Chapter 17.26 — COASTAL/INLAND VISUAL RESOURCE PRESERVATION

The purpose of this chapter is to provide standards for development on lots in both the Coastal Zone and Inland area of the City where additional design considerations are necessary to preserve significant scenic and public views that contribute to the overall attractiveness of the City and the quality of life enjoyed by its residents, visitors, and workforce and to implement the General Plan. (Ord. 20-03 § 6)

This chapter applies to all development located on or adjacent to a scenic and visual resource area within the City, as identified in the General Plan. Significant coastal visual resources include, but are not limited to, the Pacific Ocean, the shoreline, beaches, dunes, coastal bluffs, and open coastal mesas. Significant inland visual resources include, but are not limited to, the Santa Ynez Mountains, the Pacific Ocean, and the Channel Islands. In the event of any conflict between the provisions of this chapter and any other provision of this Title, the development standards of this chapter will govern.

(Ord. 20-03 § 6)

Development applications must provide adequate information to identify existing and future public views and demonstrate how the project proposes to avoid potential significant negative impacts to protected public views, viewing areas, and scenic corridors. (Ord. 20-03 § 6)

Proposed development must be designed to preserve existing public views of scenic resources to the maximum extent feasible. While potential impacts to private views will be considered during the Design Review process, they do not have the same protections that are afforded to those public viewing areas, including scenic views depicted in Figure 6-1 of the General Plan.

• A. Design of Development. The Design Review Board will review the design of the proposed development, including the location of structures and uses on the lot, the size, bulk, scale, and height of the structure(s), and existing and proposed landscaping to ensure that public views are identified and protected. Design alternatives that enhance, rather than obstruct or degrade existing public views, may be requested.

• B. View Protection Development Standards. To minimize impacts to public views and ensure visual compatibility of new development, the following development practices must be used, where applicable:

1. Limitations on the height and width of structures where more than 10 percent of a protected public view would otherwise be impacted;

2. Setbacks of ocean-fronting structures a distance sufficient to ensure that the structure does not infringe on views of the mountains from the beach;

3. Limitations on the height and use of reflective materials for exterior walls, including retaining walls and fences;

4. Clustering of building sites and structures;

5. Shared vehicular access to minimize curb cuts;

6. Use of appropriate landscaping for screening development but also minimizes impacts to public views of and from the ocean and mountains;

7. Selection of colors and materials that harmonize with the surrounding landscape;

8. Stepping of buildings so that the heights of building elements are lower near the street and increase with the distance from the public viewing area;

9. Limitations on removal of native vegetation; and

10. Revegetation of disturbed areas. (Ord. 20-03 § 6)

Proposed development on or adjacent to natural features, including but not limited mature trees, native vegetation, drainage courses, prominent slopes, and bluffs, must be designed and sited to prevent adverse impacts on the visual quality of these resources as viewed from public streets and publicly accessible areas on public or private property.

• A. Design of Development. The Design Review Board will review the design of the proposed development, including the location of structures and uses on the lot, the size, bulk, scale, and height of the structure(s), and existing and proposed landscaping to ensure that natural landforms are identified and protected. Design alternatives that enhance, rather than obstruct or degrade natural landforms, may be requested.

• B. Natural Landform Development Standards. To minimize alteration of natural landforms and ensure that development is subordinate to surrounding natural features, the following development practices shall be used, where appropriate:

  1. Limit grading for all development including structures, access roads, and driveways. Minimize the length of access roads and driveways and follow the natural contour of the land;

  2. Blend graded slopes with the natural topography;

  3. On slopes, step buildings to conform to site topography;

  4. Minimize use of retaining walls;

  5. Minimize vegetation clearance for fuel management;

  6. Cluster building sites and structures; and

  7. Share vehicular access to minimize curb cuts.

• (Ord. 20-03 § 6)

Proposed development must be designed to preserve scenic corridors, as depicted in Figure 6-1 of the City’s General Plan.

• A. Design of Development. The Design Review Board will review the design of the proposed development, including the location of structures and uses on the lot, the size, bulk, scale, and height of the structure(s), and existing and proposed landscaping to ensure that the aesthetic qualities of scenic corridors shall be preserved through retention of the general character of significant natural features; views of the ocean, foothills, and mountainous areas; and open space associated with recreational and agricultural areas including orchards, prominent vegetation, and historic structures. Design alternatives that enhance, rather than obstruct or degrade existing scenic corridors, may be requested.

• B. Scenic Corridor Development Standards. To minimize impacts to scenic corridors and ensure visual compatibility of new development, the following development practices must be used, where applicable:

  1. Incorporate natural features in design;

  2. Use landscaping for screening purposes and/or for minimizing view blockage as applicable;

  3. Minimize vegetation removal;

  4. Limit the height and size of structures;

  5. Cluster building sites and structures;

  6. Limit grading for development including structures, access roads, and driveways;

  7. Minimize the length of access roads and driveways and follow the natural contour of the land;

  8. Preserve historical structures or sites;

  9. Plant and preserve trees;

  10. Minimize use of signage;

  11. Provide site-specific visual assessments, including use of story poles;

  12. Provide a similar level of architectural detail on all elevations visible from scenic corridors;

  13. Place existing overhead utilities and all new utilities underground; and

  14. Establish setbacks along major roadways to help protect views and create an attractive scenic corridor. On flat sites, step the heights of buildings so that the height of building elements is lower close to the street and increases with distance from the street.

• (Ord. 20-03 § 6)