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Santa Barbara committee fields dozens of public comments on proposed short-term rental rules
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Summary
Public commenters, hosts and legal representatives gave hours of testimony on a draft short-term rental ordinance, urging more data and clearer rules; committee members asked staff for fire-risk maps, redlines and administrative clarifications before returning the item.
The Santa Barbara City Committee on Special Ordinances heard extensive public comment and staff questions on a draft ordinance to regulate short-term rentals (STRs), with residents urging restrictions in high wildfire-risk neighborhoods and hosts warning of economic loss.
Dozens of residents and property owners told the committee the draft ordinance, as written, would not adequately protect neighborhoods with single-access roads or steep terrain. "Nuestra comunidad, de aproximadamente 70 viviendas, está ubicada en una zona designada por la ciudad y el condado como de alto riesgo de incendio," public commenter Eve Leds said, describing Yankee Farm as having a single narrow ingress and egress that would complicate evacuation.
Why it matters: Committee members said the ordinance could alter property uses in coastal and residential neighborhoods and affect transient-occupancy-tax revenue that helps fund city services. Tom Goodrough, executive director of the Santa Barbara County Taxpayers Association, warned staff and the committee to consider fiscal impacts and recommended referring revenue questions to the budget committee before adoption. "That could be $1,000,000," he said in describing public testimony about TOT projections.
Councilmember Jordan and other members raised detailed implementation questions about licensing and compliance. Jordan asked why the draft would require applicants to purchase a commercial business license before knowing whether their STR permit would be approved; staff said the business-license step is common, that costs are modest (the transcript indicates an estimated $80–$100 business registration), and that application fees are intended to recover inspection and program administration costs.
Legal and data concerns also surfaced. Stephen Leonard, an associate at a private law firm, told the committee that staff’s memorandum asserting an exemption from environmental review "does not contain evidence" supporting certainty that the ordinance would have no significant environmental effect. Leonard urged at least an initial environmental study and a more transparent data basis for claims that the proposal would not materially harm housing supply or coastal resources.
Several speakers who operate short-term rentals said they are licensed, screen guests and have not generated complaints; they argued a simple registration and a proportionate regulatory approach would preserve affordable visitor lodging. In contrast, long-term residents recounted late-night parties, repeated police calls and noise that they said had materially reduced sleep and safety.
What the committee directed: After questions and debate, members asked staff to return with clearer redlines, a fire-risk map for the coastal and inland zones, and proposed language clarifying where shared-housing and primary-residence exemptions would apply. Members expressed support for exploring shared-housing options citywide but recommended prohibiting STRs in extreme fire-risk zones.
Next steps: The committee paused further action and requested a revised draft and supplemental analysis before any formal recommendation to the City Council.
