Outdoor Dining Expansion on Private Property

If your project is in the Coastal Zone (S-D-3 Overlay Zone), any expansion of indoor or outdoor dining is considered  a “change in the density or intensity of use”. The California Coastal Commission requires a Coastal Development Permit (CDP) to allow this change; however, the City has adopted a streamlined review process with a lower fee. See Fee Information for fees.

Yes, all exterior alterations to commercial properties are subject to design review. Based on the site and extent of improvements, your application may qualify for staff-level administrative approval. Contact the Planning Counter to discuss the criteria for approval: (805) 564-5578 or PlanningCounter@SantaBarbaraCA.gov

Since outdoor dining typically occurs in parking lots, Staff must carefully review the configuration to ensure all code requirements are being met. If the new dining area eliminates minimum parking spaces, or requires more spaces than can be provided, a Parking Modification may be required.

In some cases, minimum automobile parking requirements are waived for a project that is within one-half mile of “public transit” consistent with AB-2097. See Parking Exemptions Near Transit.

Elimination of the required parking area will necessitate removal of the existing driveway and curb cut and replacement with standard curb, gutter, and sidewalk. Adequate bicycle parking spaces will still be required.

Permanent outdoor dining areas must comply with State Construction Code minimums, including requirements for disabled access, required egress, and minimum number of plumbing fixtures. If the existing plumbing fixtures do not meet the occupant load for the floor area, expansion of dining outdoors may require additional plumbing fixtures (bathroom, toilet, sink).