not less than
25,000 square feet, and not less than 100 feet of frontage on a public
street.
C.
E-1
ZONE. Each single-family dwelling with its accessory buildings hereafter
erected shall be located upon a lot having an area of not less than
15,000 square feet, and not less than 90 feet of frontage on a public
street.
D.
E-2
ZONE. Each single-family dwelling with its accessory buildings hereafter
erected shall be located upon a lot having an area of not less than
10,000 square feet, and not less than 75 feet of frontage on a public
street.
E.
E-3
ZONE. Each single-family dwelling with its accessory buildings hereafter
erected shall be located upon a lot having an area of not less than
7,500 square feet, and not less than 60 feet of frontage on a public
street.
F.
R-1
ZONE. Each single-family dwelling with its accessory buildings hereafter
erected shall be located upon a lot having an area of not less than
6,000 square feet, and not less than 60 feet of frontage on a public
street.
|
Any lot of less than the required area or frontage for the district
in which such lot is located at the time this title becomes effective
may be used as a building site by such owner or his or her successors
in interest, provided all other regulations of the zone prescribed
by this title are observed.
|
|
With the exception of those parcels having frontage on the Pacific
Ocean, the minimum lot areas and densities specified in this section
shall be increased by the following factors where the average slope
of the parcels falls within the percent of average slope ranges given:
|
|
Factor
|
Percent of Average Slope
|
|---|---|
|
1.5 times minimum lot area
|
10% up to and including 20%
|
|
2.0 times minimum lot area
|
over 20% up to & including 30%
|
|
3.0 times minimum lot area
|
over 30%
|
|
"Average slope" of a parcel of land or any portion thereof shall
be computed by applying the formula (S=.00229 IL divided by A) to
the natural slope of the land, before grading is commenced as determined
from a topographic map conforming to National Mapping Standards and
having a scale of not less than one inch equals 200 feet and a contour
interval of not less than five feet. The letters in this formula shall
have the following significance:
|
|
S = The average slope of the land in percent.
|
|
I = The contour interval in feet.
|
|
L = The combined length of all contours in feet, excluding the
length of contours in drainage channels and in natural water courses
below the 25-year flood level.
|
|
A = The net area of parcel or portion thereof, in acres, after
deducting all areas in drainage channels below the 25 year flood level,
for which the slope is to be determined.
|
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 3753, 1975; Ord. 4726, 1991; Ord. 6048 §3, 2021)
A.
Application.
The provisions of this section shall only apply to lots within these
zones that have less than 15,000 square feet of net lot area and which
are, or are proposed to be, developed with a main or accessory building
that is either: (1) two or more stories tall; or (2) has a building
height of 17 feet or more.
B.
Net Floor Area of a Building.
a.
b.
Net Floor Area on a Lot.
Net Lot Area.
Definitions.
For purposes of this section, the following definitions shall apply:
The net floor area of a building shall be calculated in accordance
with the following general rule and any applicable special rules:
General Rule.
Net floor area is the area in square feet of all floors confined
within the exterior walls of a building, but not including the area
of the following: exterior walls, vent shafts, courts, and any areas
with a ceiling height of less than five feet above the finished floor.
Special Rules.
i.
ii.
iii.
iv.
v.
Stairs and Elevators.
The area occupied by stairs or an elevator shaft within the
exterior walls of a building shall be counted only on one floor of
the building.
Small Accessory Buildings.
Freestanding accessory buildings that do not require a building
permit for construction or installation are excluded from the net
floor area calculation.
Basements and Cellars.
The net floor area calculation for a basement or cellar shall
be reduced by 50% if the vertical distance from grade to ceiling is
four feet or less for at least one-half of the length of the perimeter
of the basement or cellar. The floor area of a basement or cellar
shall be excluded from the calculation of net floor area if the vertical
distance from grade to the ceiling is four feet or less for the entire
length of the perimeter of the basement or cellar. For purposes of
the exclusion of floor area, one section of the basement or cellar
perimeter length, not exceeding five feet in length, may have a distance
from grade to ceiling greater than four feet in order to allow for
an exterior door, and the basement or cellar may still qualify for
the exclusion if the door is located outside the required front setback.
Accessory Dwelling Units.
Net floor area within a portion of a building that is designed and permitted as an accessory dwelling unit or junior accessory dwelling unit pursuant to Chapter 28.86 of this title shall be included in the net floor area calculation.
Carports.
The area within the exterior walls or supporting columns
of a carport shall be included in the calculation of net floor area.
The net floor area on a lot shall be the sum of the net floor
area of all existing and proposed buildings on the lot.
The total horizontal area within the lot lines of a lot subtracting
the horizontal area within any public rights-of-way on the lot.
C.
Maximum
net floor area (Floor to Lot Area Ratio). For purposes of this section,
the maximum net floor area of a lot shall be calculated according
to the following formulae:
|
NET LOT AREA (SQ. FT.)
|
MAXIMUM NET FLOOR AREA (SQ. FT.)
|
|---|---|
|
Less than 4,000
|
2,200
|
|
4,000 to 9,999
|
1,200 + (0.25 multiplied by the net lot area)
|
|
10,000 to 14,999
|
2,500 + (0.125 multiplied by the net lot area)
|
D.
Precluded
development. No application for a building permit may be approved
for any project that will: (1) result in an increase of the net floor
area on the lot; (2) change the location of any floor area on the
second or higher story of any building on the lot; or (3) increase
the height of any portion of a building on the lot to a building height
of 17 feet or higher if either of the following is true regarding
the project:
1.
The
net floor area on the lot will exceed the maximum net floor area for
the lot as calculated pursuant to this section; or
2.
The
net floor area on the lot will exceed 85% of the maximum net floor
area for the lot as calculated pursuant to this section and any of
the following conditions apply to the lot:
a.
The average slope of the lot or the building site (as calculated pursuant to Section 28.15.080 of this Code) is 30% or greater, or
b.
The building height of any new or existing building or structure
on the lot is in excess of 25 feet, or
c.
The lot is located in the Hillside Design District established in Section 22.68.060 of this Code and the application proposes 500 or more cubic yards of grading outside the footprint of the main building (soil located within five feet of an exterior wall of a main building that is excavated and recompacted shall not be included in the calculation of the volume of grading outside the building footprint).
(Ord. 5416, 2007; Ord. 5444, 2008; Ord. 5518, 2010; Ord. 5975, 2020; Ord. 6048 §3, 2021; Ord. 6058 §3, 2022)
A.
Setbacks.
Setbacks for all buildings and structures used for nonresidential
purposes shall be double the setback requirements for a dwelling as
required for the zone in which such building or structure is located.
B.
Lot
coverage. Not more than 25% of the area of a lot may be covered by
buildings used for nonresidential purposes.
C.
Architectural
approval. All buildings used for nonresidential purposes shall be
subject to the approval of the Architectural Board of Review, or the
Historic Landmarks Commission if the property is located within El
Pueblo Viejo Landmark District or another landmark district or if
the structure is a designated City Landmark.
D.
Other
requirements. The City Council may impose other requirements as may
be deemed necessary to preserve the residential character of the neighborhood,
including the mailing of notices to property owners and the holding
of a public hearing.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 4851, 1994; Ord. 5459, 2008; Ord. 6048 §3, 2021)
Off-street parking shall be provided as required in Chapter 28.90 of this title.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 3753, 1975; Ord. 6048 §3, 2021)
Signs shall be permitted in this zone only as provided in the
Sign Ordinance of the City of Santa Barbara.
(Ord. 3116, 1966; Ord. 3710, 1974; Ord. 6048 §3, 2021)
