Design review is as required by Chapter 22.68, Architectural Board of Review.
(Ord. 6006, 2021)
A.
Purpose. The recognition and preservation of structures, sites,
and natural features having historic, architectural, archaeological,
or cultural significance is in the interest of the health, economic
prosperity, and general welfare of the community. This chapter implements
the City Charter and Historic Resources Element of the General Plan
by protecting and preserving historic resources and implements the
powers and duties of the Historic Landmarks Commission. The specific
purposes of this chapter are the following:
1.
To safeguard the City's heritage by protecting historic resources
representing significant elements of its history;
2.
To protect and enhance the City's visual character by encouraging
and regulating architectural styles within Landmark and Historic Districts,
that reflect the City's unique and established architectural, cultural
and landscaping traditions;
3.
To foster public appreciation of, and civic pride in, the beauty
of the City and the accomplishments of its cultural past;
4.
To strengthen the economy and vitality of the City by protecting
and enhancing the City's attractions to residents and visitors;
5.
To promote the private and public use of Landmarks, Structures of
Merit, and Historic Districts for the education, prosperity, and general
welfare of the people;
6.
To stabilize and improve property values within the City;
7.
To undertake the identification, inventory, and consideration of
structures, sites, and features that may merit designation as a historic
resource;
8.
To promote high standards in architectural and landscape design and
the construction of aesthetically pleasing structures;
9.
To promote neighborhood compatibility; and
10.
To ensure that the review process is fair and consistent both in
policy and implementation, and to allow all who are involved to participate
in the process.
B.
Applicability.
1.
Exterior Alterations, Relocation and Demolition. Approval by the Historic Landmarks Commission is required
for any exterior alteration, relocation, or demolition, including
demolition by neglect of a structure, site, or feature developed with,
containing, or located within any of the following:
a.
City-Owned or Leased Property. If the alteration,
construction or relocation of any structure, natural feature, site
or area owned or leased by the City has a historic resource on the
lot, the entire property is under Historic Landmarks Commission jurisdiction,
except for the Airport Property due to the size of the property and
demand for air use and the Historic Landmarks Commission purview will
be over historic resources on the site only.
c.
Historic Resource. A historic resource as defined in Section 30.300.080 "H" Historic Resources Related Definitions.
d.
Historic District (HD) Overlay Zones. All properties,
contributing and non-contributing, within a HD Overlay Zone.
e.
Publicly Owned Buildings Generally. Except as provided
in subsections B.1.f. and g below, any structure, natural feature,
site or area owned or leased by any public entity other than the City
of Santa Barbara and designated as a Landmark or Structure of Merit,
or located within any landmark district, shall not be subject to the
provisions of this chapter.
f.
Public Interest Exception for City Facilities. The
City Council shall first make a public interest determination on whether
the alteration, construction or relocation of any structure, natural
feature, site or area owned or leased by the City and designated as
a Landmark or Structure of Merit, or located within any Landmark or
Historic District, is exempt from review by the Historic Landmarks
Commission.
g.
Highway 101 Santa Barbara Coastal Parkway Special Design
District. A natural feature, site or area owned or leased
by a public entity within the Highway 101 Santa Barbara Coastal Parkway
Special Design District as defined by Section 22.68.060.C, which requires
a Coastal Development Permit and which is designated as a Landmark,
Structure of Merit, or which is located within any Landmark or Historic
District shall be reviewed by the Historic Landmarks Commission.
2.
Minor Zoning Exceptions and Other Approvals. In addition to any review required pursuant to this chapter,
the Historic Landmarks Commission shall review all applications for
Minor Zoning Exceptions.
C.
Review Authority. The Review Authority shall approve, conditionally
approve, revise or deny all applications for design review based on
consideration of the requirements of this chapter.
1.
Historic Landmarks Commission. The
Historic Landmarks Commission shall review all applications as required
by this Chapter, including minor alterations on Landmarks and in El
Pueblo Viejo Landmark District, and alterations contributing to a
historic resources in a historic district overlay zone and properties
listed on the Historic Resources Inventory.
2.
City Architectural Historian (as defined under Qualified
Professional Staff in Historic Preservation). Shall review ordinary maintenance contributing to historic resources in a historic district overlay zone and properties listed on the Historic Resources Inventory (as defined in Section 30.300.080 "H"). Ordinary maintenance done to a Historic Resource may be approved through the issuance of a Certificate of Appropriateness as a ministerial action by the City's Architectural Historian without review by the Historic Landmarks Commission.
a.
Referrals to Historic Landmarks Commission. The
City's Architectural Historian may refer any proposed ordinary maintenance
to the Historic Landmarks Commission if the City's Architectural Historian
finds that the maintenance has the potential to have an adverse effect
on the integrity of the historic resource because it does not meet
the Secretary of the Interior Standards.
b.
Administrative Review. The issuance of the Certificate
of Appropriateness by the City's Architectural Historian is a ministerial
action and does not require a noticed public hearing, and is otherwise
final and not appealable.
D.
Referrals to Planning Commission.
1.
Planning Commission Comments. When
the Historic Landmarks Commission determines that a development is
proposed for a site which is highly visible to the general public,
the Historic Landmarks Commission may, prior to granting project design
approval of the application, require presentation of the application
to the Planning Commission solely for the purpose of obtaining comments
from the Planning Commission regarding the application. Planning Commission
comments would be considered by the Historic Landmarks Commission
in its deliberations.
E.
Public Notice and Hearing. Projects That Require Public Notice. Applications for the following projects shall require public notice and hearing pursuant to Chapter 30.205, Common Procedures:
1.
New single residential units, two-unit residential units, multiple
residential units, mixed-use buildings or nonresidential buildings
located in El Pueblo Viejo Landmark District or a Historic District;
2.
The addition of over 500 square feet of net floor area to a single-unit
residential or two-unit residential unit;
3.
An addition of a new second or higher story to an existing single-unit
residential or two-unit residential housing type;
4.
An addition of over 150 square feet of net floor area to an existing
second or higher story of a single-unit residential or two-unit residential
housing type;
5.
The addition of over 500 square feet of net floor area or any change
that will result in an additional residential unit to a multi-unit
residential housing type;
7.
Projects involving more than 250 cubic yards of grading outside the
footprint of any main building (soil located within five feet of an
exterior wall of a main building that is excavated and re-compacted
shall not be included in the calculation of the volume of grading
outside the building footprint);
8.
Projects involving exterior lighting with the apparent potential
to create significant glare on neighboring parcels;
9.
Projects involving the placement or removal of natural features with
the apparent potential to significantly alter the exterior visual
qualities of real property;
10.
Projects involving an application for an exception to the parking
requirements for a single residential unit as specified in Section
28.90.100.G.l.c. or Section 30.175.030.N.l.a.;
11.
Projects involving an application for a Minor Zoning Exception as specified in Section 30.245.060; or
12.
All proposals to designate a City Landmark or Structures of Merit.
F.
Project Compatibility.
1.
Project Compatibility Findings. In addition to any other considerations and requirements specified in this Code, the applicable findings identified below shall be considered by the Historic Landmarks Commission when it reviews and approves or disapproves the design of a proposed development project in a noticed public hearing pursuant to the requirements of Section 30.157.100.
a.
Consistency with Design Guidelines. The design of
the project is consistent with design guidelines applicable to the
location of the project within the City;
b.
Compatible with Architectural Character of City and Neighborhood. The design of the project is compatible with the desirable architectural
qualities and characteristics which are distinctive of Santa Barbara
and of the particular neighborhood surrounding the project;
c.
Appropriate Size, Mass, Bulk, Height, and Scale. The size, mass, bulk, height, and scale of the project is appropriate
for its location and its neighborhood;
d.
Sensitivity to Adjacent Landmarks and Historic Resources. The design of the project is appropriately sensitive to adjacent
Federal, State, or City Landmarks or other nearby designated historic
resources, including City structures of merit, sites, or natural features;
e.
Public Views of the Ocean and Mountains. The design
of the project responds appropriately to established scenic public
vistas; or
f.
Use of Open Space and Landscaping. The project includes
an appropriate amount of open space and landscaping.
2.
Review Procedures.
a.
Projects with Design Review Only. If a project only
requires design review by the Historic Landmarks Commission pursuant
to the provisions of this chapter and does not require discretionary
land use approval, the Historic Landmarks Commission shall consider
the applicable Project Compatibility Findings during the course of
its review prior to granting an approval, denial or continuance of
project design approval for the project.
b.
Projects with Design Review and Other Discretionary Approvals. If, in addition to design review by the Historic Landmarks Commission,
a project requires a discretionary land use approval (either from
the Staff Hearing Officer, the Planning Commission, or the City Council),
the Historic Landmarks Commission shall review and discuss the applicable
Project Compatibility Findings during its conceptual review of the
project and shall provide its comments on those findings as part of
the minutes of the Historic Landmarks Commission hearing which would
then be forwarded to the Staff Hearing Officer, the Planning Commission,
or the City Council (as applicable).
G.
Appeals. Appeals of any decision of the Historic Landmarks Commission to the City Council may be made in accordance with the requirements of Section 30.205.150, Appeals.
1.
Limits on New Evidence. The City Council
will decide the appeal in the exercise of its independent judgment
based upon the record of the proceedings of the Historic Landmarks
Commission. New evidence will not be considered unless the City Council
determines that relevant evidence exists that, in the exercise of
reasonable diligence, could not have been produced or was improperly
excluded at the hearing before the Historic Landmarks Commission.
(Ord. 6006, 2021)
Design review is as required by Chapter 22.70, Sign Regulations.
(Ord. 6006, 2021)
Design review is as required by Chapter 22.69, Single Family Design Board.
(Ord. 6006, 2021)
