Santa Barbara — Variances and Exceptions

Last reviewed: July 2, 2026

Overview

Variances, modifications, adjustments and waivers in the City of Santa Barbara are governed by Title 28 of the Municipal Code (zoning). A variance is a discretionary permit to relieve strict application of a zoning rule where exceptional property circumstances exist; certain routine departures (parking, minor setback/fence changes, solar access, limited height repairs, etc.) are handled as modifications or adjustments instead. The Planning Commission is the decision body for variances; the Staff Hearing Officer hears most modifications (and appeals go to the City Council). See the procedural rules, required findings and the list of modifiable standards below (§ 28.92.*) .

Note on links used in this page: practical topics mentioned below link to Santa Barbara pages for related processes — for example rules about parking, design review, development standards, overlay districts, ADUs, and the California Building Standards Code are linked where first mentioned in the text. Use those linked pages for related, non-variance procedures: parking, design review or ADU ministerial rules still apply even if a variance or modification is requested.

• parking: Santa Barbara Parking
• design review: Santa Barbara Design Review
• development standards: Santa Barbara Development Standards
• overlays: Santa Barbara Overlay Districts
• ADUs: Santa Barbara ADUs
• state building code: California Building Standards Code

What the Code Says — procedure, findings, scope

• Authority / initiation: A variance may be initiated by the Planning Commission or City Council on its own motion, or by verified application from the property owner; the rules for applications are in § 28.92.030 and related subsections .
• Hearing body: All variance applications are heard by the Planning Commission (§ 28.92.050) and become final (subject to appeal) per the resolution procedure in § 28.92.080 . Modifications (the smaller, enumerated departures) are normally handled by the Staff Hearing Officer unless the Planning Commission must act (§ 28.92.050) .
• Required findings for a variance: before granting a variance the decision-maker must make all of these findings: (A) exceptional or extraordinary circumstances applicable to the property or intended use; (B) variance will not be materially detrimental to public welfare or injurious to nearby property; (C) variance is necessary to preserve a substantial property right enjoyed by others in the same zone and vicinity; and (D) variance will not adversely affect the Comprehensive General Plan — see § 28.92.100 . Individual economic hardship alone is explicitly not a proper consideration (§ 28.92.090) .
• Modifications (what may be adjusted without a full zone change): the Planning Commission or Staff Hearing Officer may permit specified modifications such as parking or loading requirements, setbacks/lot area/floor area/street frontage/open yard/outdoor living space/distance between buildings, fences/screens/walls/hedges, solar-access height modifications, limited building-height work on existing nonconforming portions, and limited Net Floor Area exceptions under narrow findings (§ 28.92.110) . The Staff Hearing Officer may hear many of these modifications if they are not part of actions reserved to the Planning Commission (§ 28.92.050) .
• Timing, notices and reports: public notice per § 28.87.380; Community Development Department report at hearing (§ 28.92.070); written resolution of decision reciting findings (§ 28.92.080) .
• Limitations: after a final decision, refiling for the same relief is barred for 12 months unless new evidence or changed conditions are shown (§ 28.92.120) . Specific narrow variance authorities exist for street-widening setback lines and similar legacy provisions (Chapter 28.84) .

What can be waived, adjusted or must go to variance

• Parking and loading: modifications/waivers can be granted where not inconsistent with the title’s intent and not increasing demand in the immediate area (§ 28.92.110.A.1) . (See also off-street requirements in Chapter 28.90 and the City’s parking page.)
• Setbacks, lot area, floor area, frontage, open yard, outdoor living space, building separation: may be modified where consistent with intent and necessary to secure appropriate improvement, prevent unreasonable hardship, or to promote uniformity; special findings apply for net floor area exceptions (§ 28.92.110.A.2 & .6) .
• Fences/screens/walls/hedges: modifications to fence/wall standards may be granted administratively where compatibility and sight-line safety findings are met (§ 28.87.* guidance and local fence sections) .
• Solar access height modification: allowed under criteria in § 28.92.110.A.4 (the Rules & Regulations under § 28.11.040 contain specific solar criteria) .
• Affordable-housing adjustments and waivers: the inclusionary housing chapter explicitly authorizes adjustments and waivers (timing, criteria and appeal) where federal/state law or other considerations justify (§ 28.43.120) .
• Matters that cannot be variance‑bypassed: the code restricts granting variances/modifications for some caps — e.g., no variance to increase the maximum number of residential units or maximum dwelling units per acre in certain chapters (see § 28.46.020, § 28.36 and zone chapters) .

District-by-district (selected, code-grounded)

Each subsection below gives the base intent, typical permitted uses, key dimensional standards (as stated in Title 28) and where the district applies (chapter). All district names are shown in bold exactly as used in the Code.

R-1 (One-Family Residence) — Chapter 28.15

• Purpose: single-family neighborhoods; design, solar and neighborhood compatibility emphasized (§ 28.15.001) .
• Typical permitted uses: one-family dwellings and accessory uses listed in the R-1 chapter; design review for residential buildings applies (§ 28.15.055) .
• Key standards: Front setback: 15 ft (ground floor) and 20 ft (upper story); Interior setback: 5 ft; Max height: 30 ft (subject to solar height rules in § 28.11) — see § 28.15.060 and § 28.15.050 .
• Where applied: residential neighborhoods mapped in the City zoning map; full chapter 28.15 controls permitted uses and development rules .

R-2 (Two-Family Residence) — Chapter 28.18

• Purpose & uses: duplexes, compatible small multiunits; certain reductions of yard requirements recognized where slope or hardship exists (§ 28.18.065) .
• Key standards: New lot minimum: 7,000 sq ft and frontage 60 ft for newly created lots; front‑setback reduction to 10 ft where front-half slope exceeds the stated threshold (§ 28.18.075, § 28.18.065) .
• Variance notes: the R-2 chapter contains explicit local reduction rules for common physical hardships — verify if a variance or the enumerated yard reduction applies (§ 28.18.065) .

R-3 and R-4 (Multiple‑Family; Hotel‑Motel Multiple Residence) — Chapter 28.21

• Purpose & uses: multi-family dwellings (R-3) and hotels/related uses (R-4) with accessory uses and conditional uses enumerated (§ 28.21.030) .
• Key standards: Building height: up to 45 ft / three stories (combined maximum) and solar‑height limits under § 28.11; Front setbacks: one‑ or two‑story buildings 10 ft, three‑story ground/second portions 10 ft and third‑story 20 ft; interior/rear setbacks vary by story (§ 28.21.050–060, § 28.21.081) .
• Where applied: medium/high-density residential and mixed‑use corridors; many R-3/R-4 projects use development‑plan review and may be eligible for Average Unit‑Size incentives (Chapter 28.20) — modifications to setbacks and net floor area have explicit procedure and findings (§ 28.92.110.A.6) .

C-L, C-P, C-O, C-1, C-2 (Commercial zones) — Chapters 28.57, 28.54, 28.51, 28.63, 28.66

• Purpose & uses: commercial and limited-commercial activity; C-O is identified as the Medical Office zone (table of Chapter 28.10) and C-L is a limited commercial zone (State Street related area) (§ 28.10.001, § 28.57.005) .
• Key standards (examples): C-L (State Street corridor) emphasizes compatibility with adjacent residential and allows general office/hotel type uses (§ 28.57.005) . Commercial setback and height rules vary by commercial zone and by program (Average Unit‑Size exceptions in Chapter 28.20) — verify the specific chapter for numeric setbacks; many commercial zones may have zero front setback on specific State Street blocks (§ 28.20.070; § 28.57.*) .
• Variance notes: commercial proposals may request modifications to setbacks or parking under § 28.92.110 when the stated findings are met; design review and conditional use permit rules often apply (see Chapter 28.85–28.94) .

M-1 and OM-1 (Manufacturing / Ocean‑oriented Manufacturing) — Chapters 28.72, 28.73

• Purpose & uses: light manufacturing, ocean‑oriented uses; C-X and OM‑1 have larger setback/coverage rules in their chapters (§ 28.60, § 28.72) .
• Key standards: setbacks differ for residential vs nonresidential portions (e.g., many industrial zones adopt R-3/R-4 residential setback rules for residential uses), building‑height caps and site coverage limits are zone‑specific — consult the base chapter for the site in question (§ 28.60–28.73) .

P‑D (Planned Development) — Chapter 28.39

• Purpose: flexible rules to allow combined planned centers or unique site adaptations; land in a P‑D remains in an underlying base zone and the P‑D chapter authorizes zone‑specific modifications where justified (§ 28.39.001–005) .
• Variance notes: P‑D approvals often include explicit development-plan conditions and may identify which standards are modified; additional variance relief may still be required if the P‑D approval didn’t cover a particular nonconformance (§ 28.39) .

SP‑5 (Specific Plan / Westmont Faculty Housing) — Chapter 28.46

• Purpose & uses: SP zones are specific‑plan areas with their own rules; the SP‑5 chapter explicitly states that some variances or modifications are limited (e.g., no variance for building height or max dwelling units) (§ 28.46.020–060) .
• Variance notes: when a specific plan applies, the plan’s variance rules and the specific SP chapter control; building height and unit caps may be ineligible for variance in that SP (§ 28.46.020) .

(For a full list of zones and their chapter numbers see § 28.10.001) .

Quick Decision-Relevant Table

Checklist — what an applicant must satisfy (typical)

• Prepare a written, signed application to the Community Development Director and pay the filing fee (§ 28.92.030; § 28.92.040) .
• Demonstrate exceptional or extraordinary circumstances applicable to the property or proposed use that do not generally apply to other properties in the zone (§ 28.92.100.A) .
• Show the variance will not be materially detrimental or injurious to nearby property and is consistent with the General Plan (§ 28.92.100.B, D) .
• Show the variance is necessary to preserve a substantial property right enjoyed by others in the same zone/vicinity (not just economic hardship) (§ 28.92.100.C; § 28.92.090) .
• Provide site plans, plans/drawings and any required technical studies (shadow/shading for height exceptions, soils/flood for setback encroachments) as required by the Community Development Department and any referral agencies (§ 28.92.030; related zone chapters) .
• Attend the noticed public hearing (Planning Commission for variance; Staff Hearing Officer for many modifications) — notice requirements are per § 28.87.380 and § 28.92.060; the Community Development Department will prepare a report (§ 28.92.070) .
• If approved, ensure the resolution recites the required findings (§ 28.92.080) and any conditions are recorded and complied with (§ 28.92.080) .

Risks & Ambiguities

Plain-English summary

If your Santa Barbara property has a physical, site-specific problem that makes strict zoning rules produce an unreasonable outcome, you may apply for a variance to the Planning Commission — you must show exceptional circumstances, not just inability to pay, and the Commission must find the change won’t hurt neighbors or the General Plan (§ 28.92.090–100) . Smaller, common departures (parking counts, limited setback/fence or solar-access tweaks) may be handled more quickly as modifications by the Staff Hearing Officer or Planning Commission under the lists in § 28.92.110 .

Source References

• § 28.92.010–§ 28.92.120 (Chapter: Variances, Modifications and Zone Changes) — procedural rules, findings, hearings and refiling limits (§ 28.92.030, § 28.92.050, § 28.92.080, § 28.92.100, § 28.92.110).
• § 28.84.003 and related (variance for street widening setback lines) — special Council authority for setback variances.
• § 28.43.120 (Adjustments and Waivers for Affordable Housing Inclusionary rules).
• Chapter 28.10 (Zones table) — list of City zones and chapter references (shows R-1, R-2, R-3, R-4, C-O, C-L, M-1, OM-1, P‑D, etc.) — § 28.10.001.
• § 28.15.050–060 (R‑1 zone building height, setbacks, design review) and related R‑zone rules.
• § 28.18.065 and § 28.18.075 (R‑2 yard reductions and lot-size/frontage rules).
• § 28.21.030, § 28.21.050–060, § 28.21.081 (R‑3/R‑4 uses, heights and setbacks).
• § 28.57.001–005 (C‑L limited commercial intent and State Street guidance).
• § 28.46.020–060 (SP‑5 Specific Plan restrictions and variances limitations).
• § 28.11.020–040 (solar-access height limitations and Director’s Rules & Regulations authority).
• § 28.86.* (Accessory Dwelling Unit local rules) and related ADU provisions in Title 28; City ADU chapter references and state ADU guidance (see City ADU chapter for ministerial ADU rules).

Retrieved passages

• Santa Barbara Zoning Code (§ 28.92.090.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.92.110.) High relevance show source text
• Santa Barbara Zoning Code (§1) High relevance show source text
• CBC § 2 (§2) High relevance show source text
• Santa Barbara Zoning Code (section if) High relevance show source text
• Santa Barbara Zoning Code (Title 28) High relevance show source text
• Santa Barbara Zoning Code (section and) High relevance show source text
• Santa Barbara Zoning Code (§ 28.92.050.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.94.020.) Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.11.020.) Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.46.020.) Medium relevance show source text
• Santa Barbara Zoning Code Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.08.020.) Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.36.013.) Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.57.070.) Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.50.040.) Medium relevance show source text
• Santa Barbara Zoning Code (§23) Medium relevance show source text
• CFC § 66314 (§ 66314) Medium relevance show source text
• CBC § 66314 (§ 66314) Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.27.050.) Medium relevance show source text
• Santa Barbara Zoning Code (Section 28.21.081.A.1) Medium relevance show source text
• Santa Barbara Zoning Code (§ 28.60.045.) Medium relevance show source text

Cited sections

• § 28.92.010–§ 28.92.120 (Chapter: Variances, Modifications and Zone Changes) — procedural rules, findings, hearings and refiling limits (§ 28.92.030, § 28.92.050, § 28.92.080, § 28.92.100, § 28.92.110). fileciteturn1file17fileciteturn0file7fileciteturn0file0 (§ 28.92.010)
• § 28.84.003 and related (variance for street widening setback lines) — special Council authority for setback variances. (§ 28.84.003)
• § 28.43.120 (Adjustments and Waivers for Affordable Housing Inclusionary rules). (§ 28.43.120)
• Chapter 28.10 (Zones table) — list of City zones and chapter references (shows **R-1**, **R-2**, **R-3**, **R-4**, **C-O**, **C-L**, **M-1**, **OM-1**, **P‑D**, etc.) — § 28.10.001. (Chapter 28.10)
• § 28.15.050–060 (R‑1 zone building height, setbacks, design review) and related R‑zone rules. (§ 28.15.050)
• § 28.18.065 and § 28.18.075 (R‑2 yard reductions and lot-size/frontage rules). (§ 28.18.065)
• § 28.21.030, § 28.21.050–060, § 28.21.081 (R‑3/R‑4 uses, heights and setbacks). (§ 28.21.030)
• § 28.57.001–005 (C‑L limited commercial intent and State Street guidance). (§ 28.57.001)
• § 28.46.020–060 (SP‑5 Specific Plan restrictions and variances limitations). (§ 28.46.020)
• § 28.11.020–040 (solar-access height limitations and Director’s Rules & Regulations authority). (§ 28.11.020)
• § 28.86.* (Accessory Dwelling Unit local rules) and related ADU provisions in Title 28; City ADU chapter references and state ADU guidance (see City ADU chapter for ministerial ADU rules). fileciteturn2file14 (§ 28.86.)
• SantaBarbara_ZoningCode.md
• 2025 California ADU handbook.md

• Official Santa Barbara code library