Santa Barbara — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the City of Santa Barbara's local zoning ordinance (Title 28, Zoning) actually says about land use: which uses are permitted or require discretionary approval, how conditional uses are handled, and the key development controls tied to each zone. It is grounded to the City's ordinance text and cites the controlling code sections; where the ordinance is silent I note that fact and tell you to Verify with the jurisdiction. See the City Zoning overview for navigation to related pages: Santa Barbara zoning & planning overview.

NOTE: the City's zoning provisions in the retrieved materials are codified in Title 28 (not Title 17 in these files). All legal citations below use the § symbol and point to the municipal code excerpts provided (see Source References).

How Santa Barbara organizes land use rules (short)

• Allowed vs. conditional: many uses are expressly permitted in a zone; others are allowed only if the Planning Commission issues a conditional use permit after findings are made (§ 28.94.030, § 28.94.020) .
• Zones are specific (e.g., R-1, R-2, R-3, R-4, C-1, C-L, C-M, C-O, M-1, OM-1, HRC-1, HRC-2, OC, PUD, P-D, R-H) and each chapter lists permitted, accessory, and conditional uses plus dimensional and development standards (example: § 28.18.020, § 28.63.030, § 28.72.030) .
• Many zones require review under development-plan or design-review rules; parking rules are applied via Chapter 28.90 and design review is required for most residential projects (§ 28.15.055, § 28.15.100) . See the Santa Barbara Design Review and Santa Barbara Parking pages for related processes.

District-by-district breakdown

Each subsection below names the zone, summarizes purpose, typical permitted uses (and examples of conditional uses), key dimensional or development controls, and where (general) the zone is used. All statements are tied to the municipal code sections shown.

R-1 — Single-Family Residence Zone

• Purpose: The R-1 Zone is the basic single-family district intended to preserve the single-family character and protect light, air and visual amenities (see chapter heading and intent in § 28.15.). Setbacks, heights and design-review rules are specified for the R-1 and related zones (§ 28.15.060, § 28.15.050, § 28.15.055) .
• Typical permitted uses: single-family dwellings, accessory buildings, customary home accessory uses; certain state-required uses may be allowed by law (see § 28.15.). For nonresidential activities proposed in residential zones, the City imposes strict rules (§ 28.15.085) .
• Key dimensional standards: Maximum height 30 ft (unless otherwise limited by solar-access rules) (§ 28.15.050); front setback: 15 ft ground floor / 20 ft upper story; interior setback: 5 ft for R‑1 (§ 28.15.060) .
• Where it applies: majority of single-family neighborhoods; design review of residential buildings required (see Santa Barbara Design Review) (§ 28.15.055) .

R-2 — Two-Family Residence Zone

• Purpose: R-2 is a medium-density residential district for one- and two-family dwellings and related neighborhood facilities (§ 28.18.010) .
• Typical permitted uses: one- and two-family dwellings, plus any uses allowed in R-1 that conform to R-2 restrictions (§ 28.18.020) .
• Key dimensional standards: Max height 30 ft (§ 28.18.050); front setback: 15 ft ground / 20 ft upper story; interior setback: 6 ft for buildings (3 ft for covered parking) (§ 28.18.060) .
• Conditional uses: uses listed in Chapters 28.93/28.94 may be permitted with a CUP (§ 28.18.030) .

R-3 / R-4 — Multiple-Family & Higher-Density Residential

• Purpose: R-3 and R-4 provide limited multiple-family housing (R‑3) and higher-density (R‑4) with specific open-yard and outdoor-living-space rules (see the R‑3/R‑4 chapters) (§ 28.71. references for OC include R‑3 cross references) .
• Typical permitted uses: multiple-family dwellings, accessory uses; community-care and day care uses may be expressly allowed (§ 28.48.030) .
• Key dimensional standards: three stories / 45 ft maximum in many multi-family zones; front setback: commonly 10 ft for ground/one- to two-story; three-story setbacks often higher; interior setbacks often 6–10 ft depending on story count (§ 28.48.050–060) .
• Notes: Projects adjacent to lower-density residential are subject to height-stepback rules tying the adjacent portion to the most restrictive nearby residential zone (§ 28.48.050) .

C-1 / C-L / C-M / C-O — Commercial Zones (limited, local, and general)

• Purpose:
  • C-1 (Limited Commercial) preserves neighborhood character and limits commercial intensity (§ 28.63.001).
  • C-L (Local Commercial) supports retail and neighborhood-serving businesses (§ 28.57.030).
  • C-M and C-O address broader commercial and office uses (see respective chapters).
• Typical permitted uses: retail shops (antique, clothing, grocery), offices, restaurants, hotels in some limited circumstances — enumerated lists exist for each zone; e.g., C-1 permitted uses are listed in § 28.63.030 and include restaurants, retail, banks, hotels, and others .
• Key dimensional standards: many commercial zones use 3 stories / 45 ft maximum; setbacks and interior yard rules vary but nonresidential setbacks are often double the residential setback unless specific exceptions apply (§ 28.21.050, § 28.21.085) .
• Conditional uses and conversions: nonresidential uses in residential buildings and conversions are subject to special rules and architectural approval (§ 28.21.085) .

M-1 — Light Manufacturing

• Purpose: M-1 provides for light industrial and manufacturing uses while protecting adjacent residential areas from obnoxious operations (§ 28.72.001, § 28.72.030) .
• Typical permitted uses: many manufacturing, assembly, repair and service uses listed in § 28.72.030 (extensive enumerated list) — operations must not be obnoxious by smell, noise, dust, etc. .
• Key dimensional standards: some M‑1 rules cross-reference R‑4 for residential components; development plan review or special permits may be required (§ 28.72.070–131) .

OM-1 — Ocean-Oriented Light Manufacturing

• Purpose: OM-1 targets ocean-dependent and ocean-related industrial uses near the Harbor/Wharf (boat repair, marine storage, seafood processing) (§ 28.73.010–030) .
• Typical permitted uses: boat sales, storage, construction/repair, marine supplies, public parking, etc.; other M‑1 uses may be conditionally allowed (§ 28.73.030) .
• Key dimensional standards: max 60 ft / 4 stories nominally but projects after certain dates may be limited to 45 ft unless a Community Benefit Project finding is made (§ 28.73.050) .

HRC-1 / HRC-2 and OC — Harbor / Ocean-oriented Commercial & OC overlay

• Purpose: HRC zones regulate hotel, visitor-serving, and coastal commercial uses along Cabrillo Boulevard/harbor area; HRC-1 is more hotel-focused; HRC-2 allows additional visitor-serving commercial uses (§ 28.22.030) .
• Typical permitted uses: hotels, motels, restaurants, small visitor-serving retail; HRC-2 specifically allows visitor-serving retail under size limits and imposes restrictions on residential use in most of the zone; certain high-intensity uses (fast-food, large liquor/grocery, gas stations) are prohibited in sensitive areas (§ 28.22.030, § 28.22.035) .
• Key dimensional standards: maximum 3 stories / 45 ft; setbacks often 10–20 ft and in special treatment areas the second‑story setback may be 100 ft for portions over 15 ft (§ 28.22.050–060) .
• Overlay: HRC‑2 lands may also be dual‑zoned OC in places; when dual‑zoned both sets of rules apply (§ 28.22.060) .

PUD — Planned Unit Development and P‑D — Planned Development

• Purpose: PUD and P‑D allow flexibility over a base A/E/R‑1 classification to achieve planned development goals; applications require development plans and Planning Commission approval (§ 28.36.001, § 28.39.001) .
• Typical permitted uses: any use permitted in the underlying base zone, plus planned residential or mixed packages allowed in the approved development plan (§ 28.36.030, § 28.39.030) .
• Key standards: PUDs list specific site-area/density calculations, maximum dwelling units per building, open-space requirements, and many plan submittal requirements; no variance may be granted for maximum height or maximum units per building in a PUD once established (§ 28.36.045, § 28.36.013) .

R-H — Resort-Residential Hotel

• Purpose: R-H covers resort-residential hotel uses and closely regulates land coverage, sleeping-unit density and setbacks to protect nearby residential zones (§ 28.27.005–070) .
• Typical permitted uses: resort hotels and associated auxiliary facilities; density is tied to the underlying zone with numeric sleeping-unit caps per acre (§ 28.27.070) .
• Key standards: land coverage max 33⅓%, minimum distances between buildings, setbacks equal to twice the underlying front setback (no less than 30 ft) (§ 28.27.050–060) .

Quick decision table — common, decision-relevant rules

Practical guidance / synthesis (plain-English, applied)

• If your project is a conventional single-family home addition in an R-1 neighborhood, start by checking the R-1 chapter for the setback, height and design-review triggers (§ 28.15.050–060, § 22.69 for design review) — most additions will require design review but not a CUP unless you propose a use the code treats as conditional (§ 28.15.055) .
• Converting an existing residential building to a nonresidential use triggers special rules: nonresidential setbacks are double and such conversions require architectural approval and may be subject to additional council conditions (§ 28.15.085) .
• Want a visitor-serving shop or a second-floor office in the harbor area? See HRC-2 rules: visitor-serving uses are prioritized and non-visitor-serving offices on upper floors require a CUP and may only be allowed up to 50% of the building area (§ 28.22.030.3) .
• For any nonresidential new construction after 1989, the City will insist on Development Plan Approval (Chapter 28.85) before accepting/approving a land use permit (§ 28.22.045, repeated across commercial and coastal zone chapters) .
• Overlay zones and the Coastal Overlay can add additional review (for example, Coastal Development Permits) and substitute or add standards — check the overlay rules in Chapter 28.44 and the applicable overlay chapter (§ 28.22.040, § 28.44.). Check the Santa Barbara Overlay Districts and the local coastal program if the site is in the coastal zone .

Linking to other process pages you’ll need: see Santa Barbara Zoning, Santa Barbara Development Standards, Santa Barbara Parking, Santa Barbara Design Review, Santa Barbara Overlay Districts, Santa Barbara Historic Preservation, Santa Barbara ADUs, and the statewide California Building Standards Code for building code issues (separate from local zoning) — link usage above is the first natural mention of each topic.

Checklist (what an applicant must satisfy before a land-use permit / project is accepted)

• Confirm your parcel's zoning and any overlay(s) on the Official Zoning Map (verify whether dual zoning applies) — see the relevant zone chapter (e.g., R-1 § 28.15, HRC-2 § 28.22) .
• Determine whether the proposed use is expressly permitted, accessory, or conditional under the zone (consult the zone's "Uses Permitted" and the CUP table § 28.94.030) .
• Prepare plans that meet dimensional standards (setbacks, height, lot coverage) in the relevant zone chapter (e.g., § 28.15.060, § 28.18.060) .
• Confirm parking requirement compliance per Chapter 28.90 and include parking on plans (§ 28.15.100, etc.) .
• Check if Design Review or Architectural Board of Review approval is required (residential design review: § 28.15.055) and schedule accordingly .
• If proposing a conditional use, assemble findings and evidence that the CUP findings in § 28.94.020 can be met (adequate parking, compatibility, no material detriment) .
• If your property is within an overlay (coastal, historic, hillside), include the overlay-specific submittals and standards (e.g., Chapter 28.44 for Coastal Overlay) .
• Verify whether Development Plan Approval (Chapter 28.85) applies—commonly required for nonresidential projects after 1989 (§ 28.22.045) .

Risks & Ambiguities

Plain-English Summary

Santa Barbara's zoning code (Title 28) lists what you can do on a parcel by zone: simple home work and ordinary additions in R‑1 are typically allowed within the zone's setback and height rules, while many commercial, industrial or higher-intensity uses either are explicitly listed as permitted uses in a zone or need a Conditional Use Permit with specific findings. Always check the zone chapter, overlay chapters, and parking/design-review rules before assuming a use is allowed (§ 28.15.060, § 28.94.020–030, Chapter 28.90) .

Source References

• Santa Barbara Municipal Code excerpts provided (Title 28 Zoning). Key code citations used above include:

  • § 28.15.050–060, § 28.15.085 (R-1 standards; nonresidential rules) .
  • § 28.18.010–060 (R-2 uses and setbacks) .
  • § 28.48.030–060 (R-O / R-3 cross references; multi-family rules) .
  • § 28.63.001–030 (C-1 Limited Commercial permitted uses list) .
  • § 28.72.030 (M-1 permitted uses list) .
  • § 28.73.010–050 (OM-1 ocean-oriented uses and height) .
  • § 28.22.030–060 (HRC‑1 / HRC‑2 permitted uses, visitor-serving priority, setbacks/heights, OC overlay) .
  • § 28.36.001–045 (PUD / Planned Unit Development rules) .
  • § 28.39.001–030 (P‑D Planned Development zone) .
  • § 28.27.005–070 (R-H Resort-Residential Hotel standards) .
  • § 28.94.020–030 (Conditional use permit findings and list) .
  • Coastal Overlay / Coastal Development Permit rules: Chapter 28.44, ADU coastal-specific rules in § 28.44. (see excerpts) .
  • Parking cross-references: Chapter 28.90 and code citations (e.g., § 28.15.100) .

• City process and navigation pages (internal links used in-text):

  • Santa Barbara zoning & planning overview
  • Santa Barbara Zoning
  • Santa Barbara Development Standards
  • Santa Barbara Parking
  • Santa Barbara Design Review
  • Santa Barbara Overlay Districts
  • Santa Barbara Historic Preservation
  • Santa Barbara ADUs
  • California Building Standards Code
  • California ADU law

If you need parcel-specific application (e.g., exact permitted uses on a specific lot, or the official zoning map), Verify with the City of Santa Barbara Planning Division — the ordinance text provides the rules but the Official Zoning Map and staff interpretations determine how they apply to a given parcel.

Retrieved passages

• Santa Barbara Zoning Code (§ 28.94.020.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.94.030.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.22.035.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.18.020.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.30.100.) High relevance show source text
• Santa Barbara Zoning Code (Chapter 28.36.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.22.030.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.39.050.) Medium relevance show source text
• Santa Barbara Zoning Code (§3) High relevance show source text
• Santa Barbara Zoning Code (§ 28.21.035.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.48.030.) High relevance show source text
• Santa Barbara Zoning Code (§ 28.27.050.) Medium relevance show source text
• Santa Barbara Zoning Code (§3) Medium relevance show source text

Cited sections

• Santa Barbara Municipal Code excerpts provided (Title 28 Zoning). Key code citations used above include: (Title 28)
• § **28.15.050–060**, § **28.15.085** (R-1 standards; nonresidential rules) .
• § **28.18.010–060** (R-2 uses and setbacks) .
• § **28.48.030–060** (R-O / R-3 cross references; multi-family rules) .
• § **28.63.001–030** (C-1 Limited Commercial permitted uses list) .
• § **28.72.030** (M-1 permitted uses list) .
• § **28.73.010–050** (OM-1 ocean-oriented uses and height) .
• § **28.22.030–060** (HRC‑1 / HRC‑2 permitted uses, visitor-serving priority, setbacks/heights, OC overlay) .
• § **28.36.001–045** (PUD / Planned Unit Development rules) .
• § **28.39.001–030** (P‑D Planned Development zone) .
• § **28.27.005–070** (R-H Resort-Residential Hotel standards) .
• § **28.94.020–030** (Conditional use permit findings and list) .
• Coastal Overlay / Coastal Development Permit rules: Chapter **28.44**, ADU coastal-specific rules in § **28.44.** (see excerpts) .
• Parking cross-references: Chapter **28.90** and code citations (e.g., § **28.15.100**) .
• City process and navigation pages (internal links used in-text):
• Santa Barbara zoning & planning overview
• Santa Barbara Zoning
• Santa Barbara Development Standards
• Santa Barbara Parking
• Santa Barbara Design Review
• Santa Barbara Overlay Districts
• Santa Barbara Historic Preservation
• Santa Barbara ADUs
• California Building Standards Code
• California ADU law
• SantaBarbara_ZoningCode.md

• Official Santa Barbara code library