Local zoning · Buellton

Buellton — Land Use

Land Use under the Buellton local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Buellton regulates land use through its Municipal Code Title 19, Zoning, which defines base districts, allowable uses, permit types, and development standards. The code assigns each parcel to a zoning district on the official zoning map and limits uses to those listed for that district unless otherwise provided, with overlays adding area-specific rules. See the city’s Buellton Zoning and Buellton Development Standards pages for context. The sections below synthesize what Title 19 says about which uses are allowed where, and the key dimensional standards that steer site planning.

How Buellton organizes land use

District framework. The code establishes these districts on the zoning map: RS, RM, PRD, MHP, CN, CR, CS, M, and special-purpose districts REC, OS, PQP; plus an -H affordable housing overlay. The zoning map is adopted by reference and amended per code procedures .
Allowed uses are only those listed in the district land use tables for residential, commercial/industrial, or special-purpose zones; any required land use permit must be secured before establishing a use .
Permit types. The code uses four tiers:
- A (allowed, zoning clearance) per §19.08.100 (referenced in the key)
- MUP (minor use permit) and CUP (conditional use permit) per §19.08.110
- DP (development plan) per §19.08.120 (referenced in multiple sections)
Overlays. Overlay districts are added to base zones to address special conditions (e.g., affordable housing). Overlays are applied by rezoning and shown as a suffix on the map (e.g., RM-H) .
Community design. Many approvals must follow the city’s Community Design Guidelines and may also require design review findings in discretionary permits; numerous sections call this out explicitly (examples under PRD and mixed-use, below) .

District-by-district rules

RS — Single-Family Residential

Purpose. Reserve areas for detached single-family living at low densities, consistent with the General Plan’s Low Density Residential designation .
Typical permitted uses. One dwelling per lot; details are controlled by the residential use table in §19.02.110 (referenced), and by supplemental standards in Chapter 19.06. Short-term lodging is prohibited in all residential districts .
Key dimensional standards. The side setback is the greater of 10% of lot width with a 5 ft minimum and a 10 ft maximum required; the rear setback is 25 ft (or 15 ft where the rear abuts a street with access denied); height is 30 ft on lots under 20,000 sq ft and 35 ft on lots 20,000+ sq ft; no maximum lot coverage; see §19.02.120 table. Minimum subdivision lot sizes are set by the RS suffix (e.g., RS-6 = 6,500 sq ft, up to RS-40 = 40,000 sq ft) .
Where it applies. Low-density neighborhoods consistent with the General Plan map; verify parcel zoning on the city map .

RM — Multifamily Residential

Purpose. Accommodate duplexes, apartments, condos, and higher-density detached units, with flexibility and substantial open space; mixed-use with a commercial component may be allowed per Chapter 19.18 .
Typical permitted uses. Multiple dwellings up to the density on the zoning map suffix (e.g., RM-8, RM-16); allowable uses and permits are set in §19.02.110 (referenced) and definitions in Chapter 19.12. Multifamily infill may be approved by zoning clearance if it qualifies for CEQA Class 32 and meets RM standards; otherwise, a DP is required .
Key dimensional standards. Density by suffix from RM-4 to RM-16 (4–16 du/ac); height 35 ft; site coverage 30% for dwellings; open space 40% of net site area; side and rear 10 ft minimum; parking setbacks as shown in the table; see §19.02.120 .
Where it applies. Medium and multifamily areas per the General Plan and zoning map .

PRD — Planned Residential Development

Purpose. Enable flexible, clustered residential projects that preserve sensitive resources and provide common open space (consistent with several residential designations) .
Typical permitted uses. Residential uses as allowed by §19.02.110 (referenced). A development plan (DP) is required for any subdivision or development in PRD; the Planning Commission must make findings on density conformance, CC&Rs for common area maintenance, clustering, and design guidelines conformance .
Key dimensional standards. No standard setbacks; they are established in the approved DP. Site coverage/open space for dwellings are shown in the residential standards table; parking and internal street standards are specified in the PRD section and must also meet parking regulations in §19.04.140 .
Where it applies. Sites rezoned to PRD upon City Council findings that PRD is appropriate for the site and consistent with the General Plan and this title .

MHP — Mobilehome Park

Purpose. Provide planned mobilehome parks and condominiums offering affordable housing within a high-quality site design framework .
Typical permitted uses. Mobilehome spaces and accessory facilities under site-wide standards in §19.06.120; allowable uses within MHP are controlled by §19.02.110 (referenced) and Chapter 19.06 .
Key dimensional standards. At the park level: min. area 1 acre; max density 7 units/acre (or 8/acre with limited single‑wide sites); perimeter front 20 ft, side 15 ft, rear 15 ft. At the space level: front 10 ft, side 5 ft (10 ft from access drives), rear 10 ft, 10 ft between homes; 60% max coverage per space; additional parking and RV storage ratios apply. See §19.06.120. The general residential table also caps MHP height at 25 ft .
Where it applies. Parcels zoned MHP per the zoning map .

CN — Neighborhood Commercial

Purpose. Neighborhood-serving retail/services with individual tenant spaces limited to neighborhood scale; mixed-use may be allowed per Chapter 19.18 .
Typical permitted uses. Neighborhood-scale retail and services per the §19.02.210 commercial table (referenced). The maximum floor area for any tenant space is 5,000 sq ft .
Key dimensional standards. Outside mixed-use projects, see the commercial standards in §19.02.230–260 (not fully retrieved). For mixed-use projects, height 30 ft with setbacks/coverage per §19.18.018(C). Along Avenue of Flags, height may increase up to 45 ft with a DP on a case-by-case basis .
Where it applies. Neighborhood commercial nodes consistent with the General Plan and map .

CR — General Commercial

Purpose. Community-serving retail, offices, and shopping centers; mixed-use with residential and/or industrial components may be allowed per Chapter 19.18 .
Typical permitted uses. General retail/service uses per §19.02.210 (referenced).
Key dimensional standards. For mixed-use outside specific plan areas: height 30 ft; stepped front/street-side setbacks by floor (e.g., first floor 15 ft, etc.) per §19.18.018(D); Avenue of Flags frontage may allow up to 45 ft height with DP approval .
Where it applies. Citywide commercial corridors per zoning map .

CS — Service Commercial

Purpose. Accommodates large-format, wholesale/service uses with outdoor components, while protecting neighbors from noise, odor, lighting, traffic, and visual impacts; mixed-use options are regulated by Chapter 19.18 .
Typical permitted uses. Service/wholesale and related uses per §19.02.210 (referenced). Note: in mixed-use projects with a residential component, specific “incompatible uses” are prohibited (e.g., auto sales/repair, gas stations, heavy manufacturing) .
Key dimensional standards. For mixed-use projects: height 40 ft; setbacks/coverage per §19.18.018(E). Live-work/work-live are the only residential units permitted in CS under mixed-use rules (see §19.18.026 reference) .
Where it applies. Service-commercial areas per the zoning map .

M — Industrial/Manufacturing

Purpose. Industrial/manufacturing uses; performance standards apply to protect health, safety, and welfare .
Typical permitted uses. Industrial/manufacturing per §19.02.210 (referenced). For mixed-use, only live‑work/work‑live units are allowed as residential components (see §19.18.026 reference) .
Key dimensional standards. For mixed-use projects: height 45 ft; setbacks/coverage per §19.18.018(F). All industrial operations must meet district performance standards for odors, noise, smoke/dust, vibration, etc. .
Where it applies. Industrial areas per the zoning map .

REC — Recreation (Special-Purpose)

Purpose. Publicly or privately owned open space for outdoor recreation, protecting resource areas while enabling appropriate recreation facilities .
Typical permitted uses. Parks/playgrounds (DP, A in REC), RV parks/camping (DP, A), golf/driving ranges (CUP). Permit keys are defined in the section’s table and the city’s permit key .
Key dimensional standards. Min lot area 1 acre; setbacks relative to adjacent residential zones; see §19.02.330 .
Where it applies. Designated recreation/open space sites per the zoning map and General Plan .

OS — Open Space (Special-Purpose)

Purpose. Protect steep slopes and sensitive resources (e.g., creeks, habitat) with limited development .
Typical permitted uses. Resource/open space uses; examples include crop production (CUP), grazing (CUP), and equestrian facilities (CUP); parks/playgrounds (CUP). OS CUPs require extra findings that the project won’t significantly alter topography, cause erosion/siltation, or adversely affect habitat/resources .
Key dimensional standards. Front 20 ft; other setbacks minimal unless adjacent to residential; see §19.02.330 .
Where it applies. Resource/open space lands per the zoning map and General Plan .

PQP — Public/Quasi-Public (Special-Purpose)

Purpose. Accommodate government and quasi-public facilities (e.g., schools, churches, utilities) .
Typical permitted uses. Public safety facilities (A), temporary offices (MUP), cemeteries and hospitals (CUP), and utilities (DP/A or CUP as listed) .
Key dimensional standards. No minimum lot area for public facilities (1 acre for quasi‑public). Setbacks vary, with increased buffers next to residential; see §19.02.330 .
Where it applies. Civic and institutional sites per the zoning map .

-H — Affordable Housing Overlay (AHOZ)

Purpose and mechanics. Overlays base zoning to facilitate residential projects that meet housing goals. On certain AHOZ sites fronting Avenue of Flags or Highway 246, residential density may be computed on gross site area; minimum required density is based on Net Buildable Area (excluding the commercial component), and the project must conform to General Plan Land Use Policy L‑23 unless the City Council approves exceptions by majority vote with specified findings .
Entitlement pathway. AHOZ projects up to 25 du/ac in CR or RM can proceed by zoning clearance if they meet base‑zone standards; higher densities, or projects not qualifying, require a DP. AHOZ residential projects in RS, CS, OS, or M may proceed via CUP (DP may be paired for modifications) .
Conditions. An Affordable Housing Agreement is required as a condition of approval. The AHOZ section includes a “variable limit” provision tied to RHNA progress and a table of eligible AHOZ sites. Discretion must align with state housing law (Gov. Code §65913.2) .
Cross-references. For citywide rules on overlays, see §19.02.400 and Buellton Overlay Districts .

Mixed-use (applies across several base zones; Chapter 19.18)

Where allowed together. The allowed “primary–secondary” combinations are defined in §19.18.016. For example, in a CR base zone, the allowed secondaries include RM, CN, CS, and M; RS, PRD, and MHP are not allowed as secondaries. In CS and M, live‑work/work‑live are the only residential units allowed (see §19.18.026 reference) .
Core development standards. The primary use must be ≥50% of total floor area; standards otherwise follow the base zone. Lined-out standards by base zone include: RM (height 35 ft); CN (height 30 ft); CR (height 30 ft; stepped street setbacks by floor outside specific plan areas); CS (height 40 ft); M (height 45 ft); all with specific setbacks/coverage in §19.18.018. Residential density in CN/CR/CS/M mixed-use contexts is typically 8 du/ac unless modified by overlay or specific plan, as shown in the mixed-use tables .
Landscape/open space and performance. Mixed-use projects must provide on-site landscaping/open space (e.g., 30% site landscaping in RM base; 15% in other bases; and 250 sq ft of residential open space per unit) and meet performance standards for glare/heat, odors, vibration, and hours of operation for nonresidential components (generally 7:00 a.m.–9:00 p.m., unless modified by DP) .
Approval pathway. Most mixed-use projects require a DP; the City Council acts on DPs after Planning Commission recommendation. Projects within specific plan areas also follow those plan standards; see Buellton Design Review for design expectations in the record .

Select standards at a glance

Topic	Standard	Applies to
Minimum RS lot size	RS-6 to RS-40: 6,500–40,000 sq ft (min widths 65–120 ft)	RS
RS side setback	10% of lot width; 5 ft min; 10 ft max required	RS
RS rear setback	25 ft (15 ft if rear abuts access-denied street)	RS
RS height	30 ft (<20,000 sq ft lots); 35 ft (≥20,000 sq ft)	RS
RM density range	RM-4 to RM-16 (4–16 du/ac)	RM
RM open space	40% of net site area	RM
PRD setbacks	No standard setbacks; established in DP	PRD
MHP density	7 du/ac (8 du/ac with limited single-wides)	MHP
CN tenant size cap	5,000 sq ft per tenant space (max)	CN
Avenue of Flags height	Up to 45 ft by DP in CN/CR with frontage	CN, CR
OS front setback	20 ft minimum	OS

Note: For parking ratios and design, see Buellton Parking. For planting buffers, fencing, and screening, see Buellton Landscaping and Screening. Signs are separately regulated under Buellton Signage. Nonconforming status and relief mechanisms are covered under Buellton Nonconforming Uses and Buellton Variances and Exceptions.

Checklist

Confirm your parcel’s base zone and any overlays on the official zoning map; confirm the district list in §19.02.010 and map adoption in §19.02.020 .
Verify your proposed use is listed as allowed in your zone’s land use table: residential §19.02.110, commercial/industrial §19.02.210, or special-purpose §19.02.310 (uses not listed are not allowed) .
Identify the correct permit type: A (zoning clearance), MUP/CUP, or DP; see the permit key and §19.08.110/120 references .
If proposing mixed-use, check allowed mixes in §19.18.016, base‑zone standards in §19.18.018, and on‑site open space/landscaping in §19.18.022; expect a DP unless exempted .
If on Avenue of Flags in CN/CR, assess the potential for variable building height via DP and topography considerations in §19.02.220(F) .
If in the -H Affordable Housing Overlay, confirm density calculations, processing thresholds (≤25 du/ac vs. >25 du/ac), and Affordable Housing Agreement requirements .
Apply all applicable general development standards (setbacks, height, landscaping, and parking) referenced from Chapter 19.04; some districts point directly to these sections .
Determine whether your project needs design review, and design to the Community Design Guidelines where required (e.g., PRD, mixed‑use) .
For residential in RS/RM, remember: short-term lodging is prohibited citywide in residential zones .
If your existing use/structure is legal but nonconforming, see Buellton Nonconforming Uses. If strict standards create hardship, consider a variance under §19.10.120 (use variances are not allowed) .

Risks & Ambiguities

Issue	Why it matters	What to verify
RS front setback not clearly shown in retrieved table	Missing numbers can cause site plan redesign late in review	Confirm RS front setback in §19.02.120 before submittal. Not found in retrieved materials.
Commercial base-zone setbacks outside mixed-use	Mixed-use tables show CR/CN/CS/M setbacks, but pure commercial may differ	Confirm base-zone standards in §§19.02.220–260 for non-mixed-use proposals. Not found in retrieved materials.
Avenue of Flags height increases	Case-by-case DP authority; topography factors influence approval	Confirm frontage eligibility and Planning Commission expectations in §19.02.220(F) and Community Design Guidelines .
Mixed-use “incompatible uses” near housing	Some CS/M activities are barred when housing is included	Check the incompatible use list in §19.18.016 before programming tenant mix .
AHOZ density and processing thresholds	Entitlement path (zoning clearance vs. DP vs. CUP) depends on site, zone, and unit count	Verify AHOZ site listing, density basis, and permit track in §19.16 (AHOZ provisions) as excerpted in the code .
Special-purpose district use permits	Parks, schools, utilities use different permits by zone	Use the OS/REC/PQP land use table in §19.02.310 for permit type and any extra OS findings .

Plain-English Summary

Buellton matches each parcel to a zone and then uses district-specific land use tables to say what you can do on it. In neighborhoods (RS/RM) you’re mostly building housing to the posted setbacks, heights, and densities; in commercial/industrial zones (CN/CR/CS/M) you’re choosing among listed retail/service/industrial uses, with some sites along Avenue of Flags eligible for taller buildings via a development plan. Mixed-use is allowed in targeted combinations, and the Affordable Housing Overlay can change density and the approval path. If your use isn’t in your zone’s table, it isn’t allowed—so start by checking the tables and permit type, then layer on cross-cutting standards like parking, landscaping, and design review.

Source References

BMC Title 19, §19.02.010–.030 — Districts established, zoning map, “uses must be listed” rule; land use permit structure referenced .
BMC Title 19, §19.02.100–.110 — Residential zones purposes; land use tables (referenced) .
BMC Title 19, §19.02.120 — Residential district standards (RS/RM/PRD/MHP setbacks, heights, lot sizes) .
BMC Title 19, §19.02.130, §19.02.150 — PRD rezoning findings and development plan requirements; no standard setbacks .
BMC Title 19, §19.02.200 — Commercial/industrial district purposes (CN/CR/CS) .
BMC Title 19, §19.02.220(F) — Avenue of Flags variable height up to 45 ft in CN/CR by DP; §19.02.220(B) CN tenant size cap (5,000 sq ft) .
BMC Title 19, §19.02.300–.330 — Special-purpose districts purposes; OS extra CUP findings; OS/REC/PQP use table and development standards .
BMC Title 19, §19.06.120 — Mobilehome park standards (area, density, setbacks, coverage, parking) .
BMC Title 19, §19.18.014–.024 — Mixed-use approvals, allowed mixes, base-zone standards, landscaping/open space, performance standards; live-work note (see §19.18.026 reference) .
BMC Title 19, §19.16 (excerpted AHOZ provisions) — AHOZ density basis, processing thresholds, Affordable Housing Agreement, RHNA linkage .
BMC Title 19, §19.08.110 — Minor/conditional use permit procedures and findings (permit framework) .
BMC Title 19, §19.10.120 — Variances (no use variances) .
Residential short-term lodging prohibition (citywide in residential zoning districts) — §19.02.115 (as retrieved) .

Sources

Retrieved passages

Buellton Zoning Code (§ 19.08.110.) High relevance
Buellton Zoning Code (section lasting) High relevance
Buellton Zoning Code High relevance
Buellton Zoning Code (title for) High relevance
Buellton Zoning Code (§ 19.02.330) High relevance
CBC § 3 (§ 3) High relevance
Buellton Zoning Code High relevance
Buellton Zoning Code (section and) Medium relevance
Buellton Zoning Code (§ 19.02.100) High relevance
Buellton Zoning Code (section are) High relevance
CBC § 19.02.010 (§ 19.02.010) High relevance
CBC § 3 (§ 3) High relevance
Buellton Zoning Code (Section 19.08.120) High relevance
Buellton Zoning Code (§ 19.02.220) High relevance

Cited sections

Official Buellton code library

Frequently asked questions

What can I build on an RS lot in Buellton?

The RS district is for detached single-family homes, with side yards equal to 10% of lot width (5 ft min, 10 ft max required), rear yard 25 ft (15 ft if backing a street with access denied), and height up to 30–35 ft depending on lot size. New subdivisions must meet the RS suffix minimum lot size (e.g., RS-6 = 6,500 sq ft) .

How many units can I build in RM?

Your density is set by the RM suffix on the zoning map (e.g., RM‑8 allows 8 du/ac; RM‑16 allows 16 du/ac). Base RM standards include 35 ft height, 30% coverage for dwellings, and 40% open space. Qualifying small infill projects may be approved by zoning clearance if they meet CEQA Class 32 and RM standards; others require a development plan .

Can I have a shop below apartments on Avenue of Flags?

Yes, in CR or CN, mixed-use is allowed subject to Chapter 19.18. Mixed-use CR standards include stepped front/street-side setbacks by floor, and along Avenue of Flags you may request up to 45 ft building height with a development plan, evaluated case-by-case for topography and design .

Are short-term rentals allowed in residential zones?

No. Short-term lodging units (30 days or less) are prohibited in all residential zoning districts citywide. Owners and managers are responsible for compliance .

What approvals are typical for a PRD?

Any PRD subdivision or development requires a development plan. There are no standard setbacks—setbacks and site design are established through the approved plan, with findings for clustering, open space, CC&Rs for maintenance, and design guideline conformance .

Can housing be approved on industrial or open space parcels in the AHOZ?

Potentially. In the Affordable Housing Overlay, residential projects on sites zoned M or OS may be considered with a conditional use permit, subject to overlay criteria and General Plan Policy L‑23. AHOZ projects in CR or RM up to 25 du/ac may qualify for zoning clearance if they meet base standards .

What limits apply to neighborhood retail in CN?

Individual tenant spaces in CN are capped at 5,000 sq ft of floor area. Some sites along Avenue of Flags may request up to 45 ft height via development plan, but the tenant size cap still applies .

What are the rules for public facilities and parks?

Public/quasi-public uses (e.g., schools, hospitals, utilities) are regulated in PQP and require A, MUP, DP, or CUP as listed in the table. Parks/playgrounds are typically DP, A in REC and CUP in OS. Special setbacks and buffers apply next to residential zones .

Can I request relief from a setback or height standard?

Possibly. Variances may be granted for physical standards where strict application creates hardship due to unique property conditions. Variances cannot authorize uses that are otherwise not allowed in a district .

Do mixed-use projects have special open space requirements?

Yes. Mixed-use projects must provide site landscaping (typically 15% outside RM; 30% in RM base) and at least 250 sq ft of usable residential open space per unit, plus meet performance standards for hours, noise, odors, and vibration unless modified by DP .

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