Local zoning · Santa Barbara

Santa Barbara — Historic Preservation

Q: Do I need design review for exterior changes to a building in El Pueblo Viejo?

Yes. Projects within El Pueblo Viejo Landmark District are routed to the Historic Landmarks Commission for review of exterior changes, signs, fences, and other visual elements instead of (or in addition to) the Architectural Board of Review. See the multiple zoning provisions that call for HLC review when a property is in El Pueblo Viejo. § 28.15.085 and related zone rules.

Historic Preservation 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 zoning and land-use code weaves historic preservation into multiple development rules: designated City Landmarks, Structures of Merit, and properties inside the El Pueblo Viejo Landmark District or a Historic District Overlay Zone are subject to special protections, required design review by the Historic Landmarks Commission (or Architectural Board of Review in some cases), and limits on certain new housing and accessory uses. Key mandatory anchors are the protection tests for accessory dwelling units and two‑unit conversions and the demolition/replacement rules for landmark buildings. See the city's controls on design review, parking, overlays and development standards for parallel requirements. § references below cite the controlling local ordinance text.

(First mentions of linked topics: this page links to Santa Barbara's site pages for design review, parking, ADUs, Title 24, overlay districts, development standards, and land use.)

Design review: design review
Parking: parking
ADUs: ADUs
California Building Standards: California Building Standards Code
Overlay rules: overlay districts
Development dimensions and rules: development standards
Land-use context: land use

How the ordinance organizes preservation controls

Designation categories: City of Santa Barbara Landmark and Structure of Merit are recognized and treated specially in many zoning provisions. Projects involving these properties are routed to the Historic Landmarks Commission (HLC) for review where noted in the code.
Local historic districts: El Pueblo Viejo Landmark District is called out repeatedly as triggering HLC review; the code also references a Historic District Overlay Zone as designated in Chapter 30.57. Projects within those areas receive special procedural and substantive scrutiny. § citations and cross‑references appear throughout the zoning chapters.
Secretary of the Interior standard: The Community Development Director uses the Secretary of the Interior’s Standards for Treatment of Historic Properties as the yardstick for determining whether a proposal would cause a “substantial adverse change” to a historic resource (applies to ADUs, two‑unit conversions, and other projects affecting historic resources). § 28.86.070 and § 28.80.120.

District-by-district breakdown

Below are the Santa Barbara zoning districts and local classifications that the code explicitly links to historic-preservation procedures and limits. Each subsection summarizes purpose, typical permitted uses (as the code frames them), key standards or limits that intersect preservation review, and where that district/overlay is applied in the ordinance.

El Pueblo Viejo Landmark District

Purpose & where it appears: The El Pueblo Viejo Landmark District is repeatedly identified as a special historic area that triggers HLC review for design, signs, walls/fences, antennas, and other exterior changes. The district is referenced across multiple development rules; see the many provisions requiring HLC review “if the property is located within El Pueblo Viejo Landmark District.”
Typical permitted uses: Uses are those of the underlying zone but with additional design controls; the HLC may approve or condition uses when design/compatibility issues arise.
Key standards affecting projects: Any exterior architectural treatment, signs, walls/fences and parking‑lot landscaping in the district are subject to HLC approval rather than only the Architectural Board of Review. Examples include landscaping/planter waivers, fence height adjustments, and sign treatment.
Practical effect: Expect mandatory HLC design review for most exterior changes and for conditional uses that could affect visual character.

Historic District Overlay Zone (Chapter 30.57)

Purpose & where it applies: The Historic District Overlay Zone is the mechanism to create locally regulated historic districts; projects in an overlay zone are explicitly treated as historic resources for development controls. The overlay is called out in regulations limiting two‑unit conversions and accessory units.
Typical permitted uses: Underlying zone uses remain, but conversions and new units that would materially harm historic resources are restricted.
Key standards: The ordinance disallows two‑unit residential development on lots within a Historic District Overlay Zone if the development would cause a substantial adverse change to a listed historic resource; the Community Development Director applies Secretary Standards in that review. § 28.80.120 (and surrounding Chapter 28.80 language).

R-O Zone (Residential-Office)

Purpose & typical uses: R-O aims to preserve residential character while allowing limited office/bed & breakfast uses in some historic structures; the code mentions bed & breakfast uses in structures of merit or landmarks subject to HLC review procedures in Chapter 30.220.
Key standards: Bed & breakfast and other nonresidential uses in landmark structures are conditioned to ensure compatibility; plans for new structures or alterations are routed to the HLC for action. § 30.220 cross‑reference appears in the R‑O rules.
Where it matters: When an existing landmark or Structure of Merit in an R-O zone changes use or is altered, HLC review is required.

R-3 Zone (Medium-density residential)

Purpose & typical uses: Standard multi‑family residential uses; the code makes special allowance for bed & breakfast uses in landmark/structure‑of‑merit buildings, subject to HLC design review and special conditions.
Key standards: Architectural treatment and conditional use review of conversions in the R‑3 zone are subject to the Architectural Board of Review or HLC if the property is a designated landmark or in a landmark district.

C-P Zone (Commercial‑Restricted)

Purpose & typical uses: C-P strives to protect residential character adjacent to commercial uses; its allowed activities are tied to the underlying residential/commercial zones. The C‑P chapter explicitly requires design/architectural plans to conform to ABR policy or the HLC where a property is a landmark or in a landmark district. § 28.54.001 and related subsections.
Key standards: Architectural plans and landscape/parking designs may be required to adhere to HLC guidance in landmark situations.

PUD (Planned Unit Development) and PR (Parks & Recreation)

Purpose & where it intersects preservation: PUD projects must follow the policy of the Architectural Board of Review or the HLC if located in or affecting landmark districts or designated landmarks; design controls for PUDs explicitly delegate architectural policy to those boards. § 28.36.005 and § 28.36.* provisions.
Key standards: PUD approvals can include conditions for historic‑preservation compatibility and architectural conformity to HLC guidance.

M-1, OM-1, and other nonresidential zones where HLC is referenced

Purpose & where it applies: Industrial and office zones (e.g., M-1, OM-1) retain their underlying uses but the code requires that new nonresidential construction within landmark districts or on landmark properties gain approval from ABR or the HLC; visual impacts (e.g., antennas) are reviewed by these bodies. § 28.73.050, § 28.15.085.

Quick decision-relevant standards (table)

Requirement / Topic	Summary of rule	Code Reference
ADUs on or near historic resources	An ADU or junior ADU is prohibited if it would cause a substantial adverse change to a historical resource; Community Development Director applies Secretary Standards.	§ 28.86.070
Two‑unit residential development & historic resources	Two‑unit residential development cannot be permitted where it would cause substantial adverse change to a listed historic resource or within a City Landmark or Historic District Overlay Zone.	§ 28.80.120
Demolition / replacement of landmark nonconforming buildings	Demolition and replacement of potentially hazardous nonconforming buildings that are Landmarks must comply with Chapter 22.22 and follow the special approval/review steps; replacement design is subject to ABR or HLC review.	§ 28.87.045
Who does design review for landmarks	Architectural plans for new nonresidential buildings and many alterations are reviewed by the ABR, or by the HLC if located in El Pueblo Viejo or another landmark district or for designated City Landmarks/Structures of Merit.	§ 28.15.085, § 28.51.115
Parking & historic areas	Parking, landscaping, and related design elements must meet Chapter 28.90 standards, but the ABR or HLC may reduce/waive planter/fence requirements within landmark districts when alternative designs are demonstrated.	§ 28.86.080, § 28.90.050

Checklist

Determine whether the property is a City Landmark, Structure of Merit, inside El Pueblo Viejo, or within a Historic District Overlay Zone. Verify via the City's Historic Resources Inventory (Chapter 30.157) and planning staff.
For any exterior change, prepare a design package that meets the Secretary of the Interior’s Standards and local design guidelines; be ready for HLC review when the property is designated or within a landmark district. § 28.86.070.
If proposing an ADU or two‑unit conversion, include an analysis showing no substantial adverse change to historic significance or explain compliance with Secretary Standards; expect discretionary review if there is an effect. § 28.86.070, § 28.80.120.
Confirm parking, landscaping and planter requirements under Chapter 28.90 and note the HLC/ABR ability to modify those elements in landmark districts.
If demolition or replacement is involved and the structure is a Landmark, follow the special demolition/replacement procedures and obtain the required hearings/approvals. § 28.87.045.
Consult the Community Development Director early for the Secretary‑Standards determination and to confirm which review body (HLC vs ABR vs Single Family Design Board) will hear the project. § 28.86.070 and related cross‑references.

Risks & Ambiguities

Issue	Why it matters	What to verify
Exact district boundaries and listings	Whether HLC review applies depends on whether the parcel is actually in El Pueblo Viejo or a Historic District Overlay.	Confirm parcel status with City Planning (Historic Resources Inventory / Chapter 30.157). Not found in retrieved materials: official map layers.
Precise designation procedures & criteria (how a Landmark/Structure of Merit is added)	The substantive test for designation and appeal timelines affect project risk.	Verify Chapter 22.22 and Chapter 30.157 procedures with planning staff; the procedural text was referenced but the full designation criteria text was not in the retrieved snippets. Not found in retrieved materials.
Interpretations of “substantial adverse change”	Projects can be disallowed or required to substantially alter scope if the Director/commission finds an adverse change.	Ask the Community Development Director how they apply the Secretary Standards for your property and whether an Environmental or Historic Resources report will be required. § 28.86.070, § 28.80.120.
Applicability to ADUs and allowed exceptions	State ADU law interacts with local historic protections; local ordinance prohibits ADUs that materially harm historic resources.	Confirm whether any ministerial ADU allowances can be used without discretionary HLC review on your parcel; the code blocks ADUs that would cause substantial adverse change. § 28.86.070.
Demolition review triggers	Some demolition rules apply only to “potentially hazardous nonconforming buildings”; it's essential to know if that designation applies.	Review § 28.87.045 and Chapter 22.22 and get a zoning/building review to determine whether your structure falls under those demolition/replacement rules.

Plain-English Summary

If your Santa Barbara property is a locally designated Landmark, a Structure of Merit, or inside El Pueblo Viejo or a Historic District Overlay, most exterior changes, conversions (including ADUs or duplex additions), and demolitions trigger extra review — usually by the Historic Landmarks Commission — and the City will apply Secretary of the Interior standards to avoid “substantial adverse change.” Expect design review, possible limits on conversions, and special demolition/replacement rules. Verify with the Community Development Director and the Historic Resources Inventory for parcel‑specific applicability.

Source References

§ 28.86.070 (Protection for Historic Resources; ADU limits and Secretary Standards)
§ 28.86.080 (Parking standards; HLC/ABR involvement)
§ 28.80.120 (Protection for Historic Resources; two‑unit development limits)
§ 28.87.045 (Demolition/replacement of potentially hazardous nonconforming buildings; landmark compliance)
§ 28.15.085 (Nonresidential architectural approval; ABR/HLC authority)
§ 28.51.115 (Architectural treatment; ABR/HLC review for landmark properties)
Chapter 30.57 reference (Historic District Overlay Zone referenced in two‑unit rules) — see cross‑reference in Chapter 28 language.
Design review procedures referenced in Chapter 30.220 (plans to ABR/HLC) as cited in multiple zones.
City pages (for navigation to related topics): Santa Barbara Zoning, Santa Barbara Land Use, Santa Barbara Development Standards

Sources

Retrieved passages

Santa Barbara Zoning Code (§1) High relevance
Santa Barbara Zoning Code (§1) High relevance
Santa Barbara Zoning Code Medium relevance
Santa Barbara Zoning Code Medium relevance
Santa Barbara Zoning Code (Chapter 28.36.) Medium relevance
Santa Barbara Zoning Code (§ 28.36.013.) Medium relevance
Santa Barbara Zoning Code (section and) Medium relevance
CFC § 1 (chapter shall) Medium relevance

Cited sections

Official Santa Barbara code library

Frequently asked questions

Who decides whether my property is treated as a historic resource?

The Community Development Director and staff maintain and reference the City’s Historic Resources Inventory; whether your project triggers historic review depends on whether the property is listed as a City Landmark, Structure of Merit, or lies within a landmark district or Historic District Overlay Zone. The rules that force that determination are set out where the code requires Secretary‑Standards review for affected projects. § 28.86.070.

Do I need design review for exterior changes to a building in El Pueblo Viejo?

Yes. Projects within El Pueblo Viejo Landmark District are routed to the Historic Landmarks Commission for review of exterior changes, signs, fences, and other visual elements instead of (or in addition to) the Architectural Board of Review. See the multiple zoning provisions that call for HLC review when a property is in El Pueblo Viejo. § 28.15.085 and related zone rules.

Can I add an ADU to a designated Landmark or a property inside a historic district?

Not if the ADU would cause a “substantial adverse change” in the historic significance of the resource. The Community Development Director evaluates ADUs for compliance with the Secretary of the Interior’s Standards and may disallow ADUs that fail that test. § 28.86.070.

Can I convert my single‑family home inside a Historic District Overlay Zone into a duplex?

Two‑unit residential development is restricted where it would cause a substantial adverse change to a listed historic resource or on lots within a City Landmark District or Historic District Overlay Zone; those restrictions are part of the two‑unit development chapter and the historic‑resource protections. § 28.80.120.

What happens if I want to demolish a landmark building that’s nonconforming or potentially hazardous?

Demolition/replacement of potentially hazardous, nonconforming buildings that are designated Landmarks must comply with the special procedures called out in the code (including compliance with Chapter 22.22); replacement plans are subject to HLC or ABR review and public hearings. § 28.87.045.

Does the city relax parking or landscaping rules inside landmark districts?

No automatic relaxation — parking and landscaping must comply with Chapter 28.90; however, the Architectural Board of Review or Historic Landmarks Commission may reduce or waive certain planter or fence requirements where alternative designs are shown to be equally effective in landmark districts. § 28.86.080, § 28.90.050.

Who applies the Secretary of the Interior’s Standards, and to what projects?

The Community Development Director uses the Secretary of the Interior’s Standards to determine if a proposal would cause a substantial adverse change to historic resources; this evaluation is explicitly required for ADUs, two‑unit conversions, and other projects that may affect designated resources. § 28.86.070, § 28.80.120.

If my building is in a landmark district, can I get a variance for a development standard?

The code allows the Planning Commission and design bodies to apply or interpret standards, and variance/exception processes exist elsewhere in the code; however, when a property is a City Landmark or in a landmark district, design bodies (HLC/ABR) have authority to approve or condition architectural elements—verify variance availability with planning staff. (See cross‑references to design review rules and Chapter 28 procedures.) Not found in retrieved materials: specific variance treatment tied only to landmarks.

Are the Secretary Standards the only test the City uses for historic work?

No — the Secretary Standards are the explicit comparative standard for “substantial adverse change” findings, but the HLC/ABR also apply local design guidelines and chapter‑specific rules (e.g., Chapter 30.220 design review procedures). Confirm which local design guidelines apply to your property. § 28.86.070, Chapter 30.220 references. ---

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