Local zoning · Goleta

Goleta — Design Review

Q: Does Old Town (Hollister) have special rules for design review?

Yes — properties in the -OTH Old Town Heritage Overlay are subject to mandatory DRB review and must comply with the Old Town Guidelines. Specific Hollister frontage rules (zero front setback except to maintain 10 ft between gutter face and back of sidewalk) apply. §§ 17.19.010–17.19.040

Design Review under the Goleta local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Design review in Goleta is the local zoning process that evaluates the aesthetics, site layout, landscaping, signage, lighting, and pedestrian/vehicle circulation of new development and exterior changes. The rules and procedures are located in Title 17 (Zoning) of the Goleta Municipal Code; the core Design Review chapter is Chapter 17.58 and establishes scope, exemptions, review authorities, and the three-tier review process. See the City’s zoning rules for related topics such as parking, setbacks and other development standards, overlays, ADUs, and the state building code: these are linked inline where they first appear below. All citations point to the local ordinance text.

How Goleta’s Design Review works (nuts & bolts)

Purpose: To encourage high-quality design and avoid poor-quality visual outcomes; the City will review projects for conformance with the chapter purpose, applicable General Plan policies, the Old Town and 101 Corridor guidelines, the City’s commercial architecture standards, and applicable sign/zoning regulations. § 17.58.030 .
Triggers: The Design Review process applies to all projects requiring a building and/or grading permit that involve new construction or development, erection/alteration/replacement of signage, or landscaping changes not listed as exempt. The Board also hears exterior changes associated with an additional residential unit and projects referred by the Director. § 17.58.040(B)(1) .
Exemptions: A number of items are specifically exempt from design review (interior-only work, most solar systems, minor “replacement in kind,” small accessory items, some minor additions, and projects meeting objective, ministerial design standards). See § 17.58.020 for the full list. § 17.58.020 .
Review Authorities & Levels:
- Administrative (Director) decisions for limited accessory items (e.g., elevated decks, certain pools, small accessory structures). § 17.58.040(A) .
- Design Review Board (DRB) performs Conceptual, Preliminary, and Final design review for projects under its jurisdiction and makes decisions or recommendations depending on the accompanying discretionary entitlement. § 17.58.060 and § 17.58.040(B) .
- Higher authorities (Zoning Administrator, Planning Commission, City Council) act where the higher-review entitlement is required; appeals and some discretionary approvals are heard by these bodies. See Ch. 17.50 and § 17.58.040(C). .
Final Review: Final working drawings (materials, color samples, final landscaping, grading/drainage, lighting, exterior hardware, etc.) must conform to Preliminary approvals; the DRB may impose conditions or require Director verification of minor items at Final Review. Final approvals by the DRB are not appealable under the Title. § 17.58.040(B)(3) and associated Final Review items.
CEQA: Preliminary decisions are discretionary and subject to California Environmental Quality Act (CEQA) review where applicable. § 17.58.070(B) .
Where design rules intersect other topics: design review references and works alongside the City’s development rules for parking, development standards / setbacks, overlay districts, signage, and the ministerial ADU rules; applicants must pay attention to each of those chapters when preparing design packages (see links when the terms first appear above). For building-code safety standards see the California Building Standards Code (Title 24).

District-by-district design-review implications

Below are the common zoning districts where design review provisions are most relevant. Each subsection summarizes the district purpose, typical uses, key dimensional standards (height, setbacks, lot coverage where the code lists them), and where design review applies.

RS (Single-Family Residential)

Purpose: Preserve low-density single-family neighborhoods; implement the R-SF General Plan designation. § 17.07.010 .
Typical permitted uses: One single-family dwelling and accessory structures; ADUs subject to the ADU standards. Table 17.07.020 and § 17.41.030 .
Key dimensional standards: Varied RS subtypes (e.g., RS-43.6, RS-20, RS-12, RS-10, RS-8, RS-7). Typical max height 25 ft, front setbacks 20 ft, interior side setbacks minimums vary (see Table 17.07.030). Table 17.07.030 / § 17.07.030 .
Design Review: Many residential exterior changes are subject to administrative or DRB review depending on size and whether a building/grading permit is required; small additions and interior work can be exempt per § 17.58.020. §§ 17.58.020–17.58.040 .

RP (Planned Residential)

Purpose: Flexible planned residential developments emphasizing clustering and open space. § 17.07.010 .
Typical uses: Multi-unit residential developments with common open spaces; residential amenities. Table 17.07.020 .
Key dimensional standards: Max building height typically 35 ft; lot coverage and density vary (see Table 17.07.030). Table 17.07.030 .
Design Review: Larger planned developments commonly require a Development Plan and multiple review stages; DRB provides conceptual/preliminary recommendations and the higher authority (Planning Commission) issues final discretionary decisions when required. § 17.59 and § 17.58.060 .

RM (Residential — Medium Density) and RH (Residential — High Density)

Purpose: Multi-family housing at medium (RM) and high (RH) densities; can buffer between commercial and single-family areas. § 17.07.010 .
Typical uses: Multi-family apartments, duplexes, supportive housing with standards. Table 17.07.020 and accessory use tables.
Key dimensional standards: Maximum heights commonly 35 ft; density limits vary (e.g., RM up to 20 units/acre, RH up to 30 units/acre per Table 17.07.030). Setbacks: front 20 ft, interior side typically 10 ft (see Table 17.07.030). Table 17.07.030 / § 17.07.030 .
Design Review: Multi-unit projects may be eligible for ministerial objective review (Chapter 17.44) — those projects are exempt from discretionary design findings and are reviewed by the Director for objective compliance. Otherwise, projects typically go through DRB conceptual/preliminary/final review and may accompany Development Plan or Conditional Use Permit processes. § 17.44. and § 17.58.020 .

Office Districts (BP / OI)

Purpose: Business park and office/institutional uses (BP, OI). Table 17.09.020 summarizes permitted office uses. .
Typical uses: Professional services, medical offices, research/tech, some hospitality. Table 17.09.020 .
Key dimensional standards: Site-specific; parking requirement tables and sign rules apply. Parking and frontage standards are in Chapters 17.38 and 17.40. § 17.38 and § 17.40 .
Design Review: Commercial and office projects that require building/grading permits are subject to DRB review; signage is routinely subject to Design Review per § 17.40.060. §§ 17.58.040 & 17.40.060 .

Commercial (C) / Mixed-Use

Purpose & uses: Retail, restaurants, mixed-use development; detailed permitted uses appear in each commercial district table. See land use tables and sign rules. Table 17.xx (commercial use tables) and § 17.40 for signs. .
Design Review: Strip malls, major remodels, façade changes, signage changes, and landscaping are commonly reviewed by the DRB; some small-scale commercial work may be exempt if it meets objective standards or is minor. § 17.58.020 and § 17.58.040 .

AG (Agricultural)

Purpose: Preserve agricultural use; special buffers required when adjacent to non-ag uses. § 17.24.030 (Buffers adjacent to Agricultural Districts) and related sections. .
Design Review: Development adjacent to agriculture must include on-site buffers as required and design choices that minimize conflicts; larger agricultural development still falls under DR if it triggers building/grading permits. § 17.24.030 .

Overlay districts (must-read)

-OTH (Old Town Heritage Overlay) — Applies to Old Town parcels and imposes overlay-specific architecture and streetscape expectations; all new structures, alterations and signs in -OTH are subject to DRB review and must conform to the Old Town Guidelines. §§ 17.19.010–17.19.040 .
-H (Hospital Overlay) — Sites with an -H extension (e.g., Cottage Hospital) require Design Review Board approval for all development; special height and lot coverage limits apply for hospital and medical office buildings. § 17.18.010–17.18.050 .
SP (Specific Plan overlay) — Where a Specific Plan applies, it governs uses and standards; if silent, Title 17 applies. See § 17.20.010–17.20.020. .

Quick reference table — decision-relevant design-review items

What triggers design review / rule	What the code requires	Code reference
General scope (what DR evaluates)	Size/bulk/scale, materials/colors, site layout, landscaping, pedestrian/bike circulation, signs, exterior lighting (dark-sky), and neighbor context	§ 17.58.030
Who decides (authorities)	Administrative Director for minor items; Design Review Board for most building/landscape/sign projects; higher authorities for appeals and projects with discretionary entitlements	§ 17.58.040 and Ch. 17.50
Exemptions (examples)	Interior TI, most solar, very small accessory items, certain small additions, ministerial projects under state law	§ 17.58.020
Old Town special rule	All new structures and signs in -OTH go to DRB and must meet Old Town Guidelines	§ 17.19.010 and § 17.19.030
Signs	Individual signs typically require DRB approval unless exempt; overall sign plans may allow Administrative Review	§ 17.40.060

Checklist — what an applicant must include for Design Review (typical)

Complete application form and applicable fees (see Planning Dept. submittal packet). § 17.52 procedures.
Conceptual-level materials: site plan, massing sketches, elevations, context photos/adjacent building info for Conceptual Review. § 17.58.060(A)
Preliminary-level materials: refined site plan, elevations, preliminary materials palette, circulation/parking plan, landscape concept, stormwater/ drainage approach. § 17.58.060(B)
Final-level materials: working drawings with color & material samples, final landscaping and irrigation plans, exterior lighting cut sheets (dark-sky compliance), final grading/drainage, door/hardware, fenestration, and signage details. Final plans must match Preliminary Approval or new Preliminary Approval may be required. § 17.58.040(B)(3) and Final Review rules.
Any supporting studies requested by the DRB or Director (e.g., visual simulations, story poles for scenic corridor review, traffic/parking studies). § 17.58.060(B) and § 17.26.060 (scenic corridors).
If the project triggers discretionary entitlements (Development Plan, CUP, etc.), include materials required for those permits (findings, CEQA documentation). § 17.59 and § 17.52.

Risks & Ambiguities

Issue	Why it matters	What to verify
ADU exterior changes	Code explicitly subjects "exterior changes to the main structure that result from an additional residential unit" to DRB review — small ADU work that changes exterior appearance may not be exempt. § 17.58.040(B)(1)(e)	Confirm whether your ADU work is deemed “exterior changes” and whether it triggers DR; if in doubt, consult the Director.
Overlay-specific rules (e.g., -OTH, -H)	Overlays can impose more restrictive design rules (e.g., -OTH requires zero front setback on Hollister and Old Town Guidelines). § 17.19.040 and § 17.19.010	Verify overlay status on the City Zoning Map and read overlay chapter text and guidelines.
Ministerial vs. discretionary (objective design)	Some multi-unit projects qualify for objective ministerial review; those are not subject to the discretionary design findings or DRB subjective findings (different approval standard). Ch. 17.44 and § 17.58.020(A)(8)	Determine whether the project is eligible for objective ministerial processing under State law and Chapter 17.44.
Sign changes vs. sign plan	Individual sign proposals can require full DRB review unless an Overall Sign Plan allows admin review. § 17.40.060(B)	Check whether site has an approved Overall Sign Plan or if the sign proposal is an independent application that must go to DRB.
Conflicts between a Specific Plan and Title 17	Where a Specific Plan applies, it governs; Title 17 fills silences. § 17.20.020(A)	If the parcel is within a Specific Plan, obtain the Specific Plan text and confirm which provisions control. Verify with the Director.

Plain-English summary

If your project changes how a building or site looks from the street — new buildings, noticeable exterior alterations, most signs, landscaping changes, and anything requiring a building or grading permit — expect Goleta’s Design Review process. The City’s Design Review chapter sets what reviewers evaluate (size, materials, landscaping, lighting, pedestrian access), who reviews it (Director, Design Review Board, or higher body), and which projects are exempt. Check whether overlays (Old Town, Hospital, Specific Plans) or ministerial objective standards apply; when in doubt, verify with Planning. §§ 17.58.020–17.58.040

Source References

Goleta Municipal Code, Chapter 17.58, Design Review: § 17.58.020 (Exemptions), § 17.58.030 (Scope), § 17.58.040 (Design Review Actions), § 17.58.060 (Levels of Review), § 17.58.070 (Additional Procedures).
Design Review Board powers: § 17.50.070.
Old Town Heritage Overlay: Chapter 17.19 (purpose, permits, Hollister zero-setback rules). §§ 17.19.010–17.19.040.
Hospital Overlay: Chapter 17.18 (purpose, required DRB approval, height/coverage). §§ 17.18.010–17.18.050.
Residential districts and development table: § 17.07.010 and Table 17.07.030 (RS, RP, RM, RH metrics).
Development Plan procedures & adjustments: Chapter 17.59, including § 17.59.040 (adjustments).
Zoning Clearance procedures: Chapter 17.54.
Sign regulations requiring DR: § 17.40.060.
Scenic corridor design guidance (visual assessments, story poles): § 17.26.060.

(If you need direct links to the Goleta code text for any of these sections or a parcel-specific determination — e.g., whether your lot is in -OTH or subject to a Specific Plan — verify with the City’s Planning Department.)

Sources

Retrieved passages

Goleta Zoning Code (§ 6) High relevance
Goleta Zoning Code (§ 6) High relevance
Goleta Zoning Code (§ 6) High relevance
Goleta Zoning Code (§ 6) High relevance
Goleta Zoning Code High relevance
Goleta Zoning Code High relevance
Goleta Zoning Code (§ 6) High relevance
Goleta Zoning Code (§ 6) High relevance
Goleta Zoning Code (§ 6) Medium relevance
Goleta Zoning Code (Title 16) Medium relevance
Goleta Zoning Code (§ 6) Medium relevance
Goleta Zoning Code Medium relevance
Goleta Zoning Code (§ 6) Medium relevance
Goleta Zoning Code (§ 6) Medium relevance

Cited sections

Official Goleta code library

Frequently asked questions

Do I need design review for a small backyard ADU in Goleta?

Possibly — interior ADUs or interior-only work are typically exempt, but the ordinance explicitly states exterior changes to the main structure that result from an additional residential unit are subject to Design Review Board review. Check whether your ADU work changes exterior appearance; if so, Design Review applies. § 17.58.040(B)(1)(e)

What projects are exempt from Design Review in Goleta?

Exemptions include interior tenant improvements, most solar installations, “replacement in kind” exterior repairs, required regulatory signage, very small private signs, some minor additions (e.g., ground-floor additions ≤ 750 sq ft or second-story additions ≤ 100 sq ft in limited cases), and projects processed under Chapter 17.44 objective standards. See § 17.58.020 for the full list. § 17.58.020

Who sits on the Design Review Board and how are decisions appealed?

The Design Review Board is an appointed advisory/decision-making board (powers in § 17.50.070) that conducts conceptual, preliminary, and final review; appeals of DRB preliminary approvals and discretionary decisions by higher authorities follow the Review Authority hierarchy in Chapter 17.50. § 17.50.070 and § 17.58.040(C)

What does the DRB evaluate during review?

The scope includes size/bulk/scale, materials and colors, relationship to adjacent structures, pedestrian/bike circulation, site orientation and landscaping, sign design and exterior lighting (dark-sky), and energy-efficient design choices. § 17.58.030(B)

Does Old Town (Hollister) have special rules for design review?

Yes — properties in the -OTH Old Town Heritage Overlay are subject to mandatory DRB review and must comply with the Old Town Guidelines. Specific Hollister frontage rules (zero front setback except to maintain 10 ft between gutter face and back of sidewalk) apply. §§ 17.19.010–17.19.040

Can signage changes be handled administratively instead of DRB?

Some signage can be administratively reviewed when the site has an approved Overall Sign Plan; otherwise individual signs typically require DRB review and a Zoning Clearance. See § 17.40.060(B). § 17.40.060

If my project already had a Preliminary DRB approval, can I change materials at Final Review?

Final Review plans must conform to the plans that received Preliminary Approval. If proposed Final changes are substantive, the DRB may require a new Preliminary approval. Final DRB approval actions are not appealable under the Title. § 17.58.040(B)(1–4)

Are multi-family projects automatically subject to discretionary design findings?

Not necessarily — multi-unit or mixed-use projects that meet objective ministerial standards in Chapter 17.44 are processed ministerially (Director-level) and are not subject to discretionary design findings; otherwise, multi-family projects are typically reviewed by the DRB and may accompany Development Plans that require additional hearings. Ch. 17.44 and § 17.58.020(A)(8)

Where can I see what the DRB will require for final submittal (colors, materials, lighting)?

Final Review requires all details, color/material samples, door hardware, fenestration and exterior fixtures, final grading/drainage, and final landscaping; the DRB may condition final approvals and request Director verification of minor items. § 17.58.040(B)(3) and Final Review specifics.

What happens if a Specific Plan covers my property?

If a Specific Plan applies, it governs uses and development within its boundaries; where it is silent, Title 17 applies. No discretionary approvals may be adopted that are inconsistent with the Specific Plan. § 17.20.020

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