Santa Barbara for All (SB4ALL) submitted comments on a proposed city charter amendment and companion ordinance as alternatives to a ballot initiative proposing a 40-foot height limit. [SB4ALL supports exceptions to accommodate priorities like affordable housing and historic buildings. It also supports expanding the definition of affordable to include middle-income earners. SB4ALL believes the ordinance should encourage all rental housing and be flexible for mixed-use projects. It argues additional open space and exemplary design requirements are unnecessary.] SB4ALL has supported a 45-foot height limit as an alternative that allows for well-designed, mixed-use buildings consistent with the city's architectural heritage.

1. March 10, 2009
City Council Ordinance Committee
City of Santa Barbara
Community Development Department
630 Garden Street
Santa Barbara, CA 93101
SUBJECT: Charter Amendment Alternative and Companion Ordinance
Dear Ordinance Committee Members:
Santa Barbara for All (SB4ALL) would like to thank the City for the opportunity to comment on
the Alternative Charter Amendment and the contents of the companion ordinance. As you know
SB4ALL supports an alternative charter amendment that gives community members a clear
alternative to the flawed SEPV 40-foot height initiative. The alternative allows exceptions for
community priorities such as Cottage Hospital, the reconstruction of our architectural gems like
the Arlington Theatre if ever destroyed, and construction of affordable housing. From our
perspective, a 40-foot height limit without exceptions will severely limit future generations’
ability to accommodate growth and provide workforce housing in the most sustainable manner.
In addition, the SEPV initiative directly conflicts with or hinders many of the draft goals and
policies in Plan Santa Barbara that seek to make Santa Barbara a leader in creating a truly
sustainable future.
We would like to submit the following comments on the contents of the companion ordinance
that was presented by staff at the Ordinance Committee meeting on March 3, 2009 and will be
the subject of discussion at your March 10th meeting.
Alternative Charter Amendment & Companion Ordinance
1. Definition of Community Priority – SB4ALL supports using the current definition of
community priority as set forth in Measure E. A concept review by the Historic
Landmarks Commission or the Architectural Board or review should not be required
prior to a preliminary determination by the Council, as the HLC and ABRs missions are
focused on design and the current design process is sufficient to address these issues.
2. Affordable Housing – SB4ALL supports the requirement that a minimum of 30% of the
units be dedicated to affordable housing in order to seek an exception to the proposed
height limit. Regarding the level of affordability, staff is recommending focusing this
housing on middle income earners (120%-160% of AMI). We believe that the level of
affordability should be expanded to include the upper middle income/workforce
www.sb4all.org

2. Honorable Planning Commission
March 10, 2009
Page 2 of 2
employees (160%-200% AMI). It is these community members who commonly purchase
homes outside the area and commute in on a daily basis; a concern for reducing
commuting should mandate including this category.
3. Rental Housing – SB4ALL supports creating an exception for all rental projects
regardless of their affordability levels. Both market rate and income-restricted rentals are
needed in the community and should be encouraged.
4. Ratio of Uses – Make sure the companion ordinance is flexible enough to allow for the
addition of residential units on existing commercial development such as La Cumbre
Plaza and Paseo Nuevo
5. Substantial Open Space – Staff has raised the question about requiring additional open
space for community priority projects. This seems counter intuitive to the idea of urban
living. If the objective of the exception is to allow for beneficial uses and even create an
incentive for greater levels of affordable housing by allow a slightly taller building then
why would the City require additional open space? In short, the city would create an
incentive for a larger project with affordable units with one hand and then reduce the
project by expanding the open space requirement with the other hand. Regarding private
open space, there doesn’t seem to be a clear reason why it should be greater if the
building is 5 feet taller. Therefore, we assume that staff’s objective is to provide open
space that is visible to the public. If this is the case, then the proposed variable front yard
setback should resolve this issue by providing more landscaping along the street frontage.
SB4ALL supports the proposed 5-foot variable setback.
6. Quality Architecture – The staff report asks if an additional finding should be included
that states a community priority project has an “exemplary” architectural quality. We
believe that the HLC and the ABR already do a fine job at ensuring quality design of all
projects. In addition, how would this be measured? We believe this finding is
unnecessary and that defining “exemplary” architectural quality would be murky at best.
7. Height Limits – SB4ALL has supported a 45-foot height limit as an alternative. We
believe this will allow for well designed mixed-use buildings with three stories and
sloping red tile roofs – a critical element to the City’s Spanish colonial revival
architectural heritage. However, if the Council supports a 40-foot height limit but revises
the definition of height to accommodate the flood plain, topography, and sloping roofs in
the downtown, SB4ALL would not object.
We hope these comments are helpful as you work to shape the alternative charter amendment
and the companion ordinance and we appreciate the opportunity to participate in the process.
Please feel free to contact me if you have any questions regarding the contents of this letter.
Sincerely,
Mickey Flacks, Co-Chair SB4ALL
mflacks@cox.net
f:1datasb4allalternative measures-compromiseplan sb comment letter on alt & compan. ord 09.03.10.docx
www.sb4all.org