Local zoning · Goleta

Goleta — Overlay Districts

Overlay Districts under the Goleta local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Overlay districts in Goleta are zoning layers that apply on top of the base zone to add, change, or limit uses and development standards for specific places or policy objectives. The Goleta Zoning Ordinance (Title 17) organizes overlays in Part III (Chapters 17.16–17.23) and establishes the map symbols and how overlays interact with base districts (§ 17.01.030, § 17.01.070) . For practical planning and submittal work, consult the city’s official Goleta Zoning materials first.

Part III currently implements the following overlays: -AE Airport Environs, -AH Affordable Housing, -H Hospital, -OTH Old Town Heritage, the Specific Plan overlays -CBPSP and -CRMSP, and -RH High Density Residential (see Table 17.01.070(B)) § 17.01.070(B) .

Below is a Goleta-specific, ordinance-grounded breakdown of each overlay, what it changes from the base district, and the most decision-relevant standards.

How to read these overlays

  • Overlays “modify and supplement the base zoning district regulations”; when there is a conflict, the more restrictive rule applies unless the overlay says otherwise § 17.01.070(B) .
  • Always confirm whether a parcel is shown with an overlay extension on the City’s Zoning Overlay Map; uncertain boundaries are resolved by the Director § 17.01.080 .
  • Many overlays impose extra review or design obligations (see Design Review) — check the overlay chapter for procedural rules. For design review requirements referenced below, see the City’s Goleta Design Review guidance.

Overlay Districts — district-by-district

Note: each subsection states the overlay’s purpose, what uses apply in practice (typical permitted uses), key dimensional or programmatic standards, and where it applies — all grounded to the specific ordinance sections below.

-AE — Airport Environs Overlay District

  • Purpose: Regulate land uses, heights, and noise/safety compatibility in the Santa Barbara Airport Airport Influence Area (AIA) to implement the Airport Land Use Compatibility Plan (ALUCP) § 17.16.010 .
  • Typical permitted uses: Uses default to the underlying base district, but must also meet ALUCP safety and noise compatibility policies; some uses are limited or prohibited per ALUCP tables (e.g., certain concentrations of people or wildlife-attracting uses) § 17.16.020–.050 .
  • Key standards:
    • Safety/no-glare/no-bright-lights requirement; avoid uses that attract wildlife (bird strike risk) § 17.16.040 .
    • Noise compatibility: must conform to ALUCP noise criteria § 17.16.050 .
    • Airspace protection: projects exceeding certain heights must notify FAA for an aeronautical study (see numeric thresholds in § 17.16.060) § 17.16.060 .
  • Where it applies: Parcels mapped with the -AE extension on the Zoning Overlay Map; overlay modifies base district controls and the more restrictive rule applies § 17.16.020 .

-AH — Affordable Housing Overlay District

  • Purpose: Enable and regulate affordable housing development on designated Central Hollister opportunity sites and implement the General Plan Housing Element goals § 17.17.010 .
  • Typical permitted uses: Residential development consistent with Inclusionary Housing rules (Chapter 17.28) unless this chapter provides otherwise; projects must comply with other Title 17 requirements except as modified § 17.17.020 .
  • Key standards:
    • Affordability set-asides (for projects >5 units): 2.5% extremely low, 2.5% very low, 5% low, 5% moderate, 5% above-moderate (120–200% AMI) — percentages are fixed and may not be reduced § 17.17.030(A–B) .
    • Density: Minimum 20 units/acre; Maximum 25 units/acre (base) § 17.17.040 .
    • Eligible for State density bonus incentives per Chapter 17.27 § 17.17.050 .
  • Where it applies: Sites shown with -AH on the Zoning Overlay Map (Central Hollister opportunity sites) § 17.17.020 .
  • Note: the overlay expressly incorporates Chapter 17.28 (inclusionary housing) unless otherwise stated § 17.17.020 . Also, some development standards tied to State housing law and ADU rules may interact — see local ADU policy at Goleta ADUs.

-H — Hospital Overlay District

  • Purpose: Support Goleta Valley Cottage Hospital and related medical services § 17.18.010 .
  • Typical permitted uses: Hospital and related medical office uses consistent with the base district, but with overlay-specific allowances for hospital operations as described below § 17.18.020 .
  • Key standards:
    • All new structures and alterations within -H require Design Review Board approval and must be in conformance with an approved Development Plan; permits cannot be issued otherwise § 17.18.030 .
    • Height: up to 55 ft for hospital buildings; up to 45 ft for medical office buildings; no building may exceed three stories; height must be the minimum necessary to meet State hospital construction standards § 17.18.040 .
    • Lot coverage: 60% for hospitals; 50% for medical office buildings § 17.18.050 .
  • Where it applies: Parcels shown with an -H overlay on the Zoning Overlay Map § 17.18.020 .

-OTH — Old Town Heritage Overlay District

  • Purpose: Shape development on prominent Old Town parcels to create a cohesive pedestrian-oriented streetscape and image for Old Town § 17.19.010 .
  • Typical permitted uses: Base district uses apply, but signs, patios, and façade treatments are regulated here as part of the overlay’s design objectives § 17.19.020 .
  • Key standards:
    • Design Review: all new development, alterations, and signs within -OTH are subject to Design Review by the Design Review Board; projects must be consistent with the Goleta Old Town Heritage District Architecture and Design Guidelines § 17.19.030 .
    • Hollister Avenue frontage: a zero front setback is required for new structures facing Hollister Avenue, except that a setback sufficient to provide 10 ft between face of gutter and back of sidewalk is required; exceptions allowed (max Hollister front setback 15 ft) where pedestrian character is improved § 17.19.040(A–B) .
  • Where it applies: Parcels with an -OTH extension on the Zoning Overlay Map § 17.19.020 .
  • Because the overlay mandates design consistency for façades and signs, consult the City’s Goleta Historic Preservation and Goleta Signage policies when preparing applications.

Specific Plan Overlays — -CBPSP (Cabrillo Business Park) and -CRMSP (Camino Real Marketplace)

  • Purpose: Identify areas regulated by an adopted Specific Plan and make that Specific Plan the governing development regulation for properties within its boundaries § 17.20.010–.020 .
  • Typical permitted uses: The Specific Plan sets the permitted uses and standards; where the Specific Plan is silent, Title 17 provisions apply subject to Director interpretation § 17.20.020(A)(1–3) .
  • Key standards:
    • A Specific Plan governs all uses and development within its area; no discretionary permit may be adopted or amended unless consistent with the Specific Plan § 17.20.020(A)(3) .
    • When a use is not listed, the Director assigns a similar land use classification; uses not listed or not substantially similar are prohibited § 17.20.020(A)(2) .
  • Where it applies: Parcels with the -CBPSP or -CRMSP overlay on the Zoning Overlay Map; the specific plan documents are on file with the City § 17.20.020(B) .

-RH — High Density Residential Overlay District

  • Purpose: Facilitate new residential development on non-residentially zoned land without creating nonconformities and to enable high-density residential outcomes where planned § 17.21.010 .
  • Typical permitted uses: Underlying base district uses remain in effect but the overlay allows residential to be processed under RH standards at the applicant’s election § 17.21.020–.030 .
  • Key standards:
    • Applicability: standards apply to parcels with -RH shown on the Zoning Overlay Map § 17.21.020 .
    • Processing: Applicant may elect to be processed under RH multi-unit development standards and procedures § 17.21.030 .
  • Where it applies: Parcels mapped with -RH, including some site-specific minimum densities called out elsewhere in Title 17 (see RP/RM/RH transitional and minimum density rules) § 17.21.020 .

Quick reference table — most decision-relevant overlay standards

Overlay Most decision-relevant standards / controls Where applies / practical trigger Code Reference
-AE Airport Environs ALUCP consistency; avoid wildlife‑attracting uses; FAA notification for tall structures; noise criteria Any parcel with -AE on overlay map; triggers for any new use or building** § 17.16.010–.060
-AH Affordable Housing Affordability mix (2.5%,2.5%,5%,5%,5%); min 20 du/acre, max 25 du/acre; eligible for state density bonus Central Hollister sites with -AH overlay § 17.17.010–.050
-H Hospital Design Review + Development Plan required; height cap 55 ft (hospital), 45 ft (medical office); lot coverage 60%/50% Parcels with -H overlay (hospital campus and related sites) § 17.18.010–.050
-OTH Old Town Heritage Design Review; zero Hollister Ave front setback (exceptions up to 15 ft); façade/sign guidelines Old Town parcels with -OTH overlay § 17.19.010–.040
-CBPSP / -CRMSP Specific Plans Specific Plan controls uses/standards; Director fills gaps; strict consistency required Property inside an adopted Specific Plan boundary § 17.20.010–.020
-RH High Density Residential Allows processing under RH standards; intended to avoid nonconformities when converting non-residential land to housing Parcels with -RH overlay § 17.21.010–.030

Checklist — what an applicant must satisfy for projects in an overlay area

  • Confirm overlay presence on the City’s Zoning Overlay Map and boundary location; if boundary unclear, request Director determination § 17.01.080 .
  • Verify whether the overlay changes permitted uses or imposes affirmative requirements (e.g., AH affordability percentages, AE ALUCP limits) and document conformance § 17.17.030; § 17.16.040–.050 .
  • For overlays requiring design review or a development plan (e.g., -H, -OTH), prepare materials responding to the Design Review standards and applicable design guidelines and coordinate with the Design Review Board § 17.18.030; § 17.19.030 . See the City’s Goleta Design Review page for process expectations.
  • If in -AE, check ALUCP Table consistency and prepare FAA notification if height triggers in § 17.16.060 are met § 17.16.060 .
  • If in a Specific Plan area (-CBPSP, -CRMSP), confirm the Specific Plan document controls the entitlement and identify any gaps to be governed by Title 17 § 17.20.020(A) .
  • For AH projects >5 units, prepare the required affordability units mix and any deed restrictions or monitoring agreements consistent with Chapter 17.28 § 17.17.030 .
  • Confirm parking requirements and how overlay or Specific Plan provisions interact with Chapter 17.38; consult Goleta Parking for local parking rules § 17.01.030; Chapter 17.38 .
  • Verify compliance with applicable development standards (setbacks, height, lot coverage) — overlay-specific numeric limits (e.g., -H lot coverage/height, -OTH front setback) govern where stated; otherwise, see Goleta Development Standards and the base zone tables in Part II § 17.18.040–.050; § 17.19.040; Table 17.07.030 .
  • Confirm building-code compliance separately (California Building Standards Code) — overlays do not replace Title 24 compliance; see the California Building Standards Code resource and consult building plan reviewers Not found in retrieved materials for local cross-reference.
  • Where overlays interact with historic resources (AH excludes sites on State Historic Resources Inventory or City-designated historic resources), verify whether the parcel is so designated and follow Goleta Historic Preservation procedures § 17.17.009–.010 .

Risks & Ambiguities

Issue Why it matters What to verify
Overlay vs. base-district conflict The more restrictive provision controls, but some overlays delegate interpretation to the Director; conflicts affect set‑backs, heights, uses Confirm which provision is more restrictive and whether the overlay contains an express exception; if ambiguous, request Director interpretation § 17.01.070(B)
Zoning map boundary uncertainty Small mapping differences can change whether overlay standards apply (e.g., AH, AE, OTH) Ask the Director for boundary determination or obtain a map amendment; cite § 17.01.080
ALUCP consistency / FAA triggers (AE) ALUCP incompatibility can block development or require operational restrictions; tall structures may require FAA/ALUC review Confirm ALUCP Table applicability and FAA notification thresholds per § 17.16.030–.060
Historic-resource exclusions (AH) AH disqualifies sites on State inventory or City historic list, which can block AH incentives Check State Historic Resources Inventory and City historic designations; see Chapter 17.33 references cited in AH provisions § 17.17.009–.010
Specific Plan silence / Director discretion (-CBPSP, -CRMSP) Where a Specific Plan is silent, the Director’s choices determine which Title 17 standards apply — introduces discretion Request a written Director determination early and identify anticipated standards to avoid surprises § 17.20.020(A)(1–2)
Design Review standards vs. objective housing laws Objective vs. discretionary standards may affect by-right approvals under State housing law If seeking objective ministerial review paths, verify applicability of Chapters that implement State housing laws and which design rules are objective Not found in retrieved materials for full crosswalk — Verify with the jurisdiction

Plain-English Summary

Overlays in Goleta are additional zoning layers that sit on top of the base zone and change or add rules for select places (airport environs, hospital campus, Old Town, certain housing opportunity sites, and specific-plan areas). They mostly apply only where the overlay symbol appears on the City’s Zoning Overlay Map; in general, overlay rules supplement the base zone and the more restrictive rule governs. Always check the specific overlay chapter for required permits (Design Review, Development Plan), numeric limits (height, lot coverage, densities), and special program rules (AH affordability percentages, ALUCP safety rules) — see the cited ordinance sections below for each overlay § 17.16–17.21 .

Source References

  • Title 17, Zoning: organization and overlay districts table — § 17.01.030; § 17.01.070(B)
  • Airport Environs Overlay (AE) — § 17.16.010–17.16.060 (purpose, applicability, safety, noise, airspace protection)
  • Affordable Housing Overlay (AH) — § 17.17.010–17.17.050 (purpose, applicability, affordability requirements, density)
  • Hospital Overlay (H) — § 17.18.010–17.18.050 (Design Review, height, lot coverage)
  • Old Town Heritage Overlay (OTH) — § 17.19.010–17.19.040 (design review, zero setback on Hollister)
  • Specific Plan Overlays (CBPSP, CRMSP) — § 17.20.010–17.20.020 (specific plan supremacy and gaps)
  • High Density Residential Overlay (RH) — § 17.21.010–17.21.030 (purpose, applicability, processing)
  • Relevant cross-references in Title 17 cited in the overlay chapters: Design Review (Chapter 17.58), Inclusionary Housing (Chapter 17.28), and Parking (Chapter 17.38) — see the overlay chapters for cross-citations .
  • City planning resource pages linked in this guide (used above for user navigation):

Sources

Retrieved passages

  • Goleta Zoning Code (§ 6) High relevance
  • Goleta Zoning Code (§ 6) High relevance
  • Goleta Zoning Code (§ 6) Medium relevance
  • Goleta Zoning Code (§ 6) Medium relevance
  • Goleta Zoning Code (Title shall) Medium relevance
  • Goleta Zoning Code (Title 17) Medium relevance
  • Goleta Zoning Code (§ 17.01.030.) Medium relevance
  • Goleta Zoning Code (Title 17.) Medium relevance

Cited sections

Frequently asked questions

What overlays currently exist in Goleta and where are they listed?

The Goleta Zoning Ordinance lists overlays in Part III (Chapters 17.16–17.23) and Table 17.01.070(B); current overlays include -AE, -AH, -H, -OTH, -CBPSP, -CRMSP, and -RH § 17.01.030; § 17.01.070(B) .

What can I build in the **-AH** Affordable Housing overlay?

Typical builds are residential developments consistent with the overlay’s density and affordability rules; projects with more than five units must provide the fixed affordability mix (2.5% extremely low, 2.5% very low, 5% low, 5% moderate, 5% above-moderate) and meet min/max density (20–25 du/acre) as set by the overlay § 17.17.030–.040 .

Do overlays change setbacks and heights?

Yes — some overlays contain numeric controls that supersede or supplement base-district standards (e.g., -H sets max heights and lot coverage; -OTH sets a zero Hollister front setback except limited exceptions). Where an overlay is silent, base-district standards apply § 17.18.040–.050; § 17.19.040; § 17.01.070(B) .

If my property is in the **-AE** overlay, will I need FAA review for a tall structure?

Possibly. Construction or alteration exceeding the height standards listed in § 17.16.060 requires FAA notification for an aeronautical study; you must also demonstrate ALUCP consistency § 17.16.060; § 17.16.030 .

Does the Old Town Heritage overlay allow a front setback on Hollister Avenue?

The -OTH overlay generally requires zero front setback on Hollister Avenue but allows exceptions (maximum Hollister setback 15 ft) when the alternative clearly enhances the pedestrian character; the overlay also requires Design Review consistent with the Old Town guidelines § 17.19.040; § 17.19.030 .

If a Specific Plan applies, which rules control my development?

An adopted Specific Plan (e.g., -CBPSP, -CRMSP) governs all uses and development inside its boundaries; where the Specific Plan is silent the Director determines which Title 17 provisions apply. No permit may be approved that is inconsistent with the Specific Plan § 17.20.020(A)(1–3) .

Can I use the RH overlay to convert a non-residential parcel to housing?

Yes: the -RH overlay is intended to facilitate residential development on non-residentially zoned land and allows applicants to elect processing under RH multi-unit standards and procedures; check the overlay’s applicability on the Zoning Overlay Map § 17.21.010–.030 .

Are overlays the final word on permitted uses?

Not necessarily. Overlays supplement the base district and may add restrictions; where an overlay is silent, the base district and Title 17 generally apply. Specific Plans can supersede Title 17 within their boundaries, and the Director has discretion to classify uses not listed § 17.20.020(A)(1–3) .

Do overlays affect parking requirements?

Overlays can interact with parking rules, but parking requirements are generally set in Chapter 17.38; verify whether an overlay or Specific Plan changes parking minimums or provides alternatives Chapter 17.38; see the City’s Goleta Parking page for local guidance Not found in retrieved materials for overlay-specific parking amendments .

What design review or procedural approvals do overlays require?

Several overlays require Design Review or an approved Development Plan before permits can be issued (notably -H and -OTH); Specific Plans and AH projects may also have special procedural requirements — always read the overlay chapter for permit/process rules § 17.18.030; § 17.19.030; § 17.20.020 . ---

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