Santa Barbara County Municipal Code Ch. 35.26 Special Purpose Zones

This Chapter lists the land uses that may be allowed within the Special Purpose zones established by Section 35.14.020 (Zoning Map and Zones), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

The purposes of the individual Special Purpose zones and the manner in which they are applied are as follows.

A. MU (Mixed Use) zone. The MU zone is applied to areas that are suited for mixed-use development (i.e., residential, commercial and/or industrial uses) because of their location in relation to existing or planned land uses of adjacent areas and infrastructure improvements such as transportation corridors. The purpose and intent of the MU zone is to:

1. Create attractive and diverse areas that include a mix of housing, shopping, workplace and entertainment uses and nodes for transportation access that foster a variety of small, entrepreneurial, and flexible residential-based businesses, generate economic and social vitality, and create community gathering spaces, entertainment venues, and pedestrian friendly streetscapes.

2. Provide flexibility and connectivity in the arrangement and location of residential, commercial and/or industrial development in order to create areas that are accessible, attractive and inviting to pedestrians.

3. Establish development standards that allow residential, commercial and/or industrial activities to compatibly co-exist and provide a transition between existing, adjacent neighborhoods in order to avoid conflicts between incompatible uses.

4. Plan for the development of sustainable communities that provide varied housing opportunities and multi-modal transportation capabilities.

B. NTS (Naples Townsite) zone. The NTS zone is established due to unique circumstances particular to the Naples Townsite and is applied to the Naples Townsite in recognition of the Official Map of Naples (hereinafter the "Official Map") adopted by the County on October 2, 1995, and the direction of Coastal Land Use Plan Policy 2-13 for land use at the Naples Townsite. This zone is intended to achieve a balance that provides for low density residential units, public access and recreation opportunities, preservation of the scenic and rural character of the Naples area, and conservation of open space and biological resources, compatible with the surrounding agricultural uses of the Gaviota Coast.

C. OT (Old Town) zones. The OT zones are applied to establish standards for development and guidelines for architectural continuity in areas with unique historic neighborhood characteristics. The intent is to protect and preserve neighborhood character and the architectural styles that have developed historically in these areas.

1. OT-R (Old Town - Residential) zone. The OT-R zone allows for one- and multi-family residential uses in areas of unique historic character, and establishes guidelines for architectural continuity, to preserve neighborhood character.

2. OT-R/LC (Old Town - Residential/Light Commercial) zone. The OT-R/LC zone allows for residential and commercial uses, individually or combined, in areas that contain predominantly one-family dwellings, or that are in close proximity to one-family residential zones, to provide neighborhood-oriented goods and services, and to create a buffer area of low intensity commercial land uses combined with residential uses between areas of strictly residential and general commercial use. The intent is to maintain the existing mixture of residential and commercial uses, and to preserve the character and architectural styles of the neighborhood areas.

3. OT-R/GC (Old Town - Residential/General Commercial) zone. The OT-R/GC zone allows for residential and commercial uses, individually or combined, especially in older urban areas where an "Old Town" atmosphere is to be maintained, and to provide for local business and commercial needs and services for the community, while maintaining a residential quality in the area. The intent is to maintain a mixture of residential and commercial uses, and to preserve the character and architectural style of the neighborhood areas.

D. PU (Public Works Utilities and Private Services Facility) zone. The PU zone is applied to areas appropriate for the siting of large scale public works, utilities and private service facilities, provided that the requirements of this zone do not apply to local agencies exempted by Section 35.20.040 (Exemptions from Planning Permit Requirements). The intent is to provide adequate design requirements to ensure that these facilities are compatible with surrounding land uses.

E. REC (Recreation) zone. The REC zone is applied to provide public or private open space areas appropriate for various forms of outdoor recreation. The intent is to encourage outdoor recreational uses that will protect and enhance areas with the potential to accommodate both active and passive recreation because of their beauty and natural features. Proposed recreational uses should complement and be appropriate to the area because of the natural features.

(Ord. No. 5275, § 18, 1-27-2026)

A. General permit requirements. Tables 2-21 and 2-22 (Allowed Land Uses and Permit Requirements for Special Purpose Zones) identify the uses of land allowed by this Development Code in each special purpose zone, and the planning permit required to establish each use, in compliance with Section 35.20.030 (Allowable Development and Planning Permit Requirements).

B. Requirements for certain specific land uses. Where the last column ("Specific Use Regulations") in Tables 2-2-21 and 2-22 (Allowed Land Uses and Permit Requirements for the Special Purpose Zones) includes a section number, the referenced Section may affect whether the use requires a Land Use Permit, Development Plan, Minor Conditional Use Permit, or Conditional Use Permit and/or may establish other requirements and standards applicable to the use.

C. Development Plan approval required. Development Plan approval in compliance with Section 35.82.080 (Development Plans) is required as follows:

1. MU, NTS, PU, and REC zones. Within the MU, NTS, PU, and REC zones, Final Development Plan approval in compliance with Section 35.82.080 (Development Plans) is required prior to any development, including grading.

2. OT zones.

a. OT-R/LC and OT-R/GC. A Development Plan in compliance with Section 35.82.080 (Development Plans) is required for one or more structures that total 10,000 or more square feet in gross floor area, or where onsite structures and outdoor areas designated for sales or storage total 20,000 square feet or more..

b. OT-R. Development Plan approval in compliance with Section 35.82.080 (Development Plans) is required for all multi-family residential development, including grading.

D. Accessory uses and structures. Each use allowed by Tables 2-21 and 2-22 (Allowed Land Uses and Permit Requirements for the Special Purpose Zones) may include accessory uses and structures that are customarily incidental to the primary use, provided that the accessory structures and uses are in compliance with all applicable requirements of this Development Code, including standards for specific uses and structures in Chapter 35.42 (Standards for Specific Land Uses).

E. Design review required. Prior to the approval of a planning permit for a structure, or an addition to or alteration of an existing structure, Design Review approval by the Board of Architectural Review is required in compliance with Section 35.82.070 (Design Review), except as provided below.

1. MU Zone. Prior to approving a project located on property zoned MU (Mixed Use) that includes a mix of residential with commercial or industrial uses, the Board of Architectural Review shall find that the design of the project:

a. Utilizes entries to interior courtyards, building entrances, and public spaces that encourage family and community activities.

b. Uses architectural styles in association with multifamily units that delineate the separation of units.

c. Ensures that residential units are interconnected with the streets and courtyards as part of a unified and defined sense of space.

2. NTS Zone. In the NTS Zone, Design Review in compliance with Section 35.82.070 (Design Review) is required for any structure exceeding 500 square feet of gross floor area, and any addition to an existing structure where the addition exceeds 500 square feet of gross floor area or any addition to an existing structure that results in a structure exceeding 500 square feet of gross floor area.

3. OT Zone. In the OT Zone, Design Review is only required if required in compliance with Section 35.28.160 (Pedestrian Area - Old Town Orcutt (PA-OTO) Overlay Zone).

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) Shall not be allowed within easement areas designated as part of an Open Space and Habitat Management Plan in compliance with Section 35.26.060.

(3) On one or more locations or lots under the control of an operator that do not exceed a total area of one acre; if the total area exceeds one acre, then a CUP is required.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) Only one such facility may be allowed within each project site area covered by an approved Final Development Plan and such facility may only be used by owners and residents of the project area for noncommercial purposes.

(3) Must be conducted within a completely enclosed building.

(4) Use restricted to public coastal access and recreational uses not associated with a commercial onsite operation, commercial lead-tours of the site, or any for-fee or other remuneration recreational activities, except as allowed as part of an equestrian facility, are expressly prohibited.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) Not allowed in addition to an artist studio.

(3) A Zoning Clearance (Section 35.82.210) is required instead of a Land Use Permit for a primary one-family dwelling on a lot that resulted from recordation of a Final (Tract) Map for which its Tentative Map was approved after January 1, 1990, and was vacant at the time the Final Map was recorded.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) May include beer brewing and wine making provided (a) the area devoted to beer brewing and wine making, including the area devoted to equipment and storage of materials and supplies, does not exceed 50 percent of the interior floor area of the primary business, and (b) the product is primarily sold for on-site consumption.

(3) Must be conducted within a completely enclosed building.

Key to Zone Symbols

(1) See Article 35.11 (Glossary) for land use definitions.

(2) Limited to barber and beauty shops, and shoe sales and/or repair stores.

(3) A change of use to a large or small family day care home, serving children, is exempt from zoning permits. An application to construct a new structure to be used as a large or small family day care home, serving children, is subject to the same standards and permit requirements as a proposal to construct a residential structure in the same zone.

(4) Day care centers serving up to and including fifty (50) children may be permitted with a Land Use Permit in compliance with Section 35.82.110 (Land Use Permits).

(5) Allowed in the following locations subject to the approval of a Conditional Use Permit in compliance with Section 35.82.060 (Conditional Use Permits and Minor Conditional Use Permits):

1. Within cemeteries operating under a valid use permit;

2. On any lot abutting a cemetery; or

3. On property zoned commercial.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) Use is subject to the standards of the PU zone.

(3) Does not include lines outside the jurisdiction of the County.

(4) Not applicable to facilities constructed by the County.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) On one or more locations or lots under the control of an operator that do not exceed a total area of one acre; if the total area exceeds one acre, then a CUP is required.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) A change of use to a large or small family day care home, serving children, is exempt from zoning permits. An application to construct a new structure to be used as a large or small family day care home, serving children, is subject to the same standards and permit requirements as a proposal to construct a residential structure in the same zone.

(3) Day care centers serving up to and including fifty (50) children may be permitted with a Land Use Permit in compliance with Section 35.82.110 (Land Use Permits).

(4) Allowed in the following locations subject to the approval of a Conditional Use Permit in compliance with Section 35.82.060 (Conditional Use Permits and Minor Conditional Use Permits):

1. Within cemeteries operating under a valid use permit; or

2. On any lot abutting a cemetery.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(2) Subject to standards of the PU zone.

(3) Does not include lines outside the jurisdiction of the County.

(4) Not applicable to facilities constructed by the County outside of the Coastal Zone.

(5) May include park and ride facilities.

Key to Zone Symbols

Notes:

(1) See Article 35.11 (Glossary) for land use definitions.

(Ord. No. 5167, §§ 10, 11, 11-29-2022; Ord. No. 5192, § 10, 11-7-2023; Ord. No. 5202, §§ 8, 9, 2-13-2024; Ord. No. 5275, § 18, 1-27-2026)

A. General standards. Development within the Special Purpose zones shall be designed, constructed and established in compliance with the requirements in Table 2-23 (Special Purpose Zones Development Standards) below, and all applicable standards in Article 35.3 through Article 35.7 of this Development Code.

B. Community Plan overlay requirements. Section 35.28.210 (Community Plan Overlays) establishes additional requirements and standards that apply to development and uses located in an applicable community or area plan as specified in Section 35.28.210 (Community Plan Overlays).

Table 2-23- Special Purpose Zones Development Standards

Table 2-23- Special Purpose Zones Development Standards (continued)

Table 2-23- Special Purpose Zones Development Standards (continued)

(Ord. No. 5275, § 18, 1-27-2026)

Proposed development and new land uses within the MU zone shall comply with the following standards, in addition to those in Section 35.26.040 (Special Purpose Zones Development Standards).

A. Setback requirements.

1. Required building location. Buildings shall be located within 10 feet of the required primary and secondary front setback line for at least 50 percent of the linear street frontage.

2. Parking.

a. Parking shall be set back a minimum of 35 feet from any primary front property line.

b. Screening pursuant to Section 35.34.100.C (Screening requirements and authority) is not required where a parking area is adjacent to an existing parking area.

3. Architectural encroachments. Architectural features and signs may intrude into road rights-of-way in compliance with the following provided that an encroachment permit is first obtained from the County Public Works Department.

a. Balconies, fire escapes, unenclosed porches, and shop front awnings may intrude a maximum of six feet into all rights-of-way and setback areas. Awnings shall be a minimum of eight feet high above the sidewalk.

b. Above the ground floor, bay windows, chimneys, cantilevered rooms, and eaves may intrude a maximum of three feet into rights-of-way and all setback areas.

B. Open space. Open space, unoccupied by main or accessory structures not directly related to the open space amenities, storage, parking areas, public or private streets, driveways, and loading areas, shall be provided in accordance with the following standards.

1. Minimum Amount of Open Space. A minimum of 60 square feet of open space shall be provided per dwelling unit. A minimum of 25 percent of the required open space shall be provided as common open space in conformance with the standards of this section. The balance of the required open space shall be provided as private or common open space in conformance with the standards of this section.

2. Configuration.

a. Private Open Space. Private open space typically consists of balconies, decks, patios, yards, and other similar areas outside the residential unit that are exclusively used by occupants of the specific unit and their guests.

b. Common Open Space. Common open space typically consists of recreational areas, landscaped areas, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development and may be used by all occupants of the development. All or a portion of required common open space may be provided as public open space and developed as public parks, trails, or other public recreational facilities (e.g., sports fields or courts, playgrounds, picnic or BBQ areas, community center, pool/aquatic facility, gymnasium) to provide recreational opportunities for use by both the residents of the site and the public.

3. Minimum Dimensions.

a. Private Open Space.

(1) Ground Level. Private open space located on the ground level (e.g., yards, decks, patios) shall be a minimum of eight feet in length and eight feet in width.

(2) Above Ground Level. Private open space located above ground level (e.g., balconies) shall be a minimum of six feet in length and six feet in width.

b. Common Open Space. Common open space areas shall be a minimum of 15 feet in length and 15 feet in width.

4. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, surfacing. Slope shall not exceed 10 percent.

5. Accessibility.

a. Private Open Space. The space shall be accessible to only the individual residential unit it serves and shall be accessible by a doorway to a habitable room or hallway.

b. Common Open Space. The space shall be accessible to all dwelling units within the development.

C. Uses allowed with a Minor Conditional Use Permit or Conditional Use Permit. A use allowed by Table 2-21 (Allowed Land Uses and Permit Requirements for Special Purpose Zones) in the MU zone with a Conditional Use Permit or Minor Conditional Use Permit that is proposed as part of a mixed use project shall not, by reason of its location, construction, manner or timing of operations, signs, lighting, parking arrangements, or other characteristics adversely affect other land uses within or adjoining the development, or create traffic congestion or hazards to vehicular or pedestrian traffic.

D. Allowed uses and compatibility. Any use allowed in the MU zone may be conducted on the project site in combination with other allowed uses. At the time of Development Plan approval the review authority shall include conditions of approval that address, at a minimum, the following to ensure that nonresidential uses are compatible with any residential use located in the vicinity.

1. Hours of operation, including deliveries.

2. Odor.

3. Noise.

4. Traffic circulation and generation.

5. Use of hazardous materials.

6. Lighting.

E. Required nonresidential frontage. On lots that abut a road having a roadway classification of P2 or 2 Lane Expressway on the circulation map for a Community Plan area, nonresidential uses shall occupy the ground floor of buildings for a minimum of 40 feet or 50 percent of the development site frontage, whichever is greater. The minimum depth of these areas shall be 40 feet.

1. This requirement may be waived through Development Plan approval where the review authority finds that the project is designed and used in such a way as to create visual interest and an engaging presence at the street frontage.

F. Limitation on ground floor residential uses. The gross floor area devoted to residential uses shall not exceed 50 percent of the total gross floor area of the ground floors of each building on site.

1. This requirement may be waived through Development Plan approval where the review authority finds that the proposed development and existing land uses located within a half-mile of the project site provide an appropriate mix of retail, commercial, and residential uses, consistent with the Community Plan and the configuration of the development site and/or the character of the surrounding area is such that additional ground floor residential square footage is appropriate.

G. Location of commercial and industrial uses. Commercial and industrial uses are allowed on all floors of buildings.

(Ord. No. 5275, § 18, 1-27-2026)

Development within the NTS zone shall comply with the following standards, in addition to those in Section 35.26.040 (Special Purpose Zones Development Standards).

A. Minimum lot Size.

1. Newly created lots and reconfiguration of existing lots shall conform to the approved Development Plan.

2. No minimum lot size is required; however, structures and site improvements shall be confined to development envelopes and the remaining area of each lot outside of the development envelope shall be restricted to agriculture or open space and protected by permanent easement.

3. Development envelope, as used herein means and includes the contiguous portion of a lot on which is located all structures and site improvements as shown and designated on the Development Plan.

B. Setbacks. There are no standard setback requirements. Setbacks shall be designated on the approved Development Plan in order to protect and preserve property values of the site and adjacent properties, ensure compatibility of different uses, avoid nuisances, and advance the general welfare within the Naples Townsite zone.

C. Siting of structures. The siting of structures shown on the Development Plan shall be based on the following factors: privacy, light and air, solar exposure, building configuration, aesthetics and preservation of public views.

D. Distance required between structures and designated trails. All structures shall be setback from public trails in compliance with the standards set forth on the adopted Santa Barbara County Parks Recreation and Trails Map (PRT) in effect at the time of approval of the Development Plan. In the absence of an adopted standard, a minimum setback of 35 feet shall be required.

E. Height limit.

1. The height limit for structures is 25 feet except as provided below.

a. Chimneys, church spires, elevator, minor mechanical and stair housings, flag poles, towers, vents, and similar structures which are not used for human activity may be up to 35 feet in height where the excess height is not prohibited by Section 35.28.200 (View Corridor Overlay). The use of towers or similar structures to provide higher ceiling heights for habitable space shall be deemed a use intended for human activity.

b. Subsection E.1.a., above, shall supersede the height limit exception provided in Section 35.30.090.D.1.

2. Development shall be subject to the Ridgeline and Hillside Development Guidelines if applicable in compliance with Section 35.62.040.

F. Open Space and Habitat Management Plan. All areas proposed for open space and resource protection shall be designated as part of the approved Development Plan, along with the mechanism by which the areas proposed for open space and resource protection will be preserved (e.g., fee dedication, easement, etc.). Such areas shall be designated in consideration of resource protection policies and the balancing of land use objectives stipulated in Section 35.26.020.B.

1. A preliminary Open Space and Habitat Management Plan shall be submitted in conjunction with an application to rezone to the Naples Townsite zone.

2. Prior to issuance of a Zoning Clearance in compliance with Section 35.82.210 (Zoning Clearance) for any aspect of an approved Development Plan, a final Open Space and Habitat Management Plan shall be submitted for review and approval by the Department.

3. The Open Space and Habitat Management Plan shall provide for the conservation, restoration and enhancement of habitat, and preservation of all designated open space.

4. The Open Space and Habitat Management Plan shall be prepared by a qualified biologist in collaboration with appropriate specialists, as approved by the Department, and shall include chapters or components that incorporate, as applicable, the following items:

a. A Habitat Management Program that protects special-status plants and wildlife, the integrity of wildlife foraging and movement habitat, and the existing quality of habitats in the project area.

b. A Fuel Management Program that balances public safety with resource protection by maintaining adequate grassland buffers between structures and scrub and oak woodland habitats.

c. A Resident and Public Use Management and Resource Education Program that regulates resident and public access, protects biological resources in designated open space areas and educates property owners on resource management.

d. A Habitat Continuity Program that preserves and enhances habitat so that wildlife movement through designated open space areas may be allowed to continue with a minimum of disruption.

e. A Non-Native Wildlife Control Program that controls brown-headed cowbirds and European starlings which are attracted, in particular, to livestock areas.

f. A Monarch Butterfly Roost Protection Program that safeguards monarch butterflies from development activities and subsequent use of open spaces, including the bluffs near the ocean.

g. A Construction Management Program that details best management practices to minimize potential soil erosion during construction and demonstrates that surface runoff from hardscapes and access roads will not increase the potential for soil erosion.

h. An Agricultural Management Program that prohibits row-crop agriculture (e.g., orchards, vineyards, etc.) within all designated open space areas containing grassland, coastal scrub, chaparral, oak woodland, wetland or eucalyptus woodland habitats.

5. The topical areas and specificity of the Open Space and Habitat Management Plan shall be appropriate to the environmental setting of the property and the final content shall be determined in connection with the environmental review process for the project.

6. The Open Space and Habitat Management Plan shall identify the location of easements on all project parcels where lands are to be protected and/or enhanced. All allowable and unallowable uses and activities within each easement shall be described in the Open Space and Habitat Management Plan.

7. The Open Space and Habitat Management Plan shall identify the specific third party conservation organization (e.g., Land Trust or other organization), among whose purposes it is to conserve open space and/or natural resources of the conservation easement, provided that:

a. The organization is a bona fide conservation organization; and

b. Provisions for proper reverter or retransfer to another bona fide conservation organization are made in the event that organization becomes unwilling or unable to continue carrying out its functions.

In the event a third party conservation organization is unavailable to accept the easement and implement the Open Space and Habitat Management Plan, the County shall identify an alternative appropriate entity. If the replacement organization cannot demonstrate expertise in natural resource management and conservation, such organization, as a condition of its selection, shall employ a qualified biologist, as approved by the Department, to monitor implementation of the Open Space and Habitat Management Plan.

8. Through implementation of the Open Space and Habitat Management Plan, the third party conservation organization shall assure that the open space will be protected in perpetuity from all forms of development, except as shown on the approved Development Plan.

G. Visual development standards.

1. Visual analysis.

a. No permits for development shall be issued without project-specific visual analysis that uses story poles, photo-simulation or other comparable visualization techniques, to analyze the height, scale and character of proposed structures as seen from prominent public viewing areas.

b. The visual analysis shall be performed and submitted as part of the Development Plan in conjunction with an application to rezone to the Naples Townsite zone and shall be used to demonstrate consistency with relevant visual resource policies of the Comprehensive Plan.

c. Prominent public viewing areas, as used in this Subsection, means and includes vantage points readily accessible to the general public which provide the greatest opportunity for viewing natural features of the project area taking into account physical topography, foreground obstructions, proximity to the project site, viewing duration, number of viewers and similar considerations that limit visibility of the proposed development. Areas that are determined to constitute prominent public viewing areas shall be graphically depicted in the visual analyses.

2. Lighting.

a. A schematic lighting concept shall be submitted as part of the Development Plan in conjunction with an application to rezone to the Naples Townsite zone.

b. Prior to the issuance of a Zoning Clearance in compliance with Section 35.82.210 (Zoning Clearance) for any aspect of an approved Development Plan, final lighting details shall be submitted for review and approval by the Board of Architectural Review in compliance with Section 35.82.070 (Design Review).

3. Roads, driveways, and parking areas.

a. All roads, driveways and parking areas (private as well as public) shall be sited so as to avoid, where feasible, their visibility from public viewing areas (e.g., public roads, trails and the ocean) including, where possible, the consolidation and sharing of common access.

b. If paved surfaces cannot feasibly be located outside the public viewshed due to geologic, topographic or biological constraints, only surface materials that are designed to be compatible and not detract from the rural character of the Gaviota Coast shall be allowed.

c. Such design techniques should include use of stamped and colorized concrete and paving with locally-occurring earth-tone colors.

d. A schematic hardscape concept shall be submitted as part of the Development Plan in conjunction with an application to rezone to the Naples Townsite zone.

e. Prior to the issuance of a Zoning Clearance in compliance with Section 35.82.210 (Zoning Clearance) for any aspect of an approved Development Plan, surface materials for all paved surfaces shall be submitted for review and approval by the Board of Architectural Review in compliance with Section 35.82.070 (Design Review).

4. Undergrounding of utility services. All new utility service shall be underground.

5. Preservation of existing features. Existing features that serve to blend, obscure or otherwise substantially diminish visibility of proposed structures, as well as new features which serve as mitigation to accomplish the same outcome, shall be maintained in a continuous state of good condition and repair. Existing vegetation that serves to screen the proposed development shall not be altered in any manner that would increase the visibility of the development except where:

a. Such alteration is specifically allowed by the approved Development Plan.

b. Such alteration is performed under the direction of a licensed arborist

c. Such alteration, if it involves tree removal, is determined necessary and appropriate by a licensed arborist for reasons of disease, death or similar circumstance.

In addition, any trees or significant vegetation (whether existing at time of development or added as a condition of approval) which are integral to demonstrating consistency with relevant visual resource policies of the Comprehensive Plan, and which subsequently die, shall be replaced with trees and vegetation of a comparable size, species and density that shall achieve the same or comparable visual effect within a reasonable period of time as determined by the Board of Architectural Review.

6. Preservation and maintenance of trees and vegetation on adjacent property.

a. Preservation and maintenance of trees and vegetation on adjacent property, owned by parties other than the applicant, that serve to blend, obscure or substantially diminish visibility of proposed structures on the applicant's property shall be the applicant's responsibility. Alternatively, the applicant shall create a comparable hedgerow on its property with trees and vegetation of a comparable size, species and density that shall, within five years, achieve the same or comparable visual effect that is presently served by trees and vegetation on adjacent property.

b. Prior to issuance of a Zoning Clearance in compliance with Section 35.82.210 (Zoning Clearance) for any aspect of an approved Development Plan, a Vegetative Hedgerow Plan shall be submitted for review and approval by the Department. The Vegetative Hedgerow Plan shall:

(1) Identify off-site trees and vegetation that are integral to the project.

(2) Specify the mechanism and arrangements by which to assure that off-site trees and vegetation are maintained in a continuous state of good condition and repair, in compliance with the standards set forth in Subsection H.6. above.

(3) Provide a planting plan with appropriate security to create a comparable hedgerow on the site the proposed development.

7. Fencing.

a. Goals. Exterior fencing shall affirmatively further the following overarching goals:

(1) Reflect the rural character of the Gaviota Coast.

(2) Be permeable and not impair public views nor the passage of light, air or native wildlife.

(3) Avoid the appearance of property fragmentation (e.g., use of rocks or similar low-profile materials to demark property lines).

b. Schematic fencing concept. A schematic fencing concept shall be submitted as part of the Development Plan in conjunction with an application to rezone to the Naples Townsite zone. This schematic fencing concept shall affirmatively further the goals listed in Subsection H.8.a., above, and shall:

(1) Depict typical fencing details for individual lots and development envelopes.

(2) Identify all of the following:

(a) Perimeter and common area fencing property line delineation.

(b) Separation between private and public open space easement areas.

(c) Separation for agricultural areas, and where applicable, at or within development envelopes.

c. Fencing plan standards. The fencing plan shall be in compliance with the following standards:

(1) Fencing outside of the development envelope of individual lots shall be constructed with appropriate materials such as unpainted split rail, low stone wall or wire consistent with the rural and agrarian character of the land.

(2) Where fencing would separate an agricultural area from an Open Space and Habitat Management Plan easement area, said fencing shall use material or devices that are not injurious of wildlife; barb wire fences are expressly prohibited.

(3) Fencing within the development envelope of individual lots may employ solid materials, consistent and complimentary with the architectural character of the building design, not to exceed a maximum height of six feet. Fencing at or within the development envelope may be designed to restrict wildlife passage.

8. Roadways and drainage.

a. Roads and driveways shall be kept to a minimum width and length, and shared where possible.

b. Roads and driveways shall utilize permeable features (e.g., natural inlaid rock-lined gutters, etc.) to improve natural filtration or otherwise direct sheet flows to bioswales, subject to County Fire Department access roadway requirements. Private lot parking areas or auto courts are permitted to be constructed of impermeable surfaces, subject to the limitations in this Section.

c. All paved surfaces shall be designed so as to divert surface water to bioswales, French drains or other appropriate drainage devices to avoid, where feasible, surface run off into creeks and the ocean.

d. Grading for roads and driveways shall be minimized.

9. Landscaping.

a. Landscaping shall be utilized to visually integrate development with the rural character of the Gaviota Coast. A schematic landscape concept shall be submitted as part of the Development Plan in conjunction with an application to rezone to the Naples Townsite zone which:

(1) Depicts typical planting details for individual lots and development envelopes.

(2) Identifies all perimeter and common area landscaping.

b. Prior to issuance of a Zoning Clearance in compliance with Section 35.82.210 for any aspect of an approved Development Plan, landscape and irrigation plans shall be prepared by a botanist, licensed landscape contractor or California registered landscape architect and shall be submitted for review and approval by the Board of Architectural Review in compliance with Section 35.82.070 (Design Review). The landscape and irrigation plans shall incorporate at a minimum the following features:

(1) Water conserving irrigation and drought-tolerant native species, consistent with existing vegetation located along the Gaviota Coast.

(2) Selection of vegetation on the basis of screening capabilities, non-invasive character, rate of growth, and compatibility with existing on-site vegetation (if any).

(3) The type, size and density of new plant material shall be sufficient, within five years, to reasonably screen or otherwise blend the development into its natural setting.

(4) Retention of existing vegetation for their screening and visual character.

(5) Newly planted non-native landscaping shall not be visually obtrusive to public views (e.g., large, non-native palm trees, etc.) or detract from the rural character of the Gaviota coast.

(6) Implementation of an Integrated Pest Management Plan that avoids or minimizes use of biodegradable pesticides and herbicides.

(Ord. No. 5275, § 18, 1-27-2026)

Proposed development and new land uses within the OT zone shall comply with the following standards, in addition to those in Section 35.26.040 (Special Purpose Zones Development Standards).

A. Public improvement requirements. The Road Division of the Public Works Department shall review all plans for new or altered structures for frontage improvement conditions prior to the issuance of a Land Use Permit. As a condition of Land Use Permit issuance, the owner or their agent shall dedicate rights-of-way and engineer and construct street pavement, curbs, gutters, and sidewalks on the street frontage of the property that are determined by the Department of Public Works to be reasonably related to the proposed use of the property. See Section 35.28.160 (Pedestrian Area - Old Town Orcutt Overlay Zone) for additional vehicle access standards for lots within the PA-OTO overlay.

B. Noise standards. The volume of sound generated by any use on property within the OT-R/GC and OT-R/LC zones shall not exceed 65 dB Ldn at any point beyond the property boundary upon which the use is located.

(Ord. No. 5275, § 18, 1-27-2026)

Proposed development and new land uses within the PU zone shall comply with the following standards, in addition to those in Section 35.26.040 (Special Purpose Zones Development Standards).

A. Noise. The volume of sound, measured during calm air conditions, inherently and recurrently generated by or resulting from any use, other than motor vehicles, operated on any lot shall not exceed 70 decibels at any point along the boundary of or outside of the lot upon which such use is located.

B. Odors, fumes, gasses, liquids, heat, glare, radiation. No offensive odors or fumes, noxious gases or liquids, heat, glare, or radiation generated by or resulting from any use, other than motor vehicles or lighting fixtures, operated on any lot shall be detectable at any point along the boundary of or outside of the lot upon which such use is located.

C. Outdoor storage. Open storage of equipment and materials shall be permitted only in areas screened from view of surrounding lots.

D. Public health, safety, and welfare. All activities shall be conducted in such a manner so as not to be injurious to the health, safety, or welfare of persons residing or working in the neighborhood by reason of danger to life or property.

E. Smoke or dust. Except for the heating of buildings there shall be no smoke or dust generated by or resulting from any use, other than motor vehicles located upon the lot.

F. Vibration. The ground vibration inherently and recurrently generated by or resulting from any use, other than motor vehicles, operated on any lot shall not be perceptible without instruments at any point along the boundary of or outside of the lot upon which such use is located.

Proposed development and new land uses within the REC zone shall comply with the following standards, in addition to those in Section 35.26.040 (Special Purpose Zones Development Standards).

A. Minimum zone area. Rezoning to apply the REC zone shall require that the site shall be a minimum of one acre provided that this minimum land area is adequate to meet the requirements of the REC zone.

B. Limitation on lodging occupancy. To ensure the recreational, rather than residential use of overnight accommodations, the maximum period for individual occupancy of overnight accommodations shall be 30 days.

(Ord. No. 5275, § 18, 1-27-2026)