Learn what is being considered and make your voice heard

Santa Barbara County is considering changes to its permitting and land-use review process that could affect architectural review, public notice, and neighbors’ ability to appeal certain development approvals in Montecito.

Click here for the CPC Hearing Update 10-28-26.

Click here for the MPC Hearing Update 10-19-26.

What Is the County Proposing?

Phase 3 focuses primarily on single-family residential development and limited commercial development. The County’s stated goal is to make permitting easier and more predictable while maintaining compliance with land-use and resource protection policies.

The proposals would expand exemptions from planning permits and architectural review, move some projects to simpler permit processes, and create non-appealable approval pathways for qualifying development.

A ministerial approval generally involves checking a project against established requirements rather than making a discretionary judgment through a public review process.

Proposed Exemptions from Planning Permits

The presentation identified the following proposed changes:

An exemption from a planning permit does not necessarily remove building permit requirements or other applicable approvals.

Proposed Exemptions from Architectural Review

The County proposes expanding the types of projects that would not require Montecito Board of Architectural Review (MBAR) review.

These exemptions are separate from the proposed exemptions from planning permits. A project could require a planning permit while being exempt from MBAR review.

A Simpler Approval Process for Qualifying Residential Projects

For inland areas, the County proposes allowing certain single-family and residential accessory projects to receive a Zoning Clearance instead of a Land Use Permit.

The presentation listed these eligibility criteria:

• No requirement for design review.

• Outside Environmentally Sensitive Habitat and associated buffer areas.

• Outside the Flood Hazard Overlay.

• Public or municipal water and sanitary service.

• A developed lot, or an undeveloped lot created after 1980.

• No more than 250 cubic yards of grading.

• Slopes of 20% or less.

• No designated or listed historic structure.

• Removal of no more than two native trees, with replacement at a 1:1 ratio.

How Could Notice and Appeals Change?

The County also proposes non-appealable permit pathways for qualifying single-family and residential accessory development that does not exceed County environmental review thresholds.

The presentation distinguishes between:

• Inland development: A proposed non-appealable Land Use Permit pathway.

• Coastal development: A proposed non-appealable Coastal Development Permit pathway outside the Coastal appeal jurisdiction. Coastal notice would still be required.

The County’s presentation states that these changes would focus noticing and appeals on design review. This raises an important question for projects that would also become exempt from architectural review: what opportunity would remain for neighbors to learn about a project and raise concerns before approval?

At the Board meeting, Mr. Tuttle explained that special district review would continue through the building permit process.

Proposed Changes to Commercial Development Review

The presentation describes changes affecting Neighborhood Commercial (CN) and Visitor-Serving Commercial (CV) zones in Montecito.

Currently, the presentation identifies a Development Plan requirement for all structures in these zones. Proposed thresholds are:

In the Coastal Zone, a Coastal Development Permit would replace a Zoning Clearance or Land Use Permit and would also be required alongside a Development Plan.

For CN Development Plans, the proposal would move decisions on projects of 15,000 square feet or less to the Planning Director. Larger projects would remain with the Montecito Planning Commission. CV Development Plans would remain with the Commission.

Other Proposed Changes

The County proposes moving certain uses from Conditional Use Permit review to Land Use Permit review. Examples include libraries and museums in CV zones, theaters in CN zones, residential components of mixed-use projects, and certified farmers markets subject to specific standards.

Certain taller fences and gate posts would also move from Conditional Use Permit review to Land Use Permit review.

What Has Already Been Adopted?

The presentation separates Phase 3 from earlier amendments:

Phase 1 addressed technical updates, including outdoor lighting standards, sign regulations, and the Shopping Center Zone District.

Phase 2, identified in the presentation as adopted in January 2026, addressed housing accommodation and permit procedures. It included changes to decision-making authority, certain hearings, permit expiration dates, and commercial development standards.

The presentation’s Phase 2 material also describes CN changes such as a 10-foot minimum front setback, removal of the 30% site coverage limit, and residential density of 20 units per acre. These should be distinguished from the Phase 3 proposals now under discussion. Coastal amendments follow a separate certification process.

The Montecito Association’s Position

The Montecito Association supports making permitting more efficient while preserving the protections that have helped maintain Montecito’s semi-rural character.

At the October 13 board meeting, the Board voted to authorize an advocacy letter to the Montecito Planning Commission. The discussion emphasized architectural oversight, meaningful public notice and appeal opportunities, and safeguards against cumulative development or successive applications that could circumvent exemption thresholds.

The Montecito Board of Architectural Review and Montecito Planning Commission, guided by the Montecito Community Plan, have helped ensure that development respects its surroundings. Any changes should continue to uphold that responsibility.

Why Does This Matter to Residents?

These proposals raise practical questions about development in your neighborhood:

Will you know what is proposed nearby?
Public notice helps residents learn about a project before approval and identify concerns that may not be apparent from an application.

Will you have an opportunity to be heard?
Changes to appeal rights could affect how neighbors challenge certain approvals. Residents need clear information about the opportunities for input that would remain.

How will neighborhood compatibility be considered?
A project’s square footage alone does not determine its impact. Building placement, scale, lot size, and architectural design can also affect surrounding properties.

How will repeated additions be evaluated?
Clear rules are needed to address the combined effects of additions and accessory structures over time.

Click here for updates from the Montecito Planning Commission and County Planning Commission Hearings. 

Background Documents

These materials provide background on the proposals.

Review the previously shared County staff reports and supporting documents.

Recording of the Oct. 7th Hearing.

Recording of the Oct. 28th CPC Hearing.

If you are not yet a member of the Montecito Association, we would love to have you join. Members receive our weekly newsletter with community updates and opportunities to stay involved, as well as other timely notifications. (join here) 

The Montecito Association’s Community & Government Relations Committee brings residents, local agencies, and government representatives together to discuss issues affecting our community. From land use and transportation to public safety and infrastructure, the committee provides a forum for sharing information, addressing neighborhood concerns, and encouraging thoughtful solutions that preserve Montecito’s residential, low-intensity, semi-rural character. Community members are welcome to attend, stay informed, and join the conversation.

Click here to learn more. 

Traffic congestion, speeding, pedestrian safety, and roadway improvements continue to be important community concerns throughout Montecito.

The Montecito Association works collaboratively with residents, Santa Barbara County, Caltrans, SBCAG, law enforcement, and transportation agencies to advocate for safer roads, improved traffic flow, better signage, pedestrian protections, and infrastructure improvements.

Our focus remains on practical solutions that improve safety, mobility, and quality of life for residents, businesses, students, cyclists, and visitors alike.

Highway 101 Improvements & Infrastructure

The Highway 101 widening and infrastructure improvements along the South Coast represent one of the largest transportation projects impacting Montecito in decades.

The Montecito Association closely monitors project planning, construction impacts, traffic management strategies, pedestrian and bicycle safety considerations, and long-term infrastructure improvements associated with the project. We regularly engage with SBCAG, Caltrans, local officials, and community stakeholders to advocate for thoughtful construction coordination and clear communication throughout the process.

Our goal is to help minimize disruptions to residents and businesses while supporting infrastructure improvements that enhance regional mobility and safety.

For the latest updates on the 101 project, visit www.SBRoads.com

Upper Village Parking & Traffic

Parking availability and traffic congestion in Montecito’s Upper Village continue to be ongoing concerns for residents, businesses, employees, and visitors alike.

The Montecito Association works closely with business owners, residents, Santa Barbara County, and transportation agencies to advocate for practical parking solutions, pedestrian safety improvements, and traffic management strategies that support the vitality of the Village while preserving neighborhood quality of life. 

We recognize the importance of maintaining a thriving village atmosphere that remains accessible, safe, and welcoming for everyone who lives, works, and shops in the area. 

The area between Hodges Lane and the parking exit from Pierre La Fond has become especially dangerous for pedestrians and vehicles that are parked along the road. The Santa Barbara County Board of Supervisors has a resolution for NO PARKING SIGNS along this stretch of HWY 192. It is up to CalTrans to install and maintain those signs. The California Highway Patrol (CHP) is responsible for traffic and parking enforcement. 

Community Paths & Pedestrian Safety

The Montecito Association continues to work collaboratively with the Santa Barbara Bucket Brigade and Santa Barbara County Public Works on pathways and pedestrian safety improvements throughout Montecito. These efforts aim to enhance walkability, improve safe routes to schools and neighborhoods, and strengthen community connectivity while preserving Montecito’s unique semi-rural character and natural beauty. As pathway discussions and projects move forward, the Association remains engaged in conversations surrounding safety, environmental stewardship, neighborhood concerns, and thoughtful planning for the community. For more information, click here. 

Wildfire preparedness and disaster resilience remain critical priorities for Montecito. The Montecito Association works closely with Montecito Fire Protection District, Santa Barbara County Office of Emergency Management, and community partners to help educate residents and advocate for proactive safety measures.

Key focus areas include vegetation management, fuel reduction, evacuation planning, emergency communication systems, infrastructure resilience, defensible space awareness, and public preparedness education.

As Montecito continues to face increasing wildfire and climate-related risks, community readiness and collaboration remain essential to protecting lives, homes, and the environment.

Click here for more information.

Resources, Alerts & Information to Help Our Community Prepare

Winter storms can bring heavy rainfall, flooding, downed trees, road closures, power outages and other hazards to Montecito.

The Montecito Association works with our local public safety agencies, Santa Barbara County and community partners to help residents stay informed and prepared before, during and after significant weather events.

Preparation starts before the rain. Use the resources below to make a plan, stay informed and know where to turn when storms are approaching. Learn More Here. 

Hands Across Montecito is a collaborative outreach program dedicated to compassionately supporting our unhoused neighbors, connecting individuals to vital resources, and helping them transition off the streets into housing and hope.

Since its inception, Hands Across Montecito has helped change lives — one conversation, one opportunity, and one home at a time. Through consistent outreach, trusted relationships, and collaboration with partners like CityNet, Earthcomb, and SBAct, our team has made significant strides toward a safer, healthier, and more compassionate Montecito.

We have partnered with CityNet, Behavioral Wellness, Sheriffs Office, Montecito Fire, Caltrans, Union Pacific, and volunteers from our community to outreach to people experiencing homelessness in our area. LEARN MORE

Montecito is known for its beautiful natural surroundings and diverse wildlife, which share our community alongside a growing population. As more people and wild animals cross paths in search of food, water, and shelter, interactions can sometimes become unsafe or disruptive — a situation known as human-wildlife conflict (HWC). Population growth and changing climate conditions are increasing the frequency and intensity of these encounters. While the California Department of Fish and Wildlife (CDFW) leads statewide efforts to address human-wildlife conflict, all of us in Montecito can play a role in helping to promote safe coexistence. See tips on how you can help reduce and prevent conflicts with wildlife.

Be Bearwise!