It is the purpose of the SP-9 Zone to establish a single-family
residence district where specific development standards are establish
ed to cluster development, maintain a semi-rural setting, restore
a section of degraded creek and riparian corridor, and protect the
natural environment.
(Ord. 5456, 2008)
The uses permitted in the SP-9 Zone as depicted on attached
Map A (attached as an exhibit to the Chapter and dated as of June
24, 2008) shall be as follows:
A.
Area
A - Residential Development: Uses permitted in Area A (as depicted
on Map A) are:
1.
A
single residential unit occupying a single lot.
2.
Uses,
buildings, and structures typically allowed by the City incidental,
accessory and subordinate to the permitted residential uses.
3.
A
Home Occupation.
4.
A
State-licensed Small Family Day Care Home.
5.
A State-licensed Large Family Day Care Home, subject to the provisions in Chapter 28.93 of this title.
6.
State
authorized, licensed or certified uses to the extent such a use is
required by state law.
7.
Creek
stabilization, habitat restoration, and related maintenance.
8.
Private
open space including, but not limited to, patios, decks, and yards
for the private use of the residents of individual homes.
9.
Common
open space and passive recreational areas.
10.
Public trails as approved by the City.
11.
Brush removal, not including trees, for fire protection purposes,
subject to municipal code provisions for vegetation removal.
12.
Utilities, storm drain system, flood control projects or other infrastructures
as approved by the City.
13.
The gazebo structure required by the Environmental Impact Report
as mitigation for potentially significant impacts to cultural resources.
B.
Area
B - Open Space: Area B (as depicted on Map A) shall be maintained
in its natural state to preserve the steep slopes from erosion or
landslide, preserve the creek environment, and maintain the scenic
quality of the area. Uses permitted in Area B are the following:
(Ord. 5456, 2008)
The uses allowed by conditional use permit shall be as provided in Chapter 28.94 of this title. However, no development is permitted in Area B under any circumstances.
(Ord. 5456, 2008)
In connection with any development approval required to be issued by the City, the City may impose such appropriate and reasonable conditions and restrictions as it may deem necessary for the protection of property in the neighborhood or in the interest of public health, safety and welfare, in order to carry out the purposes and intent of this chapter. While the provisions of Chapter 28.92 (Variances, Modifications and Zone Changes) shall be applicable within this zone, it is the intent of this Specific Plan that no variance, modification, or other approval shall be granted that would result in a number of residential units within Area A that exceeds the maximum number of residential dwelling units originally specified in Section 28.50.085, and that Area B be permanently maintained in its natural state.
(Ord. 5456, 2008)
The materials used for roofing and siding on any building shall
be of a non-reflective nature, and any shiny, mirror-like or glossy
metallic finish for such materials is prohibited.
(Ord. 5456, 2008)
No building in this zone shall exceed a height of 30 feet nor exceed the height limitation imposed for the protection and enhancement of solar access by Chapter 28.11 of this title.
(Ord. 5456, 2008)
A.
Front setback. Each lot shall provide a front setback of not less than 20 feet, except as permitted by Section 28.50.065.
B.
Interior setbacks. Each lot shall provide interior setbacks of not less than six feet, except as permitted by Section 28.50.065.
C.
Rear
yard setbacks. Each lot shall provide a rear setback of not less than
six feet, except that those lots abutting the open space drainage
(identified as Lot 31 in Figure 4-7 of the 2008 Final Revised EIR)
may be permitted to have a zero setback.
D.
Open
yard.
1.
Minimum
Size: One area of 1,250 square feet
2.
Minimum
Dimensions: 20 feet by 10 feet
3.
Maximum
Slope: None
4.
Location
and Configuration:
a.
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 meet the requirements described in paragraphs 1 and
2 above, and it is not located in any of the following areas:
i.
A portion of the front yard; or
ii.
Any areas designed 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
average height above grade is greater than 36 inches. Average height
shall be calculated by measuring the height of each corner of the
deck, adding those heights together, and dividing by the number of
corners.
c.
Lots with multiple frontages shall have a primary front yard designated
by the property owner and agreed to in writing by the Community Development
Director. All other front yards shall be designated as secondary front
yards. Ground level open yard may be provided in the secondary front
yard, up to 10 feet from the front property line, provided that it
is unobstructed and meets all other requirements.
d.
On lots of less than 7,000 square feet and an average slope of 20%
or less, the following is required:
i.
The open yard may be provided in one area, or in separate areas of
not less than 400 square feet each (minimum dimensions of 20 feet
by 10 feet required), and
ii.
Up to 850 square feet of the open yard may be provided in the remaining
front yard, provided that it is unobstructed and meets the minimum
dimensions required.
(Ord. 5456, 2008)
A.
Front
setback reduction. The required front setback may be reduced to 15
feet when:
B.
Attached
main buildings. Main buildings may be constructed on an interior property
line when attached to another main building on an adjacent property,
as follows:
1.
The
buildings are attached by not less than eight feet in length of one
of the walls or roof, or not less than 100% of any wall less than
eight feet in length; and
2.
Said
configuration shall be allowed for no more than four lots within the
zone, resulting in no more than two buildings containing two dwelling
units.
C.
Accessory
buildings. Interior setbacks are not required for detached accessory
buildings, screened trash areas, or attached porte cocheres not exceeding
14 feet wide by 18 feet long where three of the four sides are open,
as approved by the City's Single Family Design Board.
(Ord. 5456, 2008)
No main building shall be closer than 20 feet to any other main
building on the same lot.
(Ord. 5456, 2008)
Each single-family dwelling with its accessory buildings hereafter
erected shall be located upon a lot having the following:
A.
A net
area, excluding street rights-of-way and other publicly dedicated
improvements, of not less than 5,000 square feet, provided that a
minimum average net lot area of 7,000 square feet shall be provided
for all residential lots in Area A.
B.
Not
less than 60 feet of frontage on a public or private street, except
as the Planning Commission or City Council may allow by subdivision
map approval at the Alan Road cul-de-sac, or by Modification.
(Ord. 5456, 2008)
The maximum number of residential units in this zone shall be
23. However, if at least two affordable units are provided, the maximum
number of residential units in this zone may be increased to 25 units.
(Ord. 5456, 2008)
Not less than 50% of the gross acreage of Area A shall be common
open space devoted to planting, walkways, natural drainage features
(e.g., bioswales, retention basins), riparian corridor, public agency
access and passive recreational areas.
(Ord. 5456, 2008)
In order to maintain a semi-rural ambiance, and where necessary
to preserve natural terrain features or open space, the Planning Commission
or City Council may grant exceptions to City street design standards
as may be deemed necessary to assure that the intent of this chapter
is observed, that adequate public parking is provided, and the public
welfare and safety secured.
(Ord. 5456, 2008)
Off-street parking shall be provided as required in Chapter 28.90 of this title.
(Ord. 5456, 2008)
A.
Detached
accessory buildings shall not exceed two stories or 30 feet in height.
B.
Accessory
buildings, excluding garages, shall not have a total aggregate square
footage in excess of 500 square feet.
C.
Garages
shall not have a total aggregate square footage in excess of 600 square
feet.
(Ord. 5456, 2008)
A.
Notwithstanding any other provision of this code, residential structures in this zone, except as provided by subsection B below, shall not exceed a total net square footage of 3,800 square feet, excluding garages and accessory structures.
B.
Notwithstanding
any other provision of this code, residential structures in this zone
located adjacent to and with access from Alan Road shall not exceed
a total net square footage of 2,500 square feet, excluding garages
and accessory structures. Home size in this area shall be massed and
designed to provide an appropriate transition to existing adjacent
homes along Alan Road as determined appropriate by the Single Family
Design Board.
C.
All
residential structures shall be located within the "Grading and Landscaping"
envelope shown on the Conceptual Site Plan exhibit as approved by
the City in connection with the subdivision of this real property.
D.
All
residential structures shall be located a minimum of 100 feet from
the top of creek bank, which is defined as the Adjusted Top of Bank
in Figure 4-4 of the certified Final Revised Environmental Impact
Report for the Veronica Meadows Specific Plan, dated May 2008.
(Ord. 5456, 2008)
All development within the SP-9 Zone shall be subject to the review and approval of the Single Family Design Board for consistency with the City's Single Family Design Guidelines; however, home sizes shall not be subject to height or size limitations beyond those identified in Sections 28.50.050, 28.50.105 and 28.50.110, and no Floor Area Ratio maximums shall apply to the homes initially constructed within Area A, but shall apply thereafter. The grades of individual lots and roads shall blend with the natural topography of the site, minimize site grading, and balance on site earthwork to the maximum extent feasible. Where the Single Family Design Guidelines conflict with this chapter, this chapter shall govern proposed development, with emphasis on the Legislative Intent of the Zone (Section 28.50.005).
(Ord. 5456, 2008)
Development within the SP-9 Zone shall be exempt from the Inclusionary Housing requirements of Chapter 28.43 - the "City of Santa Barbara Inclusionary Housing Ordinance."
(Ord. 5456, 2008)
If affordable housing units are provided, the lots on which they are located shall be no less than 3,000 square feet in size. Said lots and associated development shall comply with the provisions of this zone in all other aspects, unless said provisions are reduced through a modification, pursuant to Chapter 28.92 of this title.
(Ord. 5456, 2008)
Fencing within 50 feet of the top of creek bank, which is defined as the adjusted top of bank in the certified Final Environmental Impact Report for the Veronica Meadows Specific Plan dated May 2008, shall be approved by the Community Development Director after being reviewed for comments only by the Single Family Design Board. Fencing abutting the open space drainage (identified as Lot 31 in Figure 4-7 of the Final Revised EIR) shall be open. All other fencing shall be subject to the provisions of Section 28.87.170 of this title.
(Ord. 5456, 2008)
The map attached hereto as Exhibit A (dated as of June 24, 2008)
and labeled "Veronica Meadows Specific Plan Area" is hereby approved
and incorporated in this chapter by this reference.
 VERONICA MEADOWS SPECIFIC PLAN AREA
|
(Ord. 5456, 2008)
