Building near the coast or a creek in Santa Barbara, California
Building near Santa Barbara's coast or creeks takes extra review. In the Coastal Zone, new homes and additions need a City coastal development permit, and on bluff-top lots they must sit behind a site-specific bluff-edge buffer sized for 75 years of erosion. Inland, any structure, fence, deck or grading within 25 feet of Mission Creek's top of bank needs Community Development Director approval.
| Coastal permit | Coastal development permit from the City under its certified Local Coastal Program; some decisions appealable to the Coastal Commission [1] |
| Appeal zone: bluffs | Within 300 ft of the top of the seaward face of a coastal bluff [2] |
| Bluff-top development | Must be landward of a site-specific Coastal Bluff Edge Development Buffer [3] |
| Design life used for bluff buffer | 75 years for single-unit homes [4] |
| Minor items in bluff buffer | Low patios, walkways, fences up to 42 in., at least 10 ft from bluff edge [5] |
| Seawalls | Not allowed just to protect garages, sheds, decks, patios or landscaping [6] |
| Additions to nonconforming structures | Allowed only if the addition conforms to the Coastal LUP [7] |
| Creek habitat buffers (coastal) | Required for all creeks; minimum widths set by creek [8] |
| Mission Creek (inland) | Approval needed within 25 ft of top of either bank [9] |
| Top-of-bank survey | Required for parcels within 50 ft of a creek [10] |
Coastal Zone permits
Santa Barbara has a certified Local Coastal Program, so the City issues coastal development permits (CDPs) and must find a project consistent with the Coastal Land Use Plan [1]. CDPs are appealable to the Coastal Commission for projects between the sea and the first public road, within 100 ft of a wetland, estuary or stream, or within 300 ft of the top of a coastal bluff [2]. The Coastal Commission keeps permitting authority over tidelands and some other areas.
Bluff-top lots
On coastal bluff tops, new development and substantial redevelopment must sit landward of a Coastal Bluff Edge Development Buffer big enough that it won't be threatened by erosion or need seawalls or slope stabilization over its life, factoring in sea level rise [3]. A geotechnical engineer or engineering geologist calculates the buffer from slope stability and long-term bluff retreat, assuming a 75-year life for single-unit homes [4]. Inside the buffer, only minor removable items are allowed, such as patios no more than 10 inches above grade, walkways and fences up to 42 inches, at least 10 ft from the bluff edge, with a 20-year permit term [5]. Development on the bluff face itself is mostly limited to public access, habitat and drainage work.
Seawalls
Shoreline protection devices are allowed only when avoidance isn't feasible and only to protect public beaches, public structures or existing principal structures, never just to protect garages, sheds, decks, patios or landscaping [6].
Existing nonconforming homes
Legal nonconforming structures may be repaired and altered within their footprint without increasing the nonconformity. Additions count as new development and must conform to the Coastal LUP [7].
Creeks
In the Coastal Zone, new development near creeks, wetlands and other sensitive habitat must keep a habitat buffer, with minimum widths set for each creek (for example, distances from top of bank or riparian canopy) [8]. Inland, any structure needing a building permit, and any fence, wall, deck, walkway or grading, within 25 ft of the top of either bank of Mission Creek needs Community Development Director approval [9]. Any parcel within 50 ft of a creek must have its top of bank determined with its plans [10].
The Coastal LUP was certified in 2019; its implementing coastal zoning (Title 28) wasn't available to us, so the inland rules above come from Title 30 only.
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Next steps
- Check the City's MAPS viewer to see if your lot is in the Coastal Overlay Zone (S-D-3), on a bluff, or within 50 ft of a creek.
- Request a Planner Consultation with the Planning Division (630 Garden St., 805-564-5578) to confirm whether you need a coastal development permit or creek review.
- For bluff-top lots, hire a California-licensed geotechnical engineer or engineering geologist to map the bluff edge and calculate the development buffer.
- For creekside lots, have a surveyor determine the top of bank and coordinate with the City Creeks Division.
Common questions
- Do I need a coastal development permit in Santa Barbara, California?
- In the Coastal Zone, yes for new homes and additions. Santa Barbara has a certified Local Coastal Program, so the City issues coastal development permits, and some decisions are appealable to the Coastal Commission, including projects within 300 ft of the top of a coastal bluff.
- How far from the bluff edge can I build in Santa Barbara, California?
- It depends on the site. On bluff-top lots, new development must sit landward of a site-specific Coastal Bluff Edge Development Buffer, calculated by a geotechnical engineer or engineering geologist assuming a 75-year life for single-unit homes. Inside it, only minor removable items such as low patios, walkways and fences up to 42 inches are allowed, at least 10 ft from the bluff edge.
- Can I build a seawall in Santa Barbara, California?
- Only in limited cases. Shoreline protection devices are allowed only when avoidance isn't feasible and only to protect public beaches, public structures or existing principal structures, never just to protect garages, sheds, decks, patios or landscaping.
- What are the creek setback rules in Santa Barbara, California?
- Inland, any structure needing a building permit, and any fence, wall, deck, walkway or grading, within 25 ft of the top of either bank of Mission Creek needs Community Development Director approval. In the Coastal Zone, development near creeks needs a habitat buffer, and any parcel within 50 ft of a creek must have its top of bank determined.
California rules for building near the coast and creeks
California has no statewide shoreland setback. Near water, two state laws matter most.
The coastal zone (Coastal Act, Pub. Res. Code §30000 et seq.):
- Almost any development in the coastal zone needs a coastal development permit (CDP) (§30600). "Development" is broad: buildings, additions, grading, lot splits, removing major vegetation, and changes in intensity of use (§30106).
- The zone generally runs about 1,000 yards inland from mean high tide (up to 5 miles in some habitat areas, less in some cities). San Francisco Bay is excluded; BCDC regulates it (§30103).
- Where a city or county has a Local Coastal Program (LCP) certified by the Coastal Commission, it issues the CDP (§30519). Otherwise the Commission does.
- Local approvals can be appealed to the Coastal Commission for projects between the sea and the first public road, within 300 ft of a beach or the mean high tide line, within 100 ft of a wetland, estuary or stream, or within 300 ft of a coastal bluff (§30603).
- Some improvements to existing homes and repairs are exempt (§30610), with exceptions set by regulation.
Creeks, streams and lakes statewide: you must notify the Department of Fish and Wildlife before work that diverts or blocks a stream, changes its bed, channel or bank, or puts material into it (Fish & Game Code §1602), even for streams that are dry part of the year. CDFW may require a Lake or Streambed Alteration Agreement.
Cities and counties often add their own creek setbacks or riparian buffers.
What the ordinance says
- Coastal LUP Ch. 1, Local Coastal Program overview, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 17
To approve a development with a CDP, local decision-makers must make written findings that a proposed development conforms to the LCP.
- Coastal LUP Ch. 1, appealable Coastal Development Permits, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 17
Developments approved by the local government not included in paragraph (1) that are located on tidelands, submerged lands, and public trust lands; within 100 feet of any wetland, estuary, or stream; or within 300 feet of the top of the seaward face of any coastal bluff;
- Policy 5.1-33.B Development Standards for Coastal Bluff-Tops, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 293
Except for allowed development outlined in subsection C. below, new development and substantial redevelopment shall be sited landward of a Coastal Bluff Edge Development Buffer.
- Policy 5.1-70 Coastal Bluff Edge Development Buffer Calculation, Step 3, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 317
the coastal bluff might reasonably be expected to erode over the expected life of the principal structure (assumed to be 75 years for single-unit residences and commercial
- Policy 5.1-33.C.iv minor improvements in bluff buffer, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 294
Shall be located at least 10 feet from the coastal bluff edge (fences or other vegetation barriers for safety purposes could be located as close as 5 feet from the bluff edge if there is no other feasible option on the site);
- Policy 5.1-44.A Shoreline Protection Device Permitting, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 302
Shoreline protection devices shall not be allowed for the sole purpose of protecting private accessory structures or landscape features (e.g., garages, carports, storage sheds, decks, patios, walkways, landscaping).
- Policy 2.1-19.E Nonconforming Development, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 80
Additions are considered new development. Additions to a legal nonconforming structure may be permitted if the addition conforms
- Policy 4.1-15 ESHA, Wetland, and Creek Habitat Buffers, Certified Coastal Land Use Plan (certified August 2019) - complete, p. 178
A habitat buffer shall be required between new development or substantial redevelopment and any ESHA, wetland, or creek and shall be of sufficient size to: protect biological integrity, serve as transitional habitat, provide distance from human disturbances, and avoid hazards from erosion.
- §30.140.050.C Development Along Mission Creek, Development Limitation Area, Amendments to Title 30 (Inland Zoning Ordinance) - Single Family Streamlining, council adoption draft 04/14/26 showing changes from current code (posted as ADOPTED), p. 81
The limitations of this section shall apply to all land within the area of the Mission Creek watercourse pursuant to Section 30.15.040, Determining Creek Top of Bank, and all land located within 25 feet of the top of either bank of Mission Creek within the City of Santa Barbara.
- §30.15.040 Determining Creek Top of Bank, Amendments to Title 30 (Inland Zoning Ordinance) - Single Family Streamlining, council adoption draft 04/14/26 showing changes from current code (posted as ADOPTED), p. 5
Any parcel that adjoins or is within 50 feet of a creek where development is proposed shall have the top of bank determined as part of any plan submittal.