Local zoning · Santa Barbara

Santa Barbara — Design Review

Q: What triggers Planning Commission development-plan review?

A nonresidential construction project involving more than 3,000 square feet of new nonresidential floor area, or transfers of existing development rights over certain thresholds, requires Planning Commission Development Plan approval under § 28.85.030 .

Q: If my property is in a specific plan (SP) area, does that change design review?

Yes. Specific Plan chapters (for example SP‑5 and SP‑9 ) usually require mandatory architectural control or review by a specific design board (e.g., ABR or SFDB) and sometimes include bespoke submittal standards; see § 28.46.060 (SP‑5) and § 28.50.115 (SP‑9).

Q: What parking rules affect design review?

Parking quantities and layout are evaluated under Chapter 28.90 , but some zones (e.g., SP‑8, C‑P) require project-specific parking analyses or project-specific evaluations as part of the Development Plan review; see the SP and C‑P chapters and Chapter 28.90 .

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

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Last reviewed: July 2, 2026

Overview

Santa Barbara’s local zoning ordinance centralizes discretionary aesthetic and site-compatibility review under its design-review and development-plan provisions. Projects are routed to the Architectural Board of Review (ABR), Historic Landmarks Commission (HLC), Single Family Design Board (SFDB), Staff Hearing Officer, or Planning Commission depending on project type, size, location (including overlays), and whether historic resources are involved; the procedural thresholds are set in § 28.85.030 and related zone chapters.

This page explains where the ordinance requires design review, which boards review different project types, what submittals the code expects, and the district-level patterns applicants should expect. Where the code points to other rules (for example, Title 22 procedures or overlay rules) I note that those texts were referenced but not fully retrieved here; verify with the Community Development Department for parcel-specific questions.

(First mentions of related topics — design review, development standards, parking, overlays, ADUs, historic preservation, and the state building code — are linked to the Santa Barbara menu pages for easy cross-reference.)

The city’s rules for discretionary aesthetic/site design review are described in the land-use regulations and development-plan chapter; see the design review overview on the Santa Barbara land use page (/us/california/santa-barbara/land-use).
Development standards and setback topics are collected under Santa Barbara Development Standards (/us/california/santa-barbara/development-standards).
Off‑street parking requirements are administered under the city’s parking chapter (/us/california/santa-barbara/parking).
Overlay and plan areas (historic, hillside, specific plans) materially change review; see Overlay Districts (/us/california/santa-barbara/overlay-districts).
Accessory dwelling unit (ADU) design exceptions and ministerial criteria are in the ADU chapter (/us/california/santa-barbara/adu).
Projects that touch historic resources are routed through the Historic Landmarks Commission processes; see Historic Preservation (/us/california/santa-barbara/historic-preservation).
For building-code (structural/safety) requirements, refer to the California Building Standards Code (/us/california/building-codes).

How design review is organized in the code (quick map)

Design-review and development-plan thresholds and which body reviews what are codified in § 28.85.030 (Development Plan Review Procedures).
Many zone chapters add Architectural Control / Architectural Review language that sends specific projects to the ABR, HLC, or SFDB (examples below). See the zone-specific provisions cited in each district subsection.

District-by-district breakdown

Below are districts where the ordinance explicitly ties design/architectural review to the zone. For each I give the purpose, typical permitted uses, key dimensional/development standards that trigger review, and where the review is applied in practice (with the controlling §).

PUD (Planned Unit Development)

Purpose: Allow flexible site planning for clustered housing and mixed development while controlling density and open space.
Typical permitted uses: Residential (single- and multi-family) and related open space and community facilities under the base zone.
Key standards that affect design review: PUD projects require a development plan, detailed submittals (site plan, schematic drawings/renderings, statistics, landscaping), and Planning Commission approval for the development plan; the Planning Commission may impose conditions but cannot waive certain density/height maxima set in the chapter. See § 28.36.005, § 28.36.013, and the development-plan submittal list.
Where it applies: All land with a PUD symbol on the Official Zoning Map; architectural plans for planned unit developments must follow ABR or HLC policy where applicable.

SP-5 (Specific Plan — as example of an SP zone)

Purpose: SP zones carry specific plan goals and tailored design controls to achieve site-specific objectives.
Typical permitted uses: Depends on the specific plan; SP-5 (example) intends residential/open-space outcomes.
Key standards: The chapter explicitly places all development in the zone under Architectural Review by the Architectural Board of Review (or HLC where the property is in El Pueblo Viejo or another landmark district). See § 28.46.060.
Where it applies: Any project within the SP-5 mapped area; review is mandatory for new development.

SP-9 (Veronica Meadows Specific Plan)

Purpose: Single-family residential clustering, creek restoration, and environmental protection.
Typical permitted uses: Single-family units, accessory/ancillary uses, trails, open space.
Key standards: Development in SP-9 is subject to the Single Family Design Board for consistency with City Single Family Design Guidelines; the code names the design board and cross-references that design-review requirement in § 28.50.115.
Where it applies: The SP-9 mapped area (see the chapter for Map A); design-review submittals are tailored to the SP’s objectives.

C-P (Planned Commercial)

Purpose: Commercial uses that must be planned comprehensively for compatibility with surrounding uses.
Typical permitted uses: Commercial businesses compatible with the general plan; large commercial buildings require Development Plan review.
Key standards: Buildings of 10,000 sf or more require a Development Plan to the Planning Commission (§ 28.54.120); the chapter requires that elevations, parking layout, landscaping, and setbacks be shown and reviewed. Architectural control language directs ABR or HLC review as applicable (§ 28.54.115).
Where it applies: Any C‑P parcel; larger nonresidential developments are routed to Planning Commission and ABR/HLC as specified.

C‑X (Chi‑X — campus or district commercial)

Purpose: District-scale commercial sites with special standards for site layout and architectural control.
Typical permitted uses: Campus-style commercial or mixed use consistent with the C‑X chapter.
Key standards: All building plans and elevations are reviewed by the Architectural Board of Review (or HLC in landmark districts) per § 28.60.115; setbacks, maximum coverage, and parking specifics are listed in the C‑X chapter.
Where it applies: C‑X sites (see zoning map). Larger developments also require the Planning Commission development‑plan procedure.

Nonresidential buildings (general rule)

Purpose: Protect adjacent residential character and ensure compatibility.
Typical permitted uses: Uses depend on the underlying commercial or industrial zone.
Key standards: The code requires that all buildings used for nonresidential purposes receive architectural approval by the ABR (or HLC where relevant) and sets double setbacks and 25% lot coverage limits in some chapters; see § 28.15.085.
Where it applies: Any nonresidential building across zones; specific development-plan thresholds may also apply under § 28.85.030.

Accessory Dwelling Units (ADUs) and small residential additions

Purpose: Encourage ADUs while protecting neighborhood character.
Typical permitted uses: Accessory dwelling units and junior ADUs subject to ADU chapter standards.
Key standards that affect design review: Many ADUs are allowed ministerially under objective standards, but the code allows discretionary design-review referrals where ADUs deviate from ministerial criteria or where the site is in the Hillside Design District or includes historic resources. See § 28.86.070 and the ADU-specific provisions (design-style, height, screening, and privacy standards).
Where it applies: ADUs citywide, with discretionary review when exceptions are requested or when the ADU would affect a historic resource.

Key design-review rules and thresholds (decision-relevant table)

Subject	Rule / Decision trigger	Code Reference
Development plan review thresholds (nonresidential)	Nonresidential projects >3,000 sf require Planning Commission Development Plan; projects 1,000–3,000 sf generally require ABR/HLC design review; see special rules if Staff Hearing Officer permit is required.	§ 28.85.030
Architectural approval for nonresidential	All nonresidential buildings are subject to ABR (or HLC) approval; setbacks and lot coverage rules also apply.	§ 28.15.085
C‑P large building requirement	Buildings ≥10,000 sf require Development Plan to Planning Commission showing elevations, parking, landscaping.	§ 28.54.120
SP zones (example SP‑5, SP‑9)	Many SP chapters mandate Architectural Review or SFDB review for any new development; project must be compatible with plan objectives.	§ 28.46.060, § 28.50.115
ADUs — ministerial vs discretionary	ADUs meeting objective criteria are ministerial; exceptions or deviations require discretionary review by SFDB / ABR / HLC.	§ 28.86.070–080
Development plan submittal materials	Development plans commonly must include site layout, building dimensions, schematic drawings/renderings, parking, signs, grading and landscaping plans, and statistical data.	§28.36 development-plan submittal list (e.g., schematic drawings and renderings)

What applicants must submit (Checklist)

A complete Development Plan or project application per § 28.85.030 (verify whether your project is a Planning Commission, Staff Hearing Officer, or ABR/HLC submittal).
Site plan showing lot lines, all existing and proposed buildings, driveways, parking layout and stalls, pedestrian/vehicular circulation, and adjacent uses (required in many development-plan submittals; see PUD and C‑X language).
Elevations and schematic drawings and renderings showing architectural design to scale (explicitly required in the development-plan and precise-plan lists). § 28.36.025 and related precise-plan provisions require these submittals.
Landscaping plan showing trees to be removed/retained, plant palettes and grading contours (required in the development-plan lists).
Parking analysis or parking plan consistent with Chapter 28.90 (and project-specific parking evaluation where SP rules require it).
Statistical information (acreage, building areas, unit counts, lot coverage, open-space areas) and construction schedule when phased.
For ADUs: demonstrate compliance with ministerial ADU objective standards or submit a discretionary design package if requesting exceptions; see § 28.86.070–080.
Historic-resources screening: if the property is a designated Landmark, Structure of Merit, in El Pueblo Viejo, or listed on state/federal registers, the HLC must be involved and Secretary of the Interior standards may apply. Verify designation early.

Risks & Ambiguities

Issue	Why it matters	What to verify
Which body reviews your project (ABR vs HLC vs SFDB vs Planning Commission)	Different bodies have different review scope and appeal paths; routing depends on size, use, and historic overlays.	Check routing rules in § 28.85.030 and the chapter for your zone; confirm with Community Development Director. § 28.85.030
When an ADU is ministerial vs discretionary	Ministerial ADUs avoid discretionary delays; discretionary ADUs require design review and possibly public noticing.	See ADU chapter § 28.86.070–080 and verify whether your ADU meets objective criteria or needs a design exception.
Historic/resource overlay triggers	If a project affects a historic resource it is routed to HLC and Secretary of Interior Standards may apply; this can materially change allowable treatments.	Verify landmark/Structure-of‑Merit or El Pueblo Viejo status in the city’s designation records; HLC rules are referenced in many zone chapters (e.g., § 28.60.115, § 28.46.060).
Project-specific development-plan submittal list	The code lists detailed required materials but specific plan submittal formats and number of copies vary by project type.	Follow the development plan submittal list in the relevant zone chapter and § 28.36 precise-plan/development-plan rules; confirm current application checklist with staff.
Overlays and Specific Plans	Overlays (e.g., Hillside Design District, S‑H, SP zones) impose additional design controls and sometimes more restrictive dimensional standards.	Check the applicable overlay chapter text and the Official Zoning Map; overlay rules are invoked in multiple sections (see references to Hillside Design District and S‑H zones). Not found in retrieved materials for full overlay procedure text — verify maps with City.
Grading thresholds triggering additional review	Substantial grading or tall buildings may trigger conceptual design review and additional hearings.	Check grading thresholds cited alongside design-review references (e.g., grading >500 cu yd in Hillside Design District). See relevant zone/overlay language.

Plain-English summary

If you are changing how a property looks, expands it, or builds a new nonresidential or larger project in Santa Barbara, expect to show plans and renderings and likely appear before a design board — the ABR, HLC, or SFDB — or the Planning Commission depending on the size, use, and whether your parcel sits in a special plan or historic area. The precise triggers (ministerial ADU vs discretionary, thresholds for Planning Commission review, and which board hears your case) are in the zoning code’s development-plan chapter and the zone-specific sections cited below; verify routing and required submittals with Community Development staff early to avoid rework.

Information Gaps

The detailed procedural rules and meeting/appeal procedures for the Architectural Board of Review, Historic Landmarks Commission, and Single Family Design Board appear to be codified in Title 22 (and cross-referenced by the zoning code), but Title 22 text was not provided in the retrieved materials. Verify the ABR/HLC/SFDB procedural specifics in Title 22. Not found in retrieved materials.
Parcel‑specific overlay mappings (exact boundaries of SP zones, Hillside Design District, El Pueblo Viejo Landmark District) and whether a particular parcel is a designated historic resource were not present in the files. Verify on the City zoning map or with staff. Not found in retrieved materials.

Source References

Development Plan Review Procedures — § 28.85.030.
PUD development plan requirements and submittal list — developer/PUD provisions (see development-plan lists and precise plan language; e.g., schematic drawings/renderings requirement). § 28.36.013, § 28.36.025 and related development plan lists.
SP‑5 Architectural Review requirement — § 28.46.060.
SP‑9 (Veronica Meadows) Single Family Design Board review — § 28.50.115 and § 28.50 series.
C‑P zone Development Plan and Architectural Control — § 28.54.115, § 28.54.120.
C‑X zone Architectural Control — § 28.60.115 and related C‑X development-plan language.
Nonresidential building architectural approval (general) — § 28.15.085.
ADU design criteria — § 28.86.070 and § 28.86.080 (privacy, design-style and discretionary exceptions).
Historic resource protection within ADU rules — § 28.86.070 (Secretary of the Interior standards referenced).

Sources

Retrieved passages

Santa Barbara Zoning Code (§ 28.87.500.) High relevance
Santa Barbara Zoning Code (§ 28.36.013.) High relevance
Santa Barbara Zoning Code (chapter or) Medium relevance
Santa Barbara Zoning Code (chapter shall) Medium relevance
Santa Barbara Zoning Code (Chapter 28.50.) Medium relevance
Santa Barbara Zoning Code (section after) Medium relevance
Santa Barbara Zoning Code (section may) Medium relevance
Santa Barbara Zoning Code (§1) Medium relevance
Santa Barbara Zoning Code (title report) Medium relevance
Santa Barbara Zoning Code (§ 28.54.070.) Medium relevance
Santa Barbara Zoning Code (§ 28.42.132.) Medium relevance
Santa Barbara Zoning Code (section shall) Medium relevance
Santa Barbara Zoning Code (§ 28.94.020.) Medium relevance
Santa Barbara Zoning Code (§1) Medium relevance

Cited sections

Official Santa Barbara code library

Frequently asked questions

Do I need design review for a small commercial addition in Santa Barbara?

If the addition creates more than 1,000 square feet of new nonresidential floor area it is likely to require design review by the Architectural Board of Review (or Historic Landmarks Commission if in a landmark district); any addition over 3,000 square feet generally requires Planning Commission Development Plan approval. See § 28.85.030.

What triggers Planning Commission development-plan review?

A nonresidential construction project involving more than 3,000 square feet of new nonresidential floor area, or transfers of existing development rights over certain thresholds, requires Planning Commission Development Plan approval under § 28.85.030.

Where are the required submittals (plans, renderings, parking) listed?

Detailed development-plan submittal requirements — site maps, schematic drawings and renderings, parking layout, landscaping, and statistical information — are required in the development-plan/precise-plan rules (see the development‑plan lists and precise‑plan provisions; e.g., schematic drawings/renderings are required). See the development-plan lists in § 28.36 (development-plan submittal list) and related precise-plan provisions.

If my property is in a specific plan (SP) area, does that change design review?

Yes. Specific Plan chapters (for example SP‑5 and SP‑9) usually require mandatory architectural control or review by a specific design board (e.g., ABR or SFDB) and sometimes include bespoke submittal standards; see § 28.46.060 (SP‑5) and § 28.50.115 (SP‑9).

Are ADUs always ministerial (no design review) in Santa Barbara?

Not always. Many ADUs meeting the objective ministerial criteria are processed ministerially, but the code explicitly allows discretionary design-review (SFDB/ABR/HLC) when ADUs deviate from those criteria or when they affect historic resources or lie within special overlays. See § 28.86.070–080.

Which board reviews projects in historic districts or landmark properties?

If the property is in El Pueblo Viejo Landmark District, is a City Landmark/Structure of Merit, or is otherwise a designated resource, the Historic Landmarks Commission (HLC) is the review body for design issues; many zone chapters direct HLC review for such properties (e.g., § 28.60.115, § 28.46.060).

What parking rules affect design review?

Parking quantities and layout are evaluated under Chapter 28.90, but some zones (e.g., SP‑8, C‑P) require project-specific parking analyses or project-specific evaluations as part of the Development Plan review; see the SP and C‑P chapters and Chapter 28.90.

Can the Planning Commission impose conditions related to design?

Yes — the Planning Commission may impose reasonable conditions, limits, or modifications when approving a development plan (but cannot grant variances on some numeric maxima defined in certain chapters); see § 28.36.013 and related development‑plan provisions.

Where can I find the objective design standards that allow ministerial ADU approval?

The ADU chapter sets out objective design-style, height, screening, and privacy standards; if an ADU meets those standards it can be ministerial, otherwise discretionary review is available. See § 28.86.070–080.

If my project only requires design review (no other discretionary approval), how is notice handled?

The Community Development Director will determine routing and noticing; the code references municipal noticing rules for Design Review Board hearings and general public notice requirements in the Municipal Code (see cross-references in § 28.85.030 and the noticing provisions referenced there). Verify the exact noticing timeline with staff. § 28.85.030

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