Santa Barbara County is proposing significant changes to its planning permit process, aiming to make approvals faster, simpler, and more affordable for residents and businesses. These changes are part of a broader effort to modernize zoning regulations while continuing to protect public safety, the environment, and community character. The County Planning Commission recently deferred the “Phase 3” zoning amendments on October 21, rescheduling a public hearing for Wednesday, October 28, at 9:00 a.m. The hearing will take place in the Planning Commission Hearing Room, located at 123 E. Anapamu St., Santa Barbara, where public comments are invited.
If recommended for approval by the Planning Commission, the Board of Supervisors is expected to consider these amendments in December 2026. The proposed “Phase 3” changes are designed to streamline the permitting process, making it more predictable for various projects, from minor home expansions to businesses moving into existing commercial buildings.
Key proposals within “Phase 3” include: * Eliminating the requirement for a planning permit for common small projects. This means items such as pools, minor structures like sheds and pergolas, and heating and air conditioning equipment would no longer need a planning permit. Additionally, certain changes in the use of existing commercial buildings would qualify for this exemption. However, a construction permit would still be necessary for these projects. * Simplifying the design review process. Some smaller new homes, home additions, remodels, and commercial projects would face reduced or no design review. Larger or more visible projects would continue to undergo a full review process. * Accelerating approvals for many projects. Most single-family homes and some commercial projects would benefit from fewer procedural steps, reduced notification requirements, and fewer opportunities for appeal where the new rules permit.
The county distinguishes between planning permits, which verify a project’s compliance with zoning standards regarding location, size, and design, and construction permits, which cover building and safety regulations. The current modernization effort seeks to make the former more efficient.
The “Phase 3” proposals build upon previous efforts to update and simplify the county’s regulations. “Phase One,” approved in 2025, focused on modernizing the county’s lighting and sign regulations. It also eliminated an outdated shopping center zone district.
“Phase Two,” approved in January 2026, introduced several amendments aimed at further streamlining processes. These included: * Faster approvals for low-impact projects, such as time extensions, small modifications, minor conditional use permits, and minor development plans. These types of projects were transferred to simplified reviews conducted at the administrative staff level. * Limited appeal opportunities for minor projects where the discretion for decision-making is minimal. * Standardized procedures for notification requirements and permit expiration dates, enhancing clarity and consistency in applying regulations. * A cleaner zoning code, achieved by removing obsolete provisions, reducing redundancies, and providing clearer explanations on when and how regulations apply. * Modernized commercial zones, allowing for greater mixed-use development. Additionally, standards in multi-family zones were adjusted, including changes to height, setbacks, and open space requirements, to better support housing at planned densities.
Beyond these phased zoning updates, the county has also expanded its on-demand construction permit program. This program allows property owners to obtain immediate online permits for several types of projects, including water heater replacements, electrical panel upgrades, roof replacements, solar installations, and improvements to gas, water, and sewer lines. Since its launch, more than 3,500 permits have been issued through this program, with required inspections continuing to ensure safety. The county highlighted this program recently in a video titled “Your County, Your Services: On-Demand Permits.”
The public is encouraged to attend the October 28 hearing to provide input on the proposed “Phase 3” amendments. Further details on participation can be found on the County Planning Commission website.
