Goleta City Zoning Code
PART III
Overlay Districts
§ 17.16.010 Purpose.
The purpose of the -AE Airport Environs Overlay District is to regulate land uses within the Airport Influence Area (AIA) consistent with the adopted Airport Land Use Compatibility Plan (ALUCP) for Santa Barbara County, and to limit the height of structures and appurtenances (including vegetation) within these areas. The intent is to protect the safety of people both in the air and on the ground, to reduce and avoid noise and safety conflicts between airport operations and surrounding land uses, and to preserve navigable airspace around the Santa Barbara Airport.
(Ord. 20-03 § 6; Ord. 23-13 § 4)
§ 17.16.020 Applicability.
The standards and regulations of this chapter apply to new uses and new development within the AIA of the Santa Barbara Airport shown on the Zoning Overlay Map. As used herein, “Airport” means the Santa Barbara Airport. Regulations in the -AE Overlay District modify and supplement the base zoning district regulations. In cases where the regulations of the -AE Overlay District conflict with the regulations of the base zoning district, the more restrictive regulations take precedence.
(Ord. 20-03 § 6; Ord. 23-13 § 4)
§ 17.16.030 Review Authority.
Review of projects for consistency with the ALUCP will be done by the Review Authority specified in Title 17 for the type of project proposed. Under this section, the Review Authority has authority granted to the Airport Land Use Commission (ALUC) in the ALUCP. ALUC determination of consistency is required where identified in Section 2.5.1 of the ALUCP.
(Ord. 23-13 § 4)
§ 17.16.040 Safety Compatibility.
A.
General. All uses of land or water within the -AE Overlay District shall avoid:
1.
Sources of glare (such as from mirrored or other highly reflective buildings or building features) or bright lights (including search lights and laser light displays);
2.
Distracting lights that could be mistaken for airport lights;
3.
Sources of dust, steam, or smoke that may impair pilot visibility;
4.
Sources of electrical interference with aircraft communications or navigation; and
5.
Any proposed use that creates an increased attraction for wildlife. Of particular concern are landfills and certain recreational or agricultural uses that attract large flocks of birds which pose bird strike hazards to aircraft in flight.
B.
Use Limitations. In addition to any other use limitations within Title 17, new uses must conform to the use standards and use allowances in ALUCP Section 3.3, Safety Compatibility Policies. These standards and allowances include, but are not limited to, consistency with ALUCP Table 3-2, Santa Barbara Airport Safety Compatibility Criteria.
(Ord. 20-03 § 6; Ord. 23-13 § 4)
§ 17.16.050 Noise Compatibility.
In addition to any noise standards within Title 17, new uses must conform to the noise standards and allowances in Section 3.2, Noise Compatibility Policies, of the ALUCP. These standards and allowances include, but are not limited to, those found in ALUCP Table 3-1, Santa Barbara Airport Noise Compatibility Criteria.
(Ord. 20-03 § 6; Ord. 23-13 § 4)
§ 17.16.060 Regulations for Airspace Protection.
A.
FAA Notification and Review. Any applicant proposing construction or alteration within the -AE Overlay District must submit notification of the proposal to the FAA for an aeronautical study if such construction or alteration exceeds one of the following height standards:
B.
Height Limitations. The criteria for determining the acceptability of a project with respect to height must be based upon the standards set forth in Title 14 of the Code of Federal Regulations (CFR), Part 77, Safe, Efficient Use, and Preservation of the Navigable Airspace (Part 77). Additionally, where an FAA aeronautical study of a proposed object is required in accordance with Part 77, the project must receive an FAA Determination of No Hazard to Air Navigation for that object.
(Ord. 20-03 § 6; Ord. 23-13 § 4)
§ 17.16.070 Avigation Easement and Overflight Notification.
A.
Avigation Easement Dedication. An avigation easement must be dedicated to the City of Santa Barbara for any development consistent with ALUCP requirements.
1.
Applicability. The requirement for an avigation easement applies in the following situations:
a.
Where proposed structures, trees, or other objects would constitute an obstruction as defined by the FAA (exceeds a Part 77 surface);
b.
Located on a site where the ground level penetrates a Part 77 surface; or
c.
Situated on property lying within the projected 65 dBA CNEL or greater noise contour of the Santa Barbara Airport that has been designated as a conditionally compatible land use in Table 3-1 of the ALUCP.
2.
Contents. The avigation easement shall:
a.
Provide the right of flight in the airspace above the property;
b.
Allow the generation of noise and other impacts associated with aircraft overflight;
c.
Restrict the height of structures, trees, and other objects;
d.
Permit access to the property for the removal or aeronautical marking of objects exceeding the established height limit; and
e.
Prohibit electrical interference, glare, and other potential hazards to flight from being created on the property.
B.
Airport in Vicinity Notification Recordation. An overflight notification consistent with the following must be recorded as part of any real estate transaction for any residential development within the AIA.
1.
Disclosure. The notification must contain the following language, as dictated by applicable law, with regard to real estate transfer disclosure:
a.
Notice of Airport in Vicinity. This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you.
2.
Notice. The notification must be made evident to prospective purchasers, lessees, and renters of the property and must appear on the property deed or covenants, conditions, and restrictions (CC&Rs).
3.
Exception. An overflight notification is not required where an avigation easement is required.
(Ord. 20-03 § 6; Ord. 23-13 § 4)
§ 17.17.010 Purpose.
The -AH Affordable Housing Overlay District is intended to enable development of affordable housing on the Central Hollister Affordable Housing Opportunity Sites, consistent with the General Plan. The -AH Overlay District serves to implement the General Plan Housing Element policy of providing new housing that addresses affordable housing needs in the City by establishing development regulations and incentives for designated housing opportunity sites.
(Ord. 20-03 § 6)
§ 17.17.020 Applicability.
The standards and regulations of this chapter apply to the Central Hollister Housing Opportunity Sites, as shown with an -AH extension on the Zoning Overlay Map. Except as provided in this chapter, all standards and regulations in Chapter 17.28, Inclusionary Housing, also apply.
(Ord. 20-03 § 6)
§ 17.17.030 Affordable Housing Requirement.
Any new residential development project in the -AH Overlay District that includes more than five dwelling units must provide units, as listed below. This requirement supersedes the percentage requirements for inclusionary housing, established in Section 17.28.050, Inclusionary Housing Requirements, for projects not located in the -AH Overlay District.
A.
Affordability Housing Requirement by Income Category. The provision of affordable housing shall be provided as follows:
1.
Two and one-half percent of the total number of units within the project must be provided at prices affordable to extremely low-income households.
2.
Two and one-half percent of the total number of units within the project must be provided at prices affordable to very low-income households.
3.
Five percent of the total number of units within the project shall be provided at prices affordable to low-income households.
4.
Five percent of the total number of units within the project shall be provided at prices affordable to moderate-income households.
5.
Five percent of the total number of units within the project shall be provided at prices affordable to above moderate-income households earning 120 to 200 percent of the median income.
B.
No Reduction Allowed. No reduction in these individual percentages is permitted for any reason.
(Ord. 20-03 § 6)
§ 17.17.040 Dwelling Unit Density.
§ 17.17.050 Increased Density with State Density Bonus Program.
All development in the -AH Overlay District is eligible to participate in the State density bonus program, under the provisions of Chapter 17.27, Density Bonuses and Other Incentives.
(Ord. 20-03 § 6)
§ 17.18.010 Purpose.
The -H Hospital Overlay District is intended to support the needs of the Goleta Valley Cottage Hospital and related medical services.
(Ord. 20-03 § 6)
§ 17.18.020 Applicability.
The standards of this chapter apply to sites designated with an -H extension on the Zoning Overlay Map. Except as provided in this chapter, all new structures and development as well as alterations to existing structures must comply with the requirements of the base district.
(Ord. 20-03 § 6)
§ 17.18.030 Permit and Processing Requirements.
All new structures and development as well as alterations to existing structures within the -H Overlay District must be subject to Design Review Board approval. No permits for development within the -H Overlay District shall be issued except in conformance with an approved Development Plan.
(Ord. 20-03 § 6)
§ 17.18.040 Additional Height.
The maximum allowable structure height is 55 feet for hospital buildings and 45 feet for medical office buildings, provided that no building exceeds three stories in height and the height is the minimum height necessary to comply with applicable State hospital construction standards and/or technical requirements.
(Ord. 20-03 § 6)
§ 17.18.050 Lot Coverage.
The maximum lot coverage is 60 percent for hospitals and 50 percent for medical office buildings.
(Ord. 20-03 § 6)
§ 17.19.010 Purpose.
The -OTH Old Town Heritage District Overlay is intended to guide development of designated prominent Old Town parcels to enhance the image of Old Town, ensure development of a distinctive and unified streetscape, and contribute to a more pedestrian-oriented downtown area.
(Ord. 20-03 § 6)
§ 17.19.020 Applicability.
The standards of this chapter apply to sites designated with an -OTH extension on the Zoning Overlay Map. Except as provided in this chapter, all new structures and development, including signs, as well as alterations to existing structures must comply with the requirements of the Base District and the regulations applying to multiple districts contained in Part IV of this Title.
(Ord. 20-03 § 6)
§ 17.19.030 Permit and Processing Requirements.
All new structures and development, including signs, as well as alterations to existing structures within the - OTH Overlay District are subject to Design Review by the Design Review Board, pursuant to Chapter 17.58. When conducting Design Review, the Design Review Board must find that the project is consistent with the Goleta Old Town Heritage District Architecture and Design Guidelines.
(Ord. 20-03 § 6)
§ 17.19.040 Front Setback, Hollister Avenue Frontage.
A.
Zero Setback. On -OTH designated parcels that have Hollister Avenue frontage, new structures must be built without setback from the front property line except that a setback is required to ensure 10 feet between the face of gutter and the back of sidewalk.
B.
Exceptions. Exceptions to the zero-setback requirement may be granted if it can be clearly demonstrated that the pedestrian character of the sidewalk and street frontage will be better maintained and enhanced by the alternative setback and design. Examples of such exceptions include setbacks for front yard patios and courtyards that enhance pedestrian access to retail commercial areas. The maximum allowed Hollister Avenue front setback is 15 feet.
(Ord. 20-03 § 6)
§ 17.20.010 Purpose.
The Specific Plan (SP) Overlay District is intended to identify locations within the City regulated by an adopted Specific Plan, in conformance with Chapter 17.68, Specific Plans.
(Ord. 20-03 § 6)
§ 17.20.020 Adopted Specific Plans.
A.
Applicability. Once adopted, a Specific Plan governs all use and development of properties within the bounds of that Specific Plan.
1.
Where a Specific Plan is silent with regard to particular development standards, the provisions of this Title shall govern. The Director has the authority to determine which provisions of this Title apply where a Specific Plan is silent.
2.
When a use is not specifically listed as permitted in the Specific Plan, the Director must assign the land use or activity to a classification that is substantially similar in character as appropriate. Land uses not listed in the Specific Plan as permitted or not found to be substantially similar to a permitted use are prohibited.
3.
No discretionary entitlement applications or other permits may be approved, adopted, or amended within an area covered by a Specific Plan, unless found to be consistent with the adopted Specific Plan.
B.
Adopted Specific Plans. The following is a list of the City’s adopted Specific Plans.
(Ord. 20-03 § 6)
§ 17.21.010 Purpose.
The -RH High Density Residential Overlay District is intended to facilitate new residential development on non-residentially zoned land without creating nonconformities.
(Ord. 23-17 § 4)
§ 17.21.020 Applicability.
The standards of this chapter apply to sites designated with an -RH extension on the Zoning Overlay Map. Except as provided in this chapter, all new structures and development as well as alterations to existing structures must comply with the requirements of the base zone district.
(Ord. 23-17 § 4)
§ 17.21.030 Permit and Processing Requirements.
New development proposals within the -RH Overlay District may, at the applicant’s election, be processed under the standards and procedures applicable to multiple unit dwelling developments in the RH zone district.
(Ord. 23-17 § 4)