Local zoning · Santa Barbara County

Santa Barbara County — Overlay Districts

Overlay Districts under the Santa Barbara County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

In unincorporated Santa Barbara County, overlay districts sit “on top” of a base zone to add location-specific rules that protect resources, views, safety, and neighborhood character. The County’s Coastal Zoning Ordinance (Article II) lists the official overlay symbols and confirms that overlay rules apply in addition to the base zone; where there is a conflict, the most restrictive rule governs, and the Environmentally Sensitive Habitat Area overlay is expressly more restrictive than any base or other overlay (§ 35-53) . Overlay maps for each community plan area are formally adopted and incorporated by reference, and you must check the County’s zoning/overlay map layers to determine if a parcel is within an overlay (§ 35-54) .

Bottom line: an overlay does not replace the base zone—it adds extra requirements on top of it; if anything conflicts, the stricter rule wins, and the ESH overlay overrides all others (§ 35-53) .

See also the County’s zoning overview and Zoning pages for how base districts interact with overlays. When overlays reference height, yards, or site performance, coordinate with the County’s Development Standards. Many overlays trigger Design Review, and certain overlays constrain changes to parking; cross-check the County’s Parking. If a legal nonconforming condition is involved, review Nonconforming Uses and, for relief from strict standards, see Variances and Exceptions.

How overlays are created and applied

Overlay symbols and boundaries appear on County zoning/overlay maps; those maps are adopted by ordinance and control applicability (§ 35-53, § 35-54) .
If more than one overlay applies, the strictest requirement controls; the ESH overlay is explicitly more restrictive than any base or other overlay (§ 35-53) .
Many overlays are tied to certified community plan areas and are mapped by plan (e.g., Eastern Goleta Valley, Gaviota Coast); those map sets are incorporated by reference (§ 35-54) .

Overlay Districts (unincorporated areas, Coastal Zoning Ordinance Article II)

AH — Affordable Housing Overlay

Purpose. Promote affordable housing with incentives consistent with the Local Coastal Program (§ 35-102C.1) .
What it adds. Projects may receive density increases above base density; modifications to standards may be approved to ensure affordability, and long-term affordability covenants are required (§ 35-102C.7–.9) .
Typical permissions. Residential uses allowed by the base zone; density adjustment at least 25% over base density (inclusive of state density bonus) if mapped AH and findings are met (§ 35-102C.8) .
Where it applies. Parcels rezoned with the AH overlay; rezones require findings including adequate services, proximity to corridors/services, and consistency with the LCP (§ 35-102C.10–.11) .

ARC-CI — Agriculture Residential Cluster — Channel Islands Overlay

Purpose. Preserve working agriculture on the Channel Islands while allowing clustered residential use on a small fraction of the land (§ 35-101.1) .
What it adds. Residential clustering on no more than 2% of gross acreage; up to 1 unit/2 acres of cluster area (and potentially up to 1 unit/acre if no significant adverse environmental impact is found), plus dedication of at least 1% of gross acreage for public recreation/visitor-serving uses (§ 35-101.5, § 35-101.6–.7) .
Typical permissions. Residential units, plus public recreation and visitor-serving space as conditioned (§ 35-101.5–.7) .
Where it applies. Channel Islands parcels mapped with ARC-CI; development requires a Development Plan with mandatory findings (§ 35-101.3–.6) .

CA — Carpinteria Agricultural Overlay

Purpose. Manage greenhouse and related agricultural development in the Carpinteria Valley, addressing water quality, traffic, landscape screening, and cumulative effects (§ 35-102F.1; .6; .9–.10) .
What it adds. Detailed submittal materials (e.g., chemical use lists, hydrology, landscape and water quality plans), Traffic Management Plans, slope controls, and case-by-case permit levels (CDP vs. Conditional Use Permit) for greenhouses and related facilities (§ 35-102F.6; .9) .
Typical permissions. Greenhouses, hoop structures, packing/shipping facilities with tiered permit requirements; some projects allowed by CDP alone if small and no other greenhouse development exists on site (§ 35-102F.6; .9–.10) .
Where it applies. Parcels mapped with CA within Carpinteria Valley; standards govern both new and (in some cases) replacement of damaged nonconforming greenhouse facilities (§ 35-102F; see also § 35-214.e reference) .

CVC — Critical Viewshed Corridor Overlay

Purpose. Protect near-field public views along the Gaviota Coast, north and south of Highway 101 (§ 35-102G.A–B) .
What it adds. Mandatory Design Review, siting/screening to preserve broad ocean/mountain views, greenhouse size limits (4,000 sf per lot), and a strict height cap south of Highway 101—generally 15 ft, with limited exceptions (§ 35-102G.C–E) .
Typical permissions. Base-zone uses continue, but overhead power lines for non-ag development are prohibited; visible portions of structures must minimize ocean-view intrusions (§ 35-102G.D–E) .
Where it applies. Gaviota Coast Plan area, as mapped on the CVC overlay; most-protective coastal resource rule controls in case of conflict (§ 35-102G.B–C) .

D — Design Control Overlay

Purpose. Require architectural review in visually sensitive neighborhoods to protect scenic qualities and character (§ 35-98.1) .
What it adds. Board of Architectural Review (BAR) oversight for new or altered structures; BAR may recommend modifications to setbacks/height where the base zone allows, to protect visual resources (§ 35-98.3–.4) .
Typical permissions. Base-zone uses; the overlay adds design review, including Eastern Goleta Valley-specific residential triggers (§ 35-98.5) .
Where it applies. Parcels mapped D in various coastal communities, including the Eastern Goleta Valley subarea (§ 35-98.3–.5) .

ESH — Environmentally Sensitive Habitat Area Overlay

Purpose. Protect rare and especially valuable habitats (dune, riparian, etc.); ESH is the County’s most restrictive overlay (§ 35-97.1; § 35-53) .
What it adds. Coastal Development Permit (CDP) findings and specialized biological submittals; the County may condition or alter normally applicable base-zone regulations to protect habitat (§ 35-97.5–.7) .
Typical permissions. Base-zone uses may continue only if ESH development standards are satisfied; example: riparian buffers are presumptively 100 ft in rural and 50 ft in urban areas, adjusted case-by-case (§ 35-97.19) .
Where it applies. Mapped ESH areas and newly documented sensitive areas identified during review (§ 35-97.2–.4) .

F — Airport Approach Overlay

Purpose. Protect safety and navigable airspace in airport clear/approach zones; manage land use and structure height near airports (§ 35-100.1–.3) .
What it adds. Height and use constraints within clear/approach zones; County refers potential inconsistencies to the Airport Land Use Commission (ALUC); residential near 65 dB CNEL areas must record noise/aviation easements and disclosures (§ 35-100.2–.3; .6) .
Typical permissions. Base-zone uses subject to aviation safety/noise standards; fuel/hazard storage in clear zones requires added agency review (§ 35-100.6) .
Where it applies. Parcels within mapped airport clear and approach zones and ALUC planning boundaries (§ 35-100.2–.3) .

FA — Flood Hazard Overlay

Purpose. Flag FEMA special flood hazard areas and route projects to Floodplain Management requirements in County Code Chapter 15A (§ 35-95.1–.2) .
What it adds. Referral to the Flood Control District for clearance or written exemption before CDP/LUP approval; development must also comply with Chapter 15A (§ 35-95.3) .
Typical permissions. Base-zone uses, with added flood hazard compliance steps (§ 35-95.2–.3) .
Where it applies. FEMA A/AE/AH/AO/VE/V mapped areas shown on the County’s Flood Hazard Overlay Map (§ 35-95.2) .

HWMF — Hazardous Waste Management Facility Overlay

Purpose. Provide a mechanism to site offsite hazardous waste facilities consistent with the County’s Hazardous Waste Element (§ 35-102D.1) .
What it adds. Development Plan, extensive application content (risk assessment, emergency response, site security), and findings that risks are minimized and siting criteria are met (§ 35-102D.4–.8) .
Typical permissions. Transfer, storage, treatment, recycling facilities, and residuals repositories (§ 35-102D.5) .
Where it applies. Parcels rezoned to HWMF overlay (§ 35-102D.2–.3) .

SD — Site Design Overlay

Purpose. Ensure well-planned, non-piecemeal subdivision of large-lot residential land (e.g., 1-E-1, 3-E-1, EX‑1, RR) (§ 35-94.1) .
What it adds. For any land division, a site design plan showing “ultimate parcelization,” circulation, hazards, and resources; Planning Commission must give conceptual approval for the plan before approving a division (§ 35-94.2–.4) .
Typical permissions. Base-zone land divisions only if consistent with the County-approved site design plan (§ 35-94.2–.4) .
Where it applies. Parcels mapped SD that are proposed for land division (§ 35-94) .

SF — Single Family Restricted Overlay

Purpose. Preserve single-family neighborhood character in areas facing high-density pressure (§ 35-102A.1) .
What it adds. Limits to a maximum of four bedrooms and 2,000 sq ft of living area per lot; one extra parking space required if living area exceeds 1,800 sq ft (§ 35-102A.3) .
Typical permissions. Base-zone single-family use with overlay caps; plans must clearly show room sizes/uses for review (§ 35-102A.3) .
Where it applies. Parcels mapped SF in coastal unincorporated neighborhoods (§ 35-102A) .

VC — View Corridor Overlay

Purpose. Protect significant ocean view corridors from U.S. 101 to the ocean (§ 35-96.1) .
What it adds. BAR approval is required; projects must preserve unobstructed ocean views and may be limited to 15 ft building height unless specific view-protective findings are made (§ 35-96.2–.3) .
Typical permissions. Base-zone uses, subject to view corridor design/height limits (§ 35-96.2–.3) .
Where it applies. Parcels mapped VC along designated view corridors (§ 35-96) .

TCWO — Transportation Corridor Wetland Overlay

Purpose. Establish wetland impact, buffer, mitigation, drainage/stormwater, and access/recreation standards for identified Highway 101 and Santa Claus Lane corridor projects (§ 35-102H.1) .
What it adds. Project-specific wetland and buffer criteria and mitigation thresholds for listed corridor projects (§ 35-102H.1) .
Typical permissions. Transportation and access improvements with overlay-specific wetland compliance (§ 35-102H.1) .
Where it applies. Defined segments in the Carpinteria–Santa Barbara corridor and Santa Claus Lane projects (§ 35-102H.1) .

Other community plan overlays to be aware of

GAV — Gaviota Coast Plan Overlay. Implements Gaviota-specific land uses/standards; where conflicts occur, the provision most protective of coastal resources controls (§ 35-400, § 35-410) .
MON — Montecito Community Plan Overlay. Adds community plan-based standards (e.g., FARs in certain zones) and plan-specific findings; MON provisions take precedence in case of conflict within Montecito (§ 35-200–.203; § 35-214–.215) .

Key overlay controls at a glance

Overlay	Primary control(s)	Typical trigger	Code Reference
AH	Density above base; affordability covenants; possible standard mods	Parcel mapped AH; rezone + findings	§ 35-102C.7–.11
ARC-CI	Cluster housing on ≤2% of site; ≥1% public recreation set-aside	Channel Islands parcels mapped ARC-CI	§ 35-101.5–.7
CA	Greenhouse/permitting tiers; WQMP/TMP; landscape/slope controls	Carpinteria Valley parcels mapped CA	§ 35-102F.6; .9–.10
CVC	Design Review; view screening; 15 ft south of 101; 4,000 sf greenhouse cap	Gaviota Coast near Hwy 101	§ 35-102G.C–E
D	BAR review; potential mods to protect visuals	Parcels mapped D	§ 35-98.3–.5
ESH	Habitat buffers/biostudies; ESH supersedes all	Mapped or newly found ESH	§ 35-97.5–.7; .19; § 35-53
F	Height/use limits; ALUC referral; noise easements	Airport clear/approach zones	§ 35-100.2–.3; .6
FA	Floodplain compliance; Flood Control referral	FEMA A/AE/AH/AO/VE/V	§ 35-95.1–.3
HWMF	Risk/siting findings; DP required; facility types listed	Parcels rezoned HWMF	§ 35-102D.4–.8
SD	Site design plan + conceptual approval before any split	Parcels mapped SD; land divisions	§ 35-94.2–.4
SF	Max 4 bedrooms; 2,000 sf cap; extra parking >1,800 sf	Parcels mapped SF	§ 35-102A.3
VC	BAR; preserve unobstructed ocean views; 15 ft default	Mapped coast view corridors	§ 35-96.2–.3

Checklist

Confirm parcel location on official overlay maps (and community plan overlays) before designing (§ 35-54) .
Identify all applicable overlays; if multiple apply, design to the most restrictive standard; ESH controls over all (§ 35-53) .
If in ESH, engage a qualified biologist and prepare required habitat submittals; plan for buffers and CDP findings (§ 35-97.5–.7; .19) .
If in D, CVC, or VC, schedule Design Review; set building heights and siting to protect mapped views (§ 35-98.3; § 35-102G.D; § 35-96.3) .
If in F, verify height contours and whether ALUC referral is needed; include any required noise/aviation easements (§ 35-100.2–.3; .6) .
If in FA, obtain Flood Control clearance/written exemption before permit issuance (§ 35-95.3) .
If in CA, assemble greenhouse-specific materials: WQMP, TMP, landscape plan, septic verification, well/drainage mapping (§ 35-102F.6; .9) .
If in SF, fit the program to 4 bedrooms/2,000 sf; add one space >1,800 sf; coordinate with Parking (§ 35-102A.3) .
For any overlay-related flexibility, consider applicable modification/variance pathways and limits; some overlays restrict parking reductions (§ 35-179.2.3(f) cross‑references; SF overlay) . Verify with the jurisdiction.

Risks & Ambiguities

Issue	Why it matters	What to verify
Multiple overlays on one parcel	The strictest rule controls; ESH overrides others	Confirm all overlays on County maps (§ 35-53; § 35-54)
ESH “newly documented” habitats	Triggers ESH standards even if not previously mapped	Whether staff has identified sensitive habitat during review (§ 35-97.3; .6–.7)
View-related height caps	15 ft caps in VC/CVC areas can reshape designs	Exact view corridor/CVC boundary and BAR criteria (§ 35-96.3; § 35-102G.D)
Airport approach surfaces	ALUC consistency affects entitlement timing	Height penetrations; need for ALUC referral (§ 35-100.2–.3)
Greenhouse project tiering in CA	Permit level changes cost/schedule	Required studies, slope thresholds, and TMP/WQMP scope (§ 35-102F.6; .9–.10)
SF parking/bedroom caps	Space planning and parking supply	Bedroom count, living area, and required spaces (§ 35-102A.3)

Plain-English Summary

Overlays are extra “layers” on your zoning that protect things like habitat, ocean views, and airport airspace. In unincorporated areas, they add requirements—like design review, height caps, habitat buffers, floodplain or ALUC checks—on top of the base zone. If more than one overlay applies, the toughest rule wins, and habitat rules in the ESH overlay trump everything else (§ 35-53) .

Source References

§ 35-53 Overlay district designations; applicability; ESH precedence
§ 35-54 Adopting zoning/overlay maps; included community plan overlays
§ 35-94 SD — Site Design Overlay (purpose, processing)
§ 35-95 FA — Flood Hazard Overlay (purpose, applicability, referral)
§ 35-96 VC — View Corridor Overlay (BAR, 15 ft guideline)
§ 35-97 ESH — Environmentally Sensitive Habitat (processing, buffers)
§ 35-98 D — Design Control Overlay (BAR; EG Valley triggers)
§ 35-100 F — Airport Approach Overlay (ALUC; noise easements)
§ 35-101 ARC-CI — Agriculture Residential Cluster — Channel Islands (clustering; rec set‑asides)
§ 35-102A SF — Single Family Restricted (caps; parking)
§ 35-102C AH — Affordable Housing (purpose; density; covenants; findings)
§ 35-102D HWMF — Hazardous Waste Mgmt Facility (uses; findings; standards)
§ 35-102F CA — Carpinteria Agricultural (submittals; TMP; WQMP; slopes; subdivisions)
§ 35-102G CVC — Critical Viewshed Corridor (Design Review; 15 ft south of 101; limits)
§ 35-102H TCWO — Transportation Corridor Wetland Overlay (purpose; standards)
§ 35-400–410 Gaviota Coast Plan Overlay (purpose; applicability; most-protective rule)
§ 35-200–215 Montecito Community Plan Overlay (effect; findings; nonconforming restoration)

Sources

Retrieved passages

Santa Barbara County Zoning Code (Section 35-97.) High relevance
Santa Barbara County Zoning Code (Section 35-94.1) High relevance
Santa Barbara County Zoning Code (Section 35-99.) High relevance
Santa Barbara County Zoning Code (Section 35-100.2) Medium relevance
Santa Barbara County Zoning Code (Section 35-182) Medium relevance
Santa Barbara County Zoning Code (Section 35-102C.7) Medium relevance
Santa Barbara County Zoning Code (Section 35-54.) Medium relevance
Santa Barbara County Zoning Code (Section 35-142) Medium relevance
Santa Barbara County Zoning Code (Section and) High relevance
Santa Barbara County Zoning Code (Section 35-102F.10) High relevance
Santa Barbara County Zoning Code (Section 35-81.) High relevance
Santa Barbara County Zoning Code (Section 35-102G) High relevance
Santa Barbara County Zoning Code (Section 35-97.4) High relevance
Santa Barbara County Zoning Code (Section 35-101.) High relevance
Santa Barbara County Zoning Code (Section 35-102D.) High relevance
Santa Barbara County Zoning Code (Section 35-102C.10) High relevance
Santa Barbara County Zoning Code (Section 35-100.6) High relevance
Santa Barbara County Zoning Code (Section 35-102D.8) High relevance
Santa Barbara County Zoning Code (Section 35-102D.4) Medium relevance
CBC § 35 (Section 35-102.) Medium relevance
Santa Barbara County Zoning Code (Section 30236) High relevance
Santa Barbara County Zoning Code (Section 35-172) High relevance
Santa Barbara County Zoning Code (Section 35-184) Medium relevance
Santa Barbara County Zoning Code (Section 35-81.9) Medium relevance

Cited sections

Official Santa Barbara County code library

Frequently asked questions

Do overlay districts override base zoning in unincorporated Santa Barbara County?

They add to it. If an overlay and base zone conflict, the stricter rule controls, and the ESH overlay is specifically declared more restrictive (it overrides base and other overlays). Always check all overlays mapped on your parcel (§ 35-53; § 35-54) .

How tall can I build in the View Corridor or Gaviota CVC areas?

Both emphasize preserving broad ocean views. In VC and CVC areas, BAR review is required and a 15 ft height cap applies in key locations (e.g., south of Hwy 101 in CVC), unless the project demonstrates equal or better view protection per the criteria (§ 35-96.3; § 35-102G.D.3.d) .

I’m near an airport—what does the F overlay mean for my project?

Expect height and use limits tied to clear/approach zones. The County may refer your project to the ALUC if there’s potential inconsistency, and residential in 65 dB+ areas will require noise/aviation easements and buyer/tenant notices (§ 35-100.2–.3; .6) .

What happens if my site has an ESH overlay or staff finds sensitive habitat?

You’ll need a CDP supported by biological information and must meet habitat-specific standards (e.g., riparian buffers typically 100 ft rural/50 ft urban, case-by-case). The County can condition projects to protect habitat (§ 35-97.5–.7; .19) .

Do design overlays always require Board of Architectural Review?

Yes in the D overlay and in view-protection overlays like CVC and VC. Submittals and criteria vary by location (e.g., Eastern Goleta Valley residential triggers) but BAR review is a common prerequisite (§ 35-98.3–.5; § 35-96.3; § 35-102G.D) .

What does the Single Family Restricted (SF) overlay limit on my lot?

It limits new or converted single-family dwellings to a maximum of four bedrooms and 2,000 sq ft of living area; one extra parking space is required above 1,800 sq ft. Site plans must clearly show room sizes/uses (§ 35-102A.3) .

Are greenhouses allowed in the Carpinteria Agricultural overlay?

Yes, but they’re tightly managed. Depending on size/slope, a project may require a CDP or a Conditional Use Permit, along with water quality and traffic plans, and specified submittals (chemicals, wells/drainage mapping, septic verification, landscaping) (§ 35-102F.6; .9–.10) .

How do I know if my property is within a community plan overlay like Gaviota or Montecito?

Check the adopted overlay maps. Community plan overlays are incorporated by reference; their provisions apply in addition to other overlays and can control if more protective of coastal resources or by express precedence in the plan (§ 35-54; § 35-400–410; § 35-200–.201) .

Can I reduce required parking under an overlay?

Not always. For example, the County restricts parking reductions in certain special residential districts and the SF overlay; confirm your overlay-specific limits and see the County’s parking rules (§ 35-179.2.3(f); § 35-102A.3). Verify with the jurisdiction .

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