Buellton — Overlay Districts

Last reviewed: July 1, 2026

Overview

Buellton uses overlay zoning to add targeted rules to specific sites on top of the base zoning shown on the city’s map. In Title 19 of the city’s Buellton Zoning, the only overlay explicitly established is the Affordable Housing Overlay Zone (AHOZ, map suffix “-H”), which is applied to designated parcels through the rezoning process and displayed as a suffix to the base district (e.g., RM-H). The overlay framework and map conventions are set out in § 19.02.400 and § 19.02.020, with the list of districts (including the -H overlay) in § 19.02.010 .

How Buellton’s overlay system works

• Overlays identify areas “where conditions or circumstances exist that require special consideration” and are applied through a formal rezoning under § 19.10.110. On the zoning map, the overlay’s symbol is appended to the base district (e.g., “RM-H”) per § 19.02.400(B) and the adopted map procedures in § 19.02.020 .
• The list of district types in § 19.02.010 confirms the sole overlay designation currently codified is the Affordable housing (-H) overlay .

Overlay Districts (district-by-district)

Affordable Housing Overlay Zone (AHOZ, suffix “-H”)

Purpose and where it applies

• The AHOZ implements Buellton’s housing policies by requiring high-density, affordability-focused residential development on designated AHOZ Sites identified in Figure 1 and Table 5 of § 19.16.013(A). The list of AHOZ Sites may be amended from time to time by code amendment, so parcel eligibility must be verified against the latest ordinance and map updates .
• For AHOZ Sites fronting Avenue of Flags or Highway 246, density calculations and development standards include special parameters tied to General Plan Land Use Policy L‑23; exceptions to L‑23 may be approved by a majority vote of the City Council with required findings per § 19.16.013(B)(2)–(3) and the frontage provisions summarized in § 19.16.013(“In compliance with these policies…”) .

Typical permitted uses and entitlement pathways

• AHOZ Sites may be developed as a “Residential Project,” independent of the base zoning’s use list, subject to AHOZ standards in § 19.16.013(B) .
• Entitlement paths depend on the underlying base zone:
  • Underlying CR or RM: Residential Projects up to and including 25 units/acre (inclusive of any density bonus) may proceed by zoning clearance; projects greater than 25 units/acre (or not qualifying for clearance) require development plan approval under §§ 19.02.110 and 19.08.120, with any modifications handled under § 19.08.120(G)(1) per § 19.16.013(5)(a)–(b) .
  • Underlying RS, CS, OS, or M: Residential Projects may be allowed by conditional use permit under § 19.08.110; design can be modified when a development plan is processed concurrently as provided in § 19.16.013(5)(c) .

Key dimensional and performance standards

• Minimum residential density: AHOZ Sites “must be developed to a minimum density of 25 units per acre,” computed on the Net Buildable Area, with rounding rules per § 19.16.013(B)(1). A general-plan-based frontage exception clarifies that some density computations for Avenue of Flags/Highway 246 frontages may use gross site area for maximum density and net area for minimum density per § 19.16.013(“In compliance with these policies…”) .
• Inclusionary housing: Not less than 20% affordable units in Residential Projects by a private Developer, or 30% if undertaken by the Agency, generally on-site unless otherwise provided in § 19.16.013(B)(2), (7), (8). Income targeting must align with RHNA allocations, with at least 40% of affordable units as Very Low Income; if the Agency is the developer, at least 50% must be Very Low per § 19.16.013(B)(3) .
• Density bonus: Two market-rate units are granted for each Lower/Very Low affordable unit, up to a 50% increase above base density per § 19.16.013(B)(4) .
• Development standards: Unless modified through the noted development plan provisions, AHOZ projects must conform to the base zone’s physical standards (e.g., height, lot coverage, setbacks) and the city’s Community Design Guidelines per § 19.16.013(3), (5). Discretionary authority cannot be used to render housing infeasible per Gov. Code § 65913.2 as recognized in § 19.16.013(3) .
• Environmental review: Projects remain subject to CEQA per § 19.16.013(4) .
• Affordable Housing Agreement and conditions: Each approval must include an Affordable Housing Agreement consistent with § 19.16.022(B), and entitlements/maps must carry conditions/notes documenting compliance; no final inspection or occupancy is authorized until compliance is demonstrated, per § 19.16.013(D) .
• Program limit: The AHOZ provisions stay in effect until Net RHNA Goals are achieved or approvals for AHOZ Sites total 1,529 units inclusive of bonuses, per § 19.16.013(E) .

Where it applies

• Only the parcels identified as “AHOZ Sites” in Figure 1 and Table 5 of § 19.16.013(A). The list is amendable by ordinance, so applicants must verify the current status with the City’s adopted zoning map and Title 19 updates under § 19.02.020 and § 19.10.110 .

Key AHOZ standards at a glance

Practical notes

• Base-zone physical standards control unless a development plan modification is granted; consult the applicable base district and citywide Buellton Development Standards. For AHOZ parcels near Avenue of Flags/Highway 246, plan early for L‑23 compliance and confirm whether Council-level exceptions are necessary per § 19.16.013 .
• Parking, landscaping, and related requirements are not replaced by AHOZ; they follow the base zone and citywide standards. Coordinate early with staff and see Buellton Parking and Buellton Landscaping and Screening. The AHOZ confirms physical design must conform to underlying standards unless modified under a development plan per § 19.16.013(5) .

Checklist

• Confirm your parcel is listed as an AHOZ Site in the latest § 19.16.013(A) tables and the adopted zoning map under § 19.02.020; if not, a rezoning is required under § 19.10.110. Verify with the jurisdiction.
• Determine underlying base zone (e.g., RM, CR, RS, CS, OS, M) and select the correct entitlement path: zoning clearance, development plan, or conditional use permit per § 19.16.013(5).
• Compute minimum required units at 25 du/ac on Net Buildable Area; apply rounding rule; if frontage is on Avenue of Flags/Highway 246, apply the L‑23-based parameters noted in § 19.16.013.
• Establish your affordability program: unit count, on-site provision, and income targeting to meet § 19.16.013(B)(2)–(3).
• Evaluate eligibility for the AHOZ density bonus (up to +50%) per § 19.16.013(B)(4).
• Prepare an Affordable Housing Agreement consistent with § 19.16.022(B); ensure entitlement conditions and map notes document compliance per § 19.16.013(D).
• Demonstrate conformance with base-zone physical standards and the Community Design Guidelines; request any modifications through a development plan per § 19.16.013(3), (5). See Buellton Design Review.
• Complete CEQA review as applicable per § 19.16.013(4).
• Before occupancy, document full compliance; certificate of occupancy cannot be issued until AHOZ conditions are met per § 19.16.013(D)(3).
• If strict standards cannot be met, consider relief avenues; see Buellton Variances and Exceptions. Note: AHOZ includes its own modification pathway under development plans per § 19.08.120(G)(1) as cross-referenced in § 19.16.013(5).

Risks & Ambiguities

Plain-English Summary

Buellton has a single overlay, the AHOZ (“-H”), applied to certain parcels to require high-density, income-restricted housing. If your property is on the AHOZ list, you must hit at least 25 units/acre, provide required affordable units, and follow your base zone’s height, setback, and design rules unless modified through a development plan; the approval path depends on your base zoning and how many units you’re proposing under Title 19 .

Source References

• Title 19—Districts established; includes overlay list (Affordable housing “-H”) — § 19.02.010
• Zoning map adoption and amendments — § 19.02.020
• Overlay zoning districts purpose and application mechanics — § 19.02.400(A)–(B)
• Rezoning process for applying overlays — § 19.10.110
• Affordable Housing Overlay Zone (AHOZ) — § 19.16.013(A)–(E) (applicability, minimum density, inclusionary %, distribution, density bonus, processing, CEQA, agreements, program limit)
• Cross-references to base-zone development/design conformance — § 19.16.013(3), (5)

Retrieved passages

• Buellton Zoning Code (title for) High relevance show source text
• Buellton Zoning Code (§ 19.02.330) Medium relevance show source text
• Buellton Zoning Code (§ 19.02.220) Medium relevance show source text
• CBC § 022 Medium relevance show source text
• Buellton Zoning Code (§ 19.02.330) Medium relevance show source text
• Buellton Zoning Code (Chapter 3.) Medium relevance show source text
• Buellton Zoning Code (§ 19.02.110) Medium relevance show source text
• Buellton Zoning Code (section and) Medium relevance show source text

Cited sections

• Title 19—Districts established; includes overlay list (Affordable housing “-H”) — § 19.02.010 (Title 19)
• Zoning map adoption and amendments — § 19.02.020 (§ 19.02.020)
• Overlay zoning districts purpose and application mechanics — § 19.02.400(A)–(B) (§ 19.02.400)
• Rezoning process for applying overlays — § 19.10.110 (§ 19.10.110)
• Affordable Housing Overlay Zone (AHOZ) — § 19.16.013(A)–(E) (applicability, minimum density, inclusionary %, distribution, density bonus, processing, CEQA, agreements, program limit) (§ 19.16.013)
• Cross-references to base-zone development/design conformance — § 19.16.013(3), (5) (§ 19.16.013)
• Buellton_ZoningCode.md

• Official Buellton code library