Santa Barbara County Municipal Code Ch. 35.24 Commercial Zones

This Chapter lists the land uses that may be allowed within the commercial 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 commercial zones and the manner in which they are applied are as follows.

A. C-1 (Limited Commercial) zone. The C-1 zone is appropriate for both retail and service commercial activities that serve the local community. This zone allows diverse uses, yet restricts allowable uses to those that are also compatible with neighboring residential uses to protect residential uses from negative impacts, including noise, odor, lighting, traffic, or degradation of visual aesthetic values.

B. C-2 (Retail Commercial) zone. The C-2 zone is appropriate for retail business and commercial needs including stores, shops, and offices supplying commodities or performing services for the residents of the surrounding community.

C. C-3 (General Commercial) zone. The C-3 zone is applied to areas appropriate for wholesale and heavy commercial uses and services that are not suited to the commercial zones that accommodate lighter commercial uses. The intent is to provide for commercial uses in these areas while protecting adjacent uses from negative impacts including noise, odor, lighting, or traffic.

D. CH (Highway Commercial) zone. The CH zone is applied to areas adjacent and accessible to highways or freeways appropriate for uses that serve the highway traveler.

E. CM-LA (Community Mixed Use - Los Alamos) zone. The CM-LA zone applies to areas only within the Los Alamos Community Plan along the Bell Street Corridor. The purpose is to create a sense of place and provide certainty in the permitting process as to what is allowed within the Bell Street Commercial Core area. The result will be a vibrant mix of uses along Bell Street with retail on the ground floor fronting Bell Street and housing above and in buildings fronting secondary streets of the corridor.

F. CN (Neighborhood Commercial) zone. The CN zone is applied to areas within residential neighborhoods appropriate for local retail or service businesses to meet daily needs for food, drugs, gasoline, and other incidentals of residents in the immediate area. The intent is to provide local serving commercial establishments while preserving the residential character of the area.

G. C-S (Service Commercial) zone. The C-S zone is applied to areas appropriate for service commercial activities, including wholesale service and business facilities with ancillary offices and inside storage areas, which are more limited in scope than the range of uses permitted in the general commercial zones. The intent is to provide for commercial uses in these areas and ensure compatibility with and the protection of neighboring land uses from negative impacts including noise, odor, lighting, or traffic.

H. C-V (Resort/Visitor Serving Commercial) zone. The C-V zone is applied to areas of unique scenic and recreational value appropriate for tourist recreational development, while providing for maximum conservation of site resources through comprehensive site planning. The intent is to provide for maximum public access, enjoyment, and use of an area's scenic, natural, and recreational resources while ensuring preservation of such resources. This zone is not intended for highway related uses that normally service travelers.

I. PI (Professional and Institutional) zone. The PI zone is applied to areas appropriate for professional uses, and for educational, institutional, governmental, and other public facilities. It is the intent of this zone to ensure that these uses are well-designed and landscaped, and harmonious with surrounding land uses.

(Ord. No. 5192, § 4, 11-7-2023)

A. General permit requirements. Tables 2-12 and 2-13 (Allowed Land Uses and Permit Requirements for Commercial Zones) identify the uses of land allowed by this Development Code in each commercial 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 2-12 and 2-13 (Allowed Land Uses and Permit Requirements for the Commercial 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. CN and C-1 zones. Development Plan approval is required for all structures and additions to structures where the gross floor area, when added to the gross floor area of existing structures on the lot, will equal or exceed 5,000 square feet.

2. C-2 and C-3 zones. Development Plan approval is required for the following:

a. All structures and additions to structures where the gross floor area, when added to the gross floor area of existing structures on the lot, will equal or exceed 5,000 square feet.

b. All structures and additions to structures where the gross floor area, when added to the gross floor area of existing structures and outdoor areas designated for sales or storage, will equal or exceed 20,000 square feet.

3. CH zone. Development Plan approval is required for all proposed development, including grading.

4. CM-LA zone. Development Plan approval is required for all structures and additions to structures where the gross floor area, when added to the gross floor area of existing structures on the lot, will equal or exceed 15,000 square feet.

5. C-S, C-V, and PI zones. Development Plan approval is required for all proposed development, including grading.

D. Design Review required. Design Review is required prior to the approval of a planning permit for a structure, or an addition to or an alteration of an existing structure located within the CN, C-1, C-2, C-3, CH or CM-LA zones, in compliance with Section 35.82.070 (Design Review).

E. Accessory uses and structures. Each use allowed by Tables 2-12 and 2-13 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).

Key to Zone Symbols

Notes:

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

(2) Shall be conducted within a completely enclosed building except for material storage which may be permitted within an area enclosed by a solid wall, fence or hedge not less than six feet in height.

(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) Includes miniature golf and practice/putting range.

(3) Allowed only on a lot with no commercial use, and subject to all development standards of the R-1/E-1 zone except minimum lot size.

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) Includes microbreweries that are necessary and secondary to a bar or restaurant.

(4) Shall be conducted within a completely enclosed building except for material storage which may be permitted within an area enclosed by a solid wall, fence or hedge not less than six feet in height.

(5) Limited to establishments that supply commodities to meet the day-to-day needs of residents in the neighborhood.

(6) Limited to establishments that supply commodities to the residences in the neighborhood.

(7) Limited to the sale of fuel for agricultural equipment.

(8) No off-premise alcoholic beverage sales allowed; no alcoholic beverage sales in restaurant except when food also served.

Key to Zone Symbols

Notes:

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

(2) Shall be conducted within a completely enclosed building except that within the C-3 and C-S zones exterior material storage may be permitted within an area enclosed by a solid wall, fence or hedge not less than six feet in height.

(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) All animals shall be kept within a completely enclosed, soundproof building designed to eliminate outdoor odor and reduce the level of noise so that adjacent residential properties will not be adversely affected in any way by noise or odors.

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) Restricted to the processing of on-premise products.

(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) Destination-type facility required; see Section 35.24.060 (C-V Zone Additional Standards).

(3) Not including trade schools using heavy equipment.

Key to Zone Symbols

Notes:

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

(2) Same permit requirement as required for an adjacent lot zoned agricultural or residential if agricultural uses are allowed.

(3) See Section 35.42.020 (Accessory Structures and Uses).

Key to Zone Symbols

Notes:

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

(2) No off-premise alcoholic beverage sales allowed; no alcoholic beverage sales in restaurant except when food also served.

(3) A service station existing at the time of the adoption of the CM-LA zone shall be considered a permitted use rather than a nonconforming use.

(4) Use only allowed accessory and incidental to an approved resort/visitor-serving facility.

Key to Zone Symbols

Notes:

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

(2) Shall be conducted within a completely enclosed building except that within the C-3 and CS zones exterior material storage may be permitted within an area enclosed by a solid wall, fence or hedge not less than six feet in height.

(3) Mechanical car washes in the CH zone shall comply with the following standards:

1. Abutting residential zone prohibited. Mechanical car washes shall not be allowed on properties abutting a residential zone.

2. Noise reduction methods. Construction of masonry walls, fencing, installation of landscaping, and other methods shall be required to reduce noise effects on abutting property.

3. Compatibility with adjacent uses. Controls over access, parking, and landscaping shall be required that will make the mechanical car wash compatible with adjacent uses.

(4) 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.

(5) 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).

(6) 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.

(7) All animals shall be kept within a completely enclosed, soundproof building designed to eliminate outdoor odor and reduce the level of noise so that adjacent residential properties will not be adversely affected in any way by noise or odors.

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.

(Ord. No. 5167, §§ 6—8, 11-29-2022; Ord. No. 5192, §§ 5—7, 11-7-2023; Ord. No. 5202, §§ 5, 6, 2-13-2024; Ord. No. 5275, § 10, 1-27-2026)

A. General standards. Development within the commercial zones shall be designed, constructed, and established in compliance with the requirements in Table 2-14 (Commercial 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 2-14- Commercial Zones Development Standards

Table 2-14- Commercial Zones Development Standards (continued)

Table 2-14- Commercial Zones Development Standards (continued)

Table 2-14- Commercial Zones Development Standards (continued)

(Ord. No. 5192, § 8, 11-7-2023; Ord. No. 5275, § 11, 1-27-2026)

Proposed development and new land uses within the CN, C-1, C-2, C-3, C-S, CH and PI zones shall comply with the following standards, in addition to those in Section 35.24.040 (Commercial Zones Development Standards).

A. CN zone standards.

1. Enclosure of activities required. All retail uses that supply commodities and service uses allowed by Table 2-12 (Allowed Land Uses and Permit Requirements for Commercial Zones) shall occur within a completely enclosed building, except for service stations and other uses that commonly include an outdoor component provided any use that occurs outside of a completely enclosed building is appropriately screened and such screening is specifically approved by the review authority.

2. Storage and trash enclosures. Areas for trash or outdoor storage shall be enclosed and screened to conceal all trash or stored material from public view.

3. Mixed-use development. To ensure the overall purpose and intent of the commercial district is maintained, nonresidential uses shall be located along the primary street frontage. The nonresidential space shall have a minimum depth of 40 feet. Residential uses may be located on an upper story or behind a nonresidential use.

B. C-1 zone standards.

1. Enclosure of activities required.

a. Retail and service uses. All retail uses that supply commodities and service uses allowed by Table 2-12 (Allowed Land Uses and Permit Requirements for Commercial Zones) shall occur within a completely enclosed building except for plant nurseries and service stations, and other uses that commonly include an outdoor component provided any use that occurs outside of a completely enclosed building is appropriately screened and such screening is specifically approved by the review authority.

b. Storage and trash enclosures. Areas for trash or outdoor storage shall be enclosed and screened to conceal all trash or stored material from public view.

2. One-family dwellings. A one-family dwelling may be established within the C-1 zone only on a lot with no commercial use. Where a one-family dwelling is allowed, any residential accessory use or structure shall comply with the requirements of Section 35.42.020 (Accessory Structures and Uses).

3. Mixed-use development. To ensure the overall purpose and intent of the commercial district is maintained, nonresidential uses shall be located along the primary street frontage. The nonresidential space shall have a minimum depth of 40 feet. Residential uses may be located on an upper story or behind a nonresidential use.

C. C-2 zone standards.

1. Enclosure of activities required.

a. Machinery service and repair uses. Auto and machinery repair and service activities allowed by Table 2-12 (Allowed Land Uses and Permit Requirements for the Commercial Zones) shall occur within a completely enclosed building, or within an area enclosed by a solid wall, hedge, or fence a minimum of six feet in height, approved as to design by the Director.

b. Retail uses. All retail uses allowed by Table 2-12 (Allowed Land Uses and Permit Requirements for Commercial Zones) shall occur within a completely enclosed building except for plant nurseries and service stations, and other uses that commonly include an outdoor component provided any use that occurs outside of a completely enclosed building is appropriately screened and such screening is specifically approved by the review authority.

2. Storage and trash enclosures. Areas for trash or outdoor storage shall be enclosed and screened to conceal all trash or stored material from public view.

3. Mixed use development.

a. Santa Ynez Valley Community Plan area. Mixed use development in the Santa Ynez Valley Community Plan area is subject to Section 35.28.210.E Santa Ynez Valley Community Plan area.

b. Areas outside the Santa Ynez Valley Community Plan area. Mixed use development in areas outside the Santa Ynez Valley Community Plan area is subject to the following.

(1) Residential uses are allowed only as part of a mixed use development. There shall be a minimum of one nonresidential use on the same site as a residential use.

(2) Maximum residential density is 20 units per gross acre.

(3) The total gross floor area of residential uses shall not exceed 50 percent of the total gross floor area of all uses on the site.

(a) This standard may be increased up to 75 percent through Development Plan approval where the review authority finds that the proposed development and existing land uses located in the vicinity of the project site provide an adequate amount of commercial uses to meet the overall purpose and intent of the area as a commercial district and the character of the surrounding area is such that additional residential square footage is appropriate.

(4) The height limit of any structure containing a residential use is 45 feet, except that within 50 feet of a residential zone with a density of less than 20 units/acre, the height limit is 35 feet.

D. C-3 zone standards.

1. Enclosure of activities required. Within the C-3 zone, the land use types identified by Table 2-12 (Allowed Land Uses and Permit Requirements for the Commercial Zones) as requiring enclosure shall occur within a completely enclosed building, except that materials may be stored within an area enclosed by a solid wall, fence, or hedge not less than six feet in height.

2. Storage and trash enclosures. Areas for trash or outdoor storage shall be enclosed and screened to conceal all trash or stored material from public view.

3. Mixed use development. Residential uses are allowed as secondary uses to the principal commercial use on the same site.

a. Maximum residential density is one unit per 1,000 square feet of gross floor area of commercial development on the same site.

b. The total gross floor area of residential uses shall not exceed 50 percent of the total gross floor area of all uses on the site.

E. C-S zone standards.

1. Enclosure of activities required. Within the C-S zone, the land use types identified by Table 2-12 (Allowed Land Uses and Permit Requirements for the Commercial Zones) as requiring enclosure shall occur within a completely enclosed building, except that materials may be stored within an area properly screened from and aesthetically compatible with neighboring use, as determined by the review authority.

2. Storage and trash enclosures. Areas for trash or outdoor storage shall be enclosed and screened to conceal all trash or stored material from public view.

F. PI zone standards.

1. Limitations on use. No sales, production, repair, or processing shall take place on any property zoned PI, except to the extent necessary for and incidental to the operation of permitted or conditionally permitted uses.

2. Restaurant within office building. A restaurant located in an office building may include bar or cocktail lounge accessory to a restaurant, but not a drive-through.

3. Mixed use development. Residential uses are allowed as secondary uses to the principal commercial use on the same lot.

a. Maximum residential density is one unit per 1,000 square feet of gross floor area of commercial development on the same lot.

b. The total gross floor area of residential uses shall not exceed 50 percent of the total gross floor area of all uses on the site.

(Ord. No. 5275, § 12, 1-27-2026)

Proposed development and new land uses within the C-V zone shall comply with the following standards, in addition to those in Section 35.24.040 (Commercial Zones Development Standards).

A. Allowable uses. The approval of visitor-serving commercial uses shall require that the review authority first determine that each commercial use is designed and limited to be incidental and directly oriented towards the needs of visitors, is part of a larger resort/visitor-serving facility, and will not substantially change the character of the larger resort/visitor-serving facility of which it is part.

B. Destination facilities required. Allowed resort, guest ranch, hotel, motel, country club, convention and conference center uses shall be of a self-contained, destination-point nature, rather than primarily providing short-term overnight accommodations for travelers.

Proposed development and new land uses within the CM-LA zone shall comply with the following standards in addition to those in Section 35.24.040 (Commercial Zones Development Standards).

A. Minimum lot width for residential use. Development that includes dwelling units shall be located on a lot with a minimum net lot width of 20 feet.

B. Determining the front line of lot for properties in the CM-LA zone. For the purposes of the CM-LA zone district, all lots (including through lots and corner lots) with a front line abutting Bell Street shall be considered to have a front line on Bell Street unless the review authority finds that reasonable development of the property would be precluded.

C. Streets in the CM-LA zone. Streets that are located parallel to Bell Street (Waite, Leslie, and portions of Main Street) shall be considered through streets. Streets that are located perpendicular to Bell Street (Centennial Street) shall be considered secondary streets.

D. Residential dwelling units in the CM-LA zone.

1. Maximum residential density is 10 units per gross acre.

2. Residential uses are prohibited on the ground floor of buildings that abut:

a. Bell Street; and/or

b. A secondary street on a lot with a Bell Street front line, unless the majority of the building façade abuts a through street as shown in Figure 2-1a .

3. Dwelling unit access from Bell Street is prohibited.

E. Setbacks and Build-to-Lines for structures. The setbacks in Table 2-15 apply as measured from the front line. Buildings shall be located within the shaded area shown in Figure 2-1 (Setbacks and Build-to-Lines for Structures) below.

Table 2-15- Setbacks and Build-to Lines for Structures

Building front line abutting Bell Street

[Figure: Figure 2-1 - Setbacks and Build-to-Lines for Structures]

Figure 2-1 - Setbacks and Build-to-Lines for Structures

[Figure: Figure 2-1a - Allowed Building Uses]

Figure 2-1a - Allowed Building Uses

F. Setbacks for parking. The setbacks in Table 2-16 (Setbacks for Parking) apply as measured from the front line of the lot. Parking shall be located within the shaded area shown in Figure 2-2 (Setbacks for Parking) below.

Table 2-16- Setbacks for Parking

Setbacks for Parking

[Figure: Figure 2-2 - Setbacks for Parking]

Figure 2-2 - Setbacks for Parking

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

1. Balconies, fire escapes, unenclosed porches, and shop front awnings may intrude a maximum of six feet. Awnings shall be a minimum of eight feet high above the sidewalk.

2. Awnings shall be a minimum of eight feet high above the sidewalk. Above the ground floor, bay windows, chimneys, cantilevered rooms, and eaves may intrude a maximum of three feet.

3. Colonnades when installed as part of a gallery for retail uses shall be no less than 10 feet deep and overlap the whole width of the sidewalk to within two feet of the curb. The colonnade shall be no less than 12 feet clear in height.

4. Signs (See Chapter 35.38 Sign Standards and the Bell Street Design Guidelines).

5. The architectural feature or sign is in compliance with the Bell Street Design Guidelines and Chapter 10 (Building Regulations) of the County Code.

H. Building Types. Setbacks create yard spaces that characterize building types. The following building types shall apply in the CM-LA zone.

I. Facade Types - Buildings with a front line on Bell Street. The following building facade types shall be used for buildings with a front line on Bell Street in the CM-LA zone.

J. Building Façade Types - Buildings Not Facing Bell Street. The following façade types shall be used for buildings with a front line on a through or secondary street in the CM-LA zone.

K. Entry Doors. Entry doors for commercial establishments shall be located at intervals no greater than 50 feet along Bell Street.

L. Storage. Areas for trash or outdoor storage shall be enclosed and screened in such a manner as to conceal all trash or stored material from public view to the maximum extent feasible. Solid waste and recycling storage facilities shall also be in compliance with Section 35.30.170 (Solid Waste and Recycling Storage Facilities).

M. Utilities. Utilities shall be located so as to not be visible from the public right-of-way if feasible. Mechanical equipment, including solar energy systems, should not be visible from the street if feasible.

N. Modification of development standards. As part of the Design Review process, the Board of Architectural Review shall review the proposed development to determine if the development complies with the Development Standards in Subsections H. through M. above. The applicant may request modifications of the Development Standards in Subsections H. through M., above, and the Board of Architectural may grant such modifications in compliance with the following:

1. Request for modification of two or fewer development standards: At the request of the applicant, the Board of Architectural Review may modify a maximum of two development standards only if it first finds that the configuration of the lot and application of said development standard(s) would limit reasonable development of the project that would otherwise comply with the Development Standards in Subsections H. through M. above.

2. Request for modification of three or more development standards: If the applicant requests modification of three or more development standards, the project shall be processed as a Development Plan in compliance with Section 35.82.080 (Development Plans), and the Planning Commission shall be the review authority for said Development Plan.

a. The Board of Architectural Review shall review the intent of each Site Development Standard that is requested to be modified, and shall make a recommendation to the Planning Commission as to whether the requested modifications should be approved, conditionally approved, or denied.

b. After receipt of the recommendation from the Board of Architectural Review, the Planning Commission may modify the development standards requested for modification as part of the Commission's action on the project.

(Ord. No. 5275, § 13, 1-27-2026)

Editor's note— Ord. No. 5192, § 9, adopted November 7, 2023, repealed the former Section 35.24.080 in its entirety, which pertained to SC Zone additional standards and derived from original codification.