Goleta Valley Community Plan

InItIatIon Draft for boarD of supervIsors revIew

Part I - EastErn GolEta VallEy Part II - WEstErn GolEta VallEy

februarY 1, 2012*
*replaces June 1, 2011 Initiation Draft for County Planning Commission review

Long Range PLanning Division PLanning anD DeveLoPment DePaRtment County of santa BaRBaRa

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ACKNOWLEDGEMENTS
S ANT A B ARB ARA COUNTY BO ARD OF SUPERVISORS
Salud Carbajal, First District Janet Wolf, Chair, Second District Doreen Farr, Third District Joni Gray, Fourth District Steve Lavagnino, Fifth District

S ANT A B ARB ARA COUNTY PLANNING COMMISSION

GOLETA V ALLEY PLANNI NG ADVISORY COMMITTEE ( GVP AC)

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Valerie Olson, Chair Kenan Ezal, Vice-Chair Thomas Elliott, Recording Secretary Bonnie Freeman Kenneth Mineau Kimberly True Edwin Ted Adams

PLANNING AND DEVELOP MENT DEP ARTMENT

Glenn Russell, Ph.D., Director

Long Range Planning Division Jeff Hunt, AICP, Director Allen Bell, Supervising Planner Erika Leachman, Senior Planner

Mapping Division Mark Bright, Mapping Division Chief Brett Buyan, Mapping Technician

Previous Staff Long Range Planning John McGinnes, Director Derek Johnson, Director Vicki Parker, Deputy Director Peter Imhof, Supervising Planner David Lackie, Supervising Planner June Pujo, Supervising Planner Lucy Pendl, Planner

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C. Michael Cooney, First District Cecilia Brown, Chair, Second District Marell Brooks, Third District Joe H. Valencia, Fourth District Daniel Blough, Fifth District

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Goleta Valley Community Plan

PREFACE ................................................................................................................. V

PART I: EASTERN GOLETA VALLEY

A. B. C. D.

I. INTRODUCTION ..................................................................................................... 3

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A. B. C. D. E.

LEGAL AUTHORITY/INTENT AND PURPOSE ................................................................................................... 3 ORGANIZATION, INTERPRETATION, AND IMPLEMENTATION .......................................................................... 9 COMMUNITY PLANNING HISTORY ............................................................................................................... 14 THE GOLETA COMMUNITY PLAN UPDATE PROCESS ................................................................................... 16

II. COMMUNITY DEVELOPMENT AND LAND USE ............................................... 17

PLANNING AREA BOUNDARIES AND PERMITTED LAND USES ..................................................................... 17 LAND USE AND ZONING MAPS .................................................................................................................... 27 RESIDENTIAL LAND USES............................................................................................................................ 41 COMMERCIAL/MIXED LAND USES .............................................................................................................. 57 AGRICULTURAL AND RURAL LAND USES .................................................................................................... 61

III. PUBLIC SERVICES AND FACILITIES ............................................................... 69

A. GENERAL PUBLIC SERVICES AND FACILITIES .............................................................................................. 69 B. PUBLIC SAFETY: FIRE PROTECTION, LAW ENFORCEMENT, AND EMERGENCY SERVICES ............................. 73 C. PARKS, RECREATION, TRAILS, & OPEN SPACE ............................................................................................ 77 D. WATER, WASTEWATER, AND SOLID WASTE MANAGEMENT........................................................................ 91 E. TRANSPORTATION AND CIRCULATION ......................................................................................................... 99

IV. ENVIRONMENTAL RESOURCES AND CONSTRAINTS ............................... 125

A. GENERAL RESOURCES AND CONSTRAINTS ................................................................................................ 125 B. AIR QUALITY AND GLOBAL CLIMATE CHANGE......................................................................................... 127 C. WATERSHED ECOLOGY: HYDROLOGY, BIOLOGY, AND GEOLOGY ............................................................. 131 D. HISTORY AND ARCHAEOLOGY .................................................................................................................. 157 E. HAZARDS AND NOISE CONFLICTS .............................................................................................................. 159 F. VISUAL RESOURCES................................................................................................................................... 163 INDEX ............................................................................................................................................................. 171

PART II: WESTERN GOLETA VALLEY

REFER TO 1993 GOLETA COMMUNITY PLAN AS ADOPTED .............................................................................. 171

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TABLE OF CONTENT

LIST OF FIGURES
Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure Figure # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 : : : : : : : : : : : : : : : : : : : : : : : : : : : Title Western and Eastern Goleta Valley General Plan Hierarchy Environmental Stewardship in Sustainable Community Planning Community Plan Policy Framework Vicinity Planning Area Boundaries Land Use Designations - Rural Area Land Use Designations- Urban Area Zoning Districts - Rural Area Zoning Districts - Urban Area Buildout Table - Residential Units Buildout Table - Commercial Sq Ft U.S. Census Population Trends More Mesa St. Vincent's Urban Agriculture Parks, Recreation, and Trails (PRT) Circulation Bikeway Classifications Transportation Improvements Bicycle Improvements Watersheds ESH/RC Overlay Atascadero Creek Greenway Noise Element General Location of Public Scenic Resources Public Vistas, Scenic Local Routes, and Gateways Type Map Diagram Diagram Diagram Map Map Map Map Map Map Table Table Table Map Map Map Map Map Diagram Map Map Map Map Map Map Table Map Page ix 5 10 12 21 22 29 31 33 35 37 38 39 48 53 64 81 103 108 113 114 132 137 139 160 164 165

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Goleta Valley Community Plan Eastern Goleta Valley

INDEX OF ABBREVIATIONS
ADT BAR C&D CDP Caltrans CEQA CIP CLUP DR EDRN EGV EGVPA EHS EIR EPA ESH GCP GHG GIS GPAC GTIP GVCP GVC Average Daily Trips Board of Architectural Review Construction and Demolition Waste Coastal Development Permit California Department of Transportation California Environmental Quality Act Capital Improvement Program Coastal Land Use Plan Design Residential Land Use Designation Existing Rural Development Neighborhood Eastern Goleta Valley Eastern Goleta Valley Planning Area Environmental Health Services Department Environmental Impact Report U.S. Environmental Protection Agency Environmentally Sensitive Habitat Goleta Community Plan Greenhouse gas Geographic Information System General Planning Advisory Committee Goleta Transportation Improvement Plan Goleta Valley Community Plan Goleta Visioning Committee GVPA GVPAC HWY IVMP LCP LEED LID LOS LPNF MTD P&D PD PRT PW RC RHNA RTP SBCAG SCS UA UST VMT WGV Goleta Valley Planning Area Goleta Valley Planning Advisory Committee Highway Isla Vista Master Plan Local Coastal Program Leadership in Energy and Environmental Design Low Impact Development Level-of-Service Los Padres National Forest Metropolitan Transit District Planning and Development Department Planned Development Land Use Designation Parks, Recreation, and Trails Public Works Department Riparian Corridor Regional Housing Needs Allocation Regional Transportation Plan Santa Barbara County Association of Governments Sustainable Community Strategy Urban Agriculture Underground Storage Tank Vehicle Miles Traveled Western Goleta Valley

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TABLE OF CONTENT

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ISSUE AREA IDENTIFIERS AND ABBREVIATIONS

AQ ECO EGV ENV ES FIRE GEO HA HAZ HYD LUA LUC LUR N POL PRT SF Air Quality Ecology, Biology, and Habitats Planning Area Boundaries and Permitted Uses General Environmental Resources and Constraints Emergency Services and Facilities Fire Protection Services and Facilities Geology, Topography, and Soils Hazardous Materials Agricultural Land Uses Commercial Land Uses Residential Land Uses Noise History and Archaeology

Hydrology, Flooding, Drainage, and Stormwater Runoff

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Law Enforcement Services and Facilities Solid Waste and Resource Recovery Transportation and Circulation Visual Resources Parks, Recreation, Trails and Open Space General Public Services and Facilities RRC TC VIS WAT WW Water Resources and Conservation Wastewater Management

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Goleta Valley Community Plan Eastern Goleta Valley

PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

II. COMMUNITY DEVELOPMENT AND LAND USE

A. PLANNING AREA BOUNDARIES AND PERMITTED LAND USES
Vision of the Community As authorized by the Board of Supervisors, the Goleta Valley Planning Advisory Committee (GVPAC) recommended land use goals and strategies for the updated community plan. These goals and recommendations informed how and where the 1993 Goleta Community Plan (GCP) was updated to create a comprehensive land use plan for Eastern Goleta Valley. The goals also aided the Planning Commission and the Board of Supervisors in their reviews of the Plan. The following provides a statement from the GVPAC on behalf of Eastern Goleta Valley, reflecting a collective long-term vision for the community. The Community Vision Statement for Eastern Goleta Valley Nestled between the cities of Santa Barbara and Goleta, and between the mountains and the Pacific Ocean, lies Eastern Goleta Valley. It is an area of great beauty and it is the place we call home. Those of us fortunate enough to live or work here know there is much to be proud of and much to love about this place. We also know that we face problems shared by communities up and down the California coast, as well as issues which are uniquely our own. As we imagine the future of Eastern Goleta Valley, we have the opportunity to make choices about that future. These choices can express our commitment to the highest environmental, economic, and social ideals. Our goals need not be modest. But perhaps one of our most important objectives could be that we live modestly and that we live gently on the land. This remarkable coastal area deserves our most conscientious stewardship. It is our hope that this plan creates good land use decisions, and that the planning process is transparent, efficient, fair and predictable to all stakeholders. With these two important ideas in mind, we present a vision for the future of Eastern Goleta Valley: We are a community that embraces conservation, stewardship and consciously living within our resources. The spectacular physical beauty of our coast, valley and mountains has been preserved. Our community has preserved and enhanced our public lands. Open space, protected habitats and parks are plentiful, tranquil and accessible to the neighborhoods they serve.

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II. COMMUNITY DEVELOPMENT AND LAND USE A. Planning Area Boundaries and Permitted Land Uses

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Community Plan Goals The following goals for the Community Plan are derived from the vision articulated above and the public planning process. Each goal is achieved through its respective series of objectives, policies, actions, programs, and development standards. Taken together, this Plan and its policies are designed to achieve the following outcomes over the life of the Plan and beyond. 1. The community is balanced and sustainable to provide safe, high quality neighborhoods, a mix of housing types sufficient to meet local needs, a thriving local economy, and sustainable agricultural ventures, while preserving the natural environment, local watershed resources, and ecologic systems. 2. Community development and land use planning is comprehensive, purposeful, and paced to strengthen community identity, sustainability, and quality of life. 3. The community is safe with exemplary public services and sustainable infrastructure to meet the needs of existing and future residents of Goleta Valley. 4. Life and property is protected from geologic hazards 5. The community is healthy, where adults and children have ample opportunity to play, exercise, travel, explore, and experience the natural environment. 6. Water is conserved, and wastewater treatment and solid waste management systems are designed and managed sustainably. 7. Transportation planning is coordinated with land use planning to allow for community development and land uses per the policies and land use designations of this plan while maintaining safe roadways and intersections. 8. The community is served by a well-designed, efficient, and safe transportation network serving the multi-modal needs of all users and abilities.

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Our community is a place where change comes purposefully, and when we grow, we grow slowly, and in a manner that preserves the character of our neighborhoods and our quality of life. Our community continues to ensure that a variety of housing options are available throughout the planning area. Our commercial areas serve our community well and fit in comfortably with surrounding neighborhoods. Agriculture is a vital element in the mix of land use and sustainable economic activity. We are a community with a well-planned, safe, and efficient multimodal system of transportation that is aesthetically pleasing and enhances our community character. We continuously improve and maintain our public infrastructure and are recognized for our extensive system of sustainably landscaped streets and greenways. We are a safe community.

Goleta Valley Community Plan Eastern Goleta Valley

PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

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II. COMMUNITY DEVELOPMENT AND LAND USE A. Planning Area Boundaries and Permitted Land Uses

The Eastern Goleta Valley Planning Area Eastern Goleta Valley (EGV) is located in the South Coast of Santa Barbara County in the hills between the City of Santa Barbara and the City of Goleta. See Figure 5: Vicinity Map. The unincorporated coastal plain and foothills reaching from Camino Cielo Rd on the north to the Pacific Ocean on the south covers approximately 23,200 acres of between the Cities of Santa Barbara and Goleta. Of this area, about 15,300 acres lie within the designated Rural Area boundary, and 7,900 acres lie within the designated Urban Area boundary where the majority of the nearly 30,000 residents of Eastern Goleta Valley live. The Eastern Goleta Valley planning area includes 7,200 acres northeast of US Hwy 154, capturing the headwaters of Eastern Goleta Valleys watershed sub-basins. See Figure 6: Planning Area Boundaries.

Eastern Goleta Valley is located between the City of Goleta and the City of Santa Barbara. For unincorporated communities like Eastern Goleta Valley, identity and a sense of place are not inherent as is often the case for incorporated cities. However, Eastern Goleta Valley is a community seeking to enhance its identity and preserve its community character through future land use and development decisions. To do this, this plan identifies specific areas needing improvement, maintains established complete neighborhoods, and preserves existing rural areas and agricultural areas based on the goals and needs of the community as a whole. This Plan better defines Eastern Goleta Valley -- unique in its identity, but united with the Countys South Coast.

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9. Average daily trips (ADTs) and vehicle miles traveled (VMTs) generated in the community are minimized to reduce greenhouse gas emissions generated by transportation. 10. The communitys natural resources are protected, conserved, and restored, and environmental constraints are respected. 11. Local land use and development do not contribute adversely to regional air quality or global climate change. 12. Water runoff is clean and not harmful to watershed and marine habitats. 13. The ecological and biological resources of local watersheds are preserved, balanced, and thriving, ridgeline to shore. 14. Life and property is protected from the hazards of the built and natural environments. . 15. The historic and archeological features of Eastern Goleta Valley are preserved. 16. Ambient noise is restricted to acceptable levels. 17. Hazardous materials are managed and contained to protect health and safety. 18. The spectacular beauty of Eastern Goleta Valley is preserved and enhanced.

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Sub-Areas and Boundaries within Eastern Goleta Valley Coastal Zone: Pursuant to the Coastal Act of 1976, local jurisdictions are required to prepare a local coastal program (LCP) for land within the Coastal Zone. The California coastal zone is a distinct and valuable natural resource of vital and enduring interest to all the people and exists as a delicately balanced ecosystem. A local coastal program (LCP) includes a coastal land use plan (CLUP), zoning ordinance, and implementation programs. Generally, the Coastal Zone extends inland 1,000 yards from the mean high tide line. However, the boundary has been broadened in specific locations to include nearby habitat, recreational, and agricultural resources. Urban/Rural Boundary: The County's Comprehensive Plan differentiates between rural and urban areas and designates allowable uses based upon these areas. Rural areas are limited to agriculture and related uses, mineral extraction and related uses and activities, recreation, clustered low density residential and related uses, and uses of a public or quasi-public nature. Minimum parcel size within rural areas is 40 acres, with the exception of parcels owned and used by a public agency or parcels within an identified Existing Developed Rural Neighborhood (EDRN). Urban areas provide urban and suburban land uses for community development, including residential and commercial activities and their related uses, buildings and structures, public services and recreation, as well as urban agricultural activities. The Urban/Rural Boundary is an important delineation to ensure urban development is limited to land designated for urban uses.

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Consideration of this existing environment, both natural and built, helped determine where and how community development occurs in the future. For example, the Eastern Goleta Valley planning area is delineated between the headwaters and the marine outlets of South Coast watersheds and sub-basins, including Atascadero, Cieneguitas, and Maria Ygnacio creeks. This watershed-based location was strongly considered in the definition of the planning area boundaries. The Plan strives for a sustainable relationship between the built and natural environments from the headwaters through the tributaries and creeks, to the wetlands and floodplains, and finally to the Santa Barbara Channel. Community development respects constraints and protects resources of the natural environment based on the ecological function of local watersheds, reflected in the land use map, as well as policies and standards for development.

Goleta Valley Community Plan Eastern Goleta Valley

PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

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II. COMMUNITY DEVELOPMENT AND LAND USE A. Planning Area Boundaries and Permitted Land Uses 21

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San Marcos Pass E.D.R.N.

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Land Use and Development Policies and Implementation Strategies

The following goals, objectives, policies, standards, and programs are embodied in the Plan and shall apply to Eastern Goleta Valley regardless of specific land use designation or property ownership. GOAL #1. THE COMMUNITY IS BALANCED AND SUSTAINABLE TO PROVIDE SAFE, HIGH QUALITY NEIGHBORHOODS, A MIX OF HOUSING TYPES SUFFICIENT TO MEET LOCAL NEEDS, A THRIVING LOCAL ECONOMY, AND SUSTAINABLE AGRICULTURAL VENTURES, WHILE PRESERVING THE NATURAL ENVIRONMENT, LOCAL WATERSHED RESOURCES, AND ECOLOGIC SYSTEMS. COMMUNITY DEVELOPMENT AND LAND USE PLANNING IS COMPREHENSIVE, PURPOSEFUL, AND PACED TO STRENGTHEN COMMUNITY IDENTITY, SUSTAINABILITY, AND QUALITY OF LIFE.

GOAL #2.

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Policy EGV-1.1: Urban Area Rural Area Coastal Zone Policy EGV-1.2: Policy EGV-1.3: Policy EGV-1.4: II. COMMUNITY DEVELOPMENT AND LAND USE A. Planning Area Boundaries and Permitted Land Uses

OBJECTIVE EGV-1: Establish the geographic boundary of Eastern Goleta Valley, inclusive of recognized subareas, and implement comprehensive planning for the planning area. Planning Area and Sub-area Map:. The Goleta Valley Community Plan for Eastern Goleta Valley (EGV) shall only apply within the delineated boundary in Figure 6 and considered relative to the following subareas:

The Urban/Rural Boundary through EGV shall separate principally urban land uses from those which are rural and/or agricultural in nature. This boundary shall represent the maximum extent of the EGV urban area, and the Urban/Rural Boundary shall not be extended until existing inventories of vacant land within the urban area are nearing buildout. This Boundary shall not be modified except as part of a County-initiated amendment of the Community Plan. All Countywide and Coastal Plan policies apply to the non-coastal and coastal areas, respectively, of EGV in addition to policies and programs of this community plan.

The Development Standards contained within this Plan shall be utilized to implement the policies of the Plan. Where appropriate,

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

each of these standards shall be applied to the project under review unless the standard would be inapplicable or ineffective and/or other standards have been required which implement the policies. OBJECTIVE EGV-2: Establish a watershed-based approach for land use and development planning and decision-making. Policy EGV-2.1: The County shall consider the relationship of land use and development decisions to the health and function of watersheds and sub-basins, consistent with the intent and policies of Section IV: Environmental Resources and Constraints. The County shall work with South Coast agencies, including cities, districts, or other interested organizations, to address watershedbased planning issues to improve the quality of regional hydrologic conditions.

Policy EGV-2.2:

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Policy EGV-3.1: Policy EGV-3.2: Policy EGV-3.3: Policy EGV-3.4: DevStd EGV-3A: 24

OBJECTIVE EGV-3: Enhance resource efficiency and minimize environmental impacts.

All land uses and development shall occur in a manner which minimizes construction and operation-related impacts to the community. Clustering or relocation of development to less sensitive areas or parcels to conserve open land and environmental resources shall be strongly encouraged without resulting in urban development patterns in the rural area. Where a site or parcel has more than one land use designation (e.g.: commercial and residential), the design of the site shall be coordinated through the use of similar landscape and design elements (e.g.: access, plant selection, buffer strips, habitat/open space protection, architectural styles, etc.)

Stormwater runoff and surface water quality shall be managed primarily with low impact site design and landscape planning. Mechanical or structural treatments shall be implemented only when natural or passive treatments are deemed infeasible. Low-Impact Development Standards (LIDs): Development shall be designed and constructed to minimize or eliminate pollutants in stormwater through natural processes and maintain predevelopment hydrologic characteristics, such as flow patterns, surface retention, and recharge rates, consistent with California

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Goleta Valley Community Plan Eastern Goleta Valley

PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

State and County LID standards. Standards may include, but are not limited to: 1. Site planning to avoid, protect, and restore sensitive areas (e.g., wetlands and riparian corridors), 2. Maximization of pervious surfaces and the use of existing natural features to allow for onsite infiltration of water, 3. Vegetative treatment (e.g., bioswales, vegetative buffers, constructed or artificial wetlands, etc.), 4. Mechanical or structural treatment (e.g., storm drain filters and inserts). Policy EGV-3.5: Policy EGV-3.6: Energy and resource efficiency shall be maximized in development. Green building design standards and technologies shall be encouraged and implemented in project planning (e.g., LEED project and neighborhood development certification through the U.S. Green Building Council, Built Green Santa Barbara, Santa Barbara Countys Innovative Building Review Program, etc.).

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Policy EGV-4.1: DevStd EGV-4A: DevStd EGV-4B: Policy EGV-4.2: II. COMMUNITY DEVELOPMENT AND LAND USE A. Planning Area Boundaries and Permitted Land Uses

OBJECTIVE EGV-4: Strengthen the sense of community and uniqueness of EGV. Land use and development shall complement existing neighborhoods and enhance aesthetics and viewsheds, where site suitability and layout, project scale, neighborhood land use characteristics, and urban design are factors considered in planning and design. Development should be designed, configured, and sited to perpetuate and promote the sense of natural light and air, solar exposure, and privacy as characteristics of the community aesthetics.

Development should be designed, configured, and sited to maximize compatibility with surrounding uses. Development shall be sited and designed to provide maximum access to non-motor vehicle forms of transportation, including well-designed walkways, sidewalks, and paths and trails between residential development and adjacent and nearby commercial uses and employment centers wherever safe and feasible.

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OBJECTIVE EGV-5: Increase the production and availability of local food. Policy EGV-5.1: The establishment and maintenance of community gardens as components of public and private park development, and as potential improvements integrated with County Calle Real Administration Campus planning shall be encouraged (see also Section III: Public Services and Facilities). Community gardens should be considered ideally located in the urban area near transportation corridors, schools, and residential neighborhoods to increase accessibility and appeal. Local cultivation of edible products should be encouraged consistent with County codes. A permanent location for a certified farmers market to support regional agriculture should be established.

DevStd EGV-5A:

Policy EGV-5.2: Policy EGV-5.3:

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Policy EGV-6.1: Policy EGV-6.2: 26

OBJECTIVE GV-6: Consider EGV as a unique community in its identity, but united with the South Coast of Santa Barbara County in the interest of well-coordinated regional planning. The County shall continue to monitor, account for, and participate as an interested agency in the land use and development decisions of the adjacent jurisdictions, including the City of Goleta, the City of Santa Barbara, and UCSB. The County shall work with the Cities of Goleta and Santa Barbara to plan and develop interconnected regional transportation facilities to serve commuters and enhance access to multi-modal transportation options.

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Goleta Valley Community Plan Eastern Goleta Valley

PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

B. LAND USE AND ZONING MAPS

This section of the Plan maps the type, location, intensity, and interrelationship of the various land use designations within Eastern Goleta Valley (EGV). The Land Use and Zoning Maps are designed based upon the goals for sustainable community development, the community land use policies, and existing and anticipated resource and service constraints. The overall goal of the Land Use Map is to give the community a balance of land uses that provide sustainable housing, employment, services, agricultural business, open space, and recreation and minimize the environmental impacts of the built environment. Commercial land uses allow for local employment and commercial services. Residential land uses allow for residential neighborhoods to meet housing needs. Government, utility, and institutional space has been identified to serve the needs of the community. Finally, open space and agricultural lands are provided to maintain and enhance the existing character of the community and to meet the goals of maintaining agriculture as an industry in Eastern Goleta Valley.

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Proposed Land Use Rural Area
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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

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II. COMMUNITY DEVELOPMENT AND LAND USE B. Land Use and Zoning Maps 37

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

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38 Goleta Valley Community Plan Eastern Goleta Valley

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

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40 Goleta Valley Community Plan Eastern Goleta Valley

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

C. RESIDENTIAL LAND USES

Eastern Goleta Valley is largely suburban residential in character, providing a range of residential types, including single family, condominium, apartment and mobile home types in the urban area, with ranchette neighborhoods on the peripheral areas of Hope Ranch and the foothills. The socio-economic and urban design differences between these neighborhoods are clear and directly related to the variations in land use designations between them. Though distinctions exist between these neighborhoods, taken together, residential land uses comprise approximately a third of the planning area. This residential character is valued by the community and is retained in this Plan. The approach to residential land uses in Eastern Goleta Valley is two-fold. Firstly, the Plan maintains the land uses and suburban characteristics of established residential neighborhoods. The Plan then determines how and where additional residential neighborhoods should be built in the future based on the community plan goals for sustainable community development. The Plan prioritizes neighborhood development in strategic locations near commercial and employment destinations, schools, parks, and multi-modal transportation facilities. These locations direct development patterns to infill development in the urban area while preserving the function, forms, and characteristics of existing suburban neighborhoods and rural lands. Based on the communitys goals for sustainability, these patterns are preferred over continuing suburban sprawl into the rural, agricultural, and coastal lands of Eastern Goleta Valley. The residential component of the Plan is designed to:

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II. COMMUNITY DEVELOPMENT AND LAND USE C. Residential Land Uses

Preserve and enhance the character of existing neighborhoods through preservation of important open spaces and key aesthetic resources while encouraging appropriate residential development that meets local needs. Ensure development of residential provides housing to meet local need while enhancing the communitys public identity, character, and amenities. Locate residential development only in areas with minimal environmental constraints, and minimize the impacts of residential development on public services and facilities and the natural environment.

Residential Components of Mixed-Use Neighborhoods Mixed-use neighborhoods combine functionally compatible uses, such as retail commercial, livework spaces, flex-spaces, offices, and residential units, into the same area, property, or structure. This type of development offers solutions for urbanized communities to meet the need for economic development and housing demand without converting agricultural properties or sprawling into rural areas. Mixed-use neighborhood planning is a valuable tool for localized

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revitalization and to provide residential land uses near employment centers, consistent with the communitys goals to preserve and enhance the existing built environment. Functionally, mixed-use districts remove the need for a Conditional Use Permit for residential units in commercial areas, as well as the requirement for commercial to be the primary use proportionally. Mixed-use zoning makes it easier for commercial properties to also provide residential uses in areas where additional housing is complementary. Mixed-use projects are often designed in conjunction with multi-modal transportation improvements and design guidelines to revitalize neighborhoods and corridors and increase the appeal of such areas.

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1. Residences in mixed-use neighborhoods are more affordable, meaning they are frequently rented or sold at affordable rates and reduce the cost of transportation, energy, and upkeep for residents, 2. Residents living near employment centers, commercial services, and recreation facilities revitalize the area economically, physically, and socially, providing eyes on the street, that is, a neighborhood presence that enhances security, and 3. Mixed use neighborhoods utilize multi-modal transportation facilities more efficiently and effectively, making walking, cycling, and transit use more attractive as viable alternatives to automobiles transportation.

By putting compatible uses near one another, walking or biking become increasingly viable. Mixed-use neighborhoods provide opportunity for development within existing urbanized areas that is more affordable for residents and businesses, and more resource efficient for communities since little or no additional infrastructure is required to adequately serve the new uses. In general, mixed-use development is encouraged within existing commercial nodes. Relationship to Housing Element: The County's Housing Element provides a policy and program framework for meeting housing needs Countywide as a mandatory component of the Comprehensive Plan. The Housing Element is amended periodically according to State Law, typically every five (5) to eight (8) years. The Comprehensive Plan is subject to change based upon State directives and/or evolving local conditions or decisions to implement the Housing Element and provide adequate stock and type of housing to meet local needs.

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While historically, conventional zoning practices separated these uses into discrete districts, mixed-use zoning allows for the combination of uses to make services, employment, and other destinations more accessible to residents. The benefits of mixed-use development are three-fold:

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

Land Use and Development Policies and Implementation Strategies

The following goals, objectives, policies, standards, and programs shall apply to all properties with residential land use designations within the Eastern Goleta Valley. OBJECTIVE-LUR-EGV-1: Provide a variety of housing locations, types, prices, and tenures to ensure residential development meets local housing needs. Policy LUR-EGV-1.1: The County shall continue to ensure that a range of housing types is achieved in Eastern Goleta Valley that is sufficient to meet local housing needs. Residential second units, duplexes, and residential units in mixeduse commercial development shall be encouraged as affordable housing types (see also, Section II.D: Commercial Land Uses). Multi-family or mixed use development plans shall be designed to include a range of unit sizes and designs to maximize the affordability, flexibility, and appeal of the residential properties to meet local housing needs (See also, II.D: Commercial Land Uses and IV. F: Visual Resources). Residential components of mixed-use development shall be designed to complement the character of adjacent neighborhoods, to provide high quality amenities for residents, and to provide access to services, infrastructure, and multi-modal transportation facilities.

Policy LUR-EGV-1.2:

Policy LUR-EGV-1.3:

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DevStd LUR-EGV-1A: Policy LUR-EGV-1.4: Policy LUR-EGV-2.1: Policy LUR-EGV-2.2: II. COMMUNITY DEVELOPMENT AND LAND USE C. Residential Land Uses

In reviewing an affordable housing or bonus density residential projects, the County shall consider the project's effects on the character of the existing neighborhoods but shall mitigate any significant impacts only in compliance with State law.

OBJECTIVE LUR-EGV-2: Locate residential neighborhoods near services, parks, and transportation facilities to facilitate short commutes. The County-owned lands within the urban area should be considered as potential locations for affordable housing, prioritizing units that are affordable and attractive to low-income households. Residential Neighborhood Development: Residential Neighborhood Developments are defined as residential subdivisions for ten (10) or more lots, and/or development plans for ten (10) or more units on residentially designated properties.

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Residential Neighborhood Development proposals shall be considered only when: the development is in the urban area or EDRN, and the resulting Residential Neighborhood Development comprehensively considers the features, resources, and constraints of the property onsite and adjacent to the development area to assess the cumulative effect of the development, and the scale, height, architectural style, design, and concentration of structures/density of structures proposed for the development is compatible with surrounding neighborhoods to the greatest extent feasible, and the development is designed to be energy- and resourceefficient, and the development is designed in accordance with the Countys applicable design guidelines, and the development includes provisions for the community's social, economic and cultural well-being, and health and safety, such as public and private open spaces, habitat preservation or restoration, multi-modal transportation improvements, visual resource enhancements, community parkland (active and/or passive), and/or community gardens.

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Policy LUR-EGV-2.3: 44

Mixed-Use Neighborhood Development: Mixed-use Neighborhood Developments combine commercial/retail uses and residential uses into the same area, property, or structure to accommodate and foster pedestrian usage. Residential components of Mixed-use Neighborhood Development should: Create a diverse and pedestrian-friendly neighborhood, with a mix of housing, shopping, workplace and entertainment uses and nodes for transportation access, all within a short walk of each other. Include a range of dwelling unit types, sizes, amenities, and uses to support functional public spaces, including office and retail in mixed-use buildings, shopping streets and pedestrian friendly streetscapes, open spaces, courtyards,

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Policy LUR-EGV-2.4:

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DevStd LUR-EGV-1B: Policy LUR-EGV-2.5: II. COMMUNITY DEVELOPMENT AND LAND USE C. Residential Land Uses

Residential and Mixed Use Neighborhood Development should be considered ideally located: 1. Within walking distance (.25 miles maximum) of commercial/service nodes and employment centers, schools, and/or parks and recreation facilities, or 2. Connected to multi-modal transportation corridors, Community Corridors, and public transit routes and stops (see Section III.F: Transportation and Circulation).

Residential Neighborhood Development shall provide sufficient bicycle parking facilities that are secure and covered for use by residents and visitors. MTD and Tatum/School District: The MTD properties (APNs 059-140-004, -005, -006), located at 4678 Calle Real/149 N. San Antonio Rd, and the Tatum/Santa Barbara School District property (APN 065-040-026, located at 4750 Hollister Avenue shall receive land use designations appropriate for Residential Neighborhood Development. A development plan for these properties, respectively, shall: Plan, design, and propose one project for comprehensive consideration, rather than considering piece-meal proposals for the property(ies), and

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trails, benches or seating areas, play areas and public art. Dwelling units behind the commercial development may be designed as any of the following or combination thereof: apartments, townhouses, cottages, or attached or detached single-family residential units. Be designed to define entries to interior courtyards, building entrances, and public spaces to encourage family and community activities. Use architectural styles that are associated with traditional neighborhood design and multifamily designs that delineate separation of the units. Ensure residential units are interconnected with the streets and courtyards as part of a unified and defined sense of space.

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Policy LUR-EGV-3.1: 46

OBJECTIVE LUR-EGV-3: Enhance the physical structure, connectivity, and character of existing residential neighborhoods of the community while optimizing areas designated for agriculture, areas for conservation of the natural environment, and public open spaces. Residential and mixed-use development shall be compatible with existing neighborhoods, particularly as to architectural and urban design, character and function of local transportation facilities, and protection and enhancement of agricultural operations and natural resources.

Location-Specific Development Standards In order to provide additional guidance for development located on especially constrained sites or for those sites which are important to achieving some goals of the Community Plan due to location, size or other factors, the Plan contains site specific development standards for two (2) properties within the Planning Area. These properties were planned as part of the 1993 Goleta Community Plan. The planning approach for these two sites has been maintained unchanged in this updated plan.

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Provide Residential Neighborhood development complementary to surrounding uses, Cluster development and constrain development envelope(s) appropriately to generate usable public open space, develop recreational resources, and preserve environmental resources, Provide multi-modal transportation and circulation improvements to generate connectivity with commercial, recreational, and educational/institutional destinations, Provide pedestrian and bicycle improvements sufficient to connect residential uses to adjacent commercial, recreational, and educational/institutional destinations, Buffer residential uses from impacts associated with Hwy 101 and Southern Pacific Railroad travel corridors, and Provide landscaping and/or streetscape to enhance community character and multi-modal transportation facilities.

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As discussed in the 1982 Local Coastal Plan (LCP) and in The Biological Evaluation of More Mesa (1982), the site contains a variety of habitats, which individually qualify as environmentally sensitive habitats (ESH) under LCP guidelines and were so designated during certification of the County's LCP. These include all major wetlands, oak woodlands and the roosting/nesting site(s) for the White-Tailed Kite. In addition to these habitats, the majority of the grasslands on-site serve as both active foraging grounds and buffer areas for four sensitive species of raptors. These include the Kite, Northern Harrier, Burrowing and Short Eared Owls, along with a wide variety of other wildlife. Based upon the conclusions of this 1982 study and the endorsement of the State Department of Fish and Game and the Coastal Commission (7/10/82), the site functions as an interrelated ecosystem with approximately 246 acres now designated with an ESH Overlay. Further, a wide variety of other wildlife utilize the site, which is part of an ecosystem of regional importance, especially given its proximity to, and interrelationship with the Atascadero Creek ecosystem (91-EIR-13). In order to maintain consistency with LCP policies and to promote an environmentally sound design for the site, development standards are included which recognize that these constraints limit the development potential of the site to areas primarily located outside of designated ESH areas. Further, the intensity of such development must be consistent with the long term protection of the site's biological and aesthetic character. Given these constraints, the following development standards require that the developable area of the site be limited to approximately 40 acres at the eastern end of the site (Figure 14), and that such development be limited to about 2 units per developable acre (70 units).

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More Mesa More Mesa is approximately 300 acres divided into seven parcels (APN 65-320-01, 02, 04, 07 through 10). All parcels, except the 35.5 acre County-owned open space parcel (APN 65-320-04), are currently privately owned as of 2010. The Mesa encompasses a gently sloping coastal terrace bisected by two deep canyon systems which drain the majority of the terrace northward into Atascadero Creek. Surrounding land formations and uses include Atascadero Creek and residential uses to the north, steep coastal bluffs, wide sandy beaches and the Pacific Ocean to the south, estate residential to the east and mixed residential and agriculture to the west. The site contains numerous trails which receive extensive passive recreational use from hikers, cyclists, equestrians, and beach users.

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Conditions for Development of More Mesa

Policy LUDS-EGV-1.1:

With the exception of the County owned parcel (APN 65-320-04) which shall be designated Open Lands and zoned Recreation (REC), the More Mesa properties (APN 65-320-01,02,07 through 10) shall be designated PD-70 and zoned PRD-70 and shall comply with the following development standards for any proposed development on the site: No applications for development shall be accepted prior to approval of a Specific Plan for the entire site. A Specific Plan shall be prepared for the entire site (currently including APNs 65-32001, 02, 07 through 10) which incorporates all of the conditions listed below and conforms to all other policies of the land use plan. The specific plan shall show the location of roads and structures and indicate the amount and location of open space for habitat preservation and public recreation. Any parcels within the More Mesa site purchased subsequent to the adoption of this Community Plan by the County or other public/private agencies for the purposes of resource /open space protection shall be excluded from the boundaries of the Specific Plan. All new development shall be confined to the buffer areas on the eastern side of the site indicated as being acceptable for development on Figure 14 of the Community Plan, with the exception of minor public improvements such as trails, signs and restrooms. Any high density development shall be clustered toward the north end of the developable area, with lower density development toward the south. Prior to accepting any increase in the developable area depicted on Figure 14, or any increase in the number of allowable units over 70 to 100, the County Planning and Development Department, in consultation with the site's property owner, the State Department of Fish and Game and California Coastal Commission, shall prepare a new study on the site's biological sensitivity to review the extent of the environmentally sensitive habitat designation for the site, the extent of developable area relative to biological resources, and the site's relative importance to the related open lands within the Atascadero Creek ecosystem. The study shall provide recommendations to protect ESH areas from the adverse effects of development, including identification of all areas that shall not be disturbed, buffer areas to protect all ESH areas from uses on the site and other appropriate methods to avoid disturbance to sensitive resources. This study shall include a recommendation on areas to be subject to development, potential

DevStd LUDS-EGV-1A:

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numbers of units, and those areas to be preserved as permanent open space. The property owner shall be responsible for funding the entire cost of undertaking this study, although County P&D should assist in obtaining any available grants to help offset costs. During preparation of this study, County P&D shall consult with the property owner, State Department of Fish and Game and Coastal Commission at the following stages:

At the "kick-off" meeting for initiation of the study and at key points during the preparation of the study. During the review of the administrative draft, draft and final document stages of study preparation. Public review and/or hearings on the scope of the study and its eventual findings shall be conducted. The final document shall contain a summary of the issues raised during preparation, particularly an outline of any disagreements between experts. The results of this study shall be subject to review and approval by the County Planning Commission, Board of Supervisors and Coastal Commission. Concurrent with the preparation of the environmental document for the Specific Plan for residential development on the site, the applicant shall fund the preparation of a habitat protection and management plan to be prepared under the direction of P&D in consultation with appropriate agencies. This plan shall provide recommendations on methods for the long term management and enhancement of the site's open space and environmentally sensitive areas emphasizing programs to reduce or eliminate the impacts of the project on the site's ESH areas and sensitive species as identified through the environmental and development review process. Preparation of this plan shall be coordinated with and account for any similar efforts on adjacent parcels owned by public agencies or private organizations.

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A minimum of 20% of the site shall be dedicated to the County or another appropriate public agency and/or private organization to be set aside for public use. The majority of the dedicated area shall

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Prior to the request for proposals and during the selection of the consultants to be retained for the preparation of the study, focusing on study scope, methodology and costs.

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

be located adjacent to and include the dry sandy beach, and shall include a minimum 100 foot undeveloped bluff top public open space area and should also include areas adjacent to public access from the nearest public road(s). DevStd LUDS-EGV-1E: New development onsite shall be designed to accommodate maximum public access to the site and beach with appropriate public improvements, consistent with protection of ESH areas, maintenance of reasonable privacy for new residents of the site and retention of the open undeveloped character of the site. All access improvements shall be coordinated with those on any adjacent County owned land or trails system. Such access and improvement, to be provided by the developer(s) of the site, shall include the following: A minimum of one public access road sited and designed to minimize disruption of the site's natural features and aesthetic qualities. This road or another public road shall form the western perimeter of the developable area, in order to provide a clear delineation between future developed areas and open space. Parking for a total of 300 cars, inclusive of existing parking on public roads within 100 yards of trailheads leading to the site, parking available on the new access road(s) and within a gravel/unpaved lot(s) designed to hold 100 cars. Areas of parking along new public street(s) shall be sited to minimize disruption for new residents while providing adequate space to meet the 300 car total. New parking areas shall be dispersed into a minimum of two, but preferably three new lots located toward the northern end of the property. An informal trail system aligned as closely as possible with the existing, primary historic trails shall provide access from both the site's east and west ends, and include stairway(s) to the beach, bluff top path(s), and accommodations for pedestrians, bikers and equestrians. The primary access trail from the east shall be realigned to the western boundary of the developable area in order to provide separation between public and private uses. All

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trails shall be sited and designed to maintain the natural character of the trails. Public restrooms, informal picnic/seating areas, bicycle racks and directional and interpretive signage as deemed appropriate by the County.

DevStd LUDS-EGV-1F:

DevStd LUDS-EGV-1G:

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Development shall be clustered to minimize disruption of significant views from areas of high public use, and shall be located outside of all designated or potential Environmentally Sensitive Habitat areas.

All development on the site, including trails and roads, shall be sited and designed to avoid areas used for nesting and roosting by the White-Tailed Kites and other sensitive species as identified by the More Mesa Habitat Study.

To the maximum extent feasible, vegetation consisting of drought tolerant native species shall be used for landscaping to screen development from public use areas and to create buffers from ESH areas. Landscaping shall be designed to complement, enhance and restore native habitats onsite. As part of this buffer, a belt of native (e.g.: oaks, Sycamores, willows) and non-native trees (e.g.: Monterey Cypress, Eucalyptus) shall be planted along the perimeter of the developable area and access road. Natural building materials and colors compatible with the surrounding terrain shall be used on exterior surfaces of all structures, including water tanks and fences. The applicant shall submit architectural drawings of the project for review and approval by the BAR, concurrently with the submittal of grading plans to P&D. Emergency access for the Fire Department shall be provided between development on this site and Via Roblada.

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Prior to issuance of a CDP, the applicant(s) shall file a performance security with the County sufficient to cover the cost of all public improvements and mitigations described above, and the maintenance of such improvements for a period of at least 5 years. The total amount of this performance security shall be determined by the County Public Works Department in consultation with the Parks Department and P&D.

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

DevStd LUDS-EGV-1L:

All development shall be sited to preserve land use compatibility between the clustered medium density development at More Mesa and the existing lower density development at adjacent Hope Ranch Park. Therefore, a landscaped buffer of a minimum of 50 feet shall be required between Hope Ranch Park and this clustered development in order to ensure required land use compatibility.

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II. COMMUNITY DEVELOPMENT AND LAND USE C. Residential Land Uses

St. Vincents The Saint Vincent's site is approximately 33 acres and two parcels (APNs 59-130-14, 15) separated by Via Chaparral (Figure 15). The site is located in the lower foothills north of the eastern end of Cathedral Oaks road, along both sides of Via Chaparral, immediately north of its intersection with Cathedral Oaks. The site is bounded by existing large lot single family homes to the north, Cathedral Oaks Road to the south, State Highway 154 to the east, and County owned property including the headquarters of the Fire and School Districts to the west. The site consists of several hills or ridges which are bisected by a canyon system associated with a tributary of Atascadero Creek. Existing vegetation consists of open grasslands on the more level hilltops grading into dense stands of coastal sage scrub on the canyon walls, with scattered riparian vegetation along the creek channel in the canyon bottom. Both parcels are currently undeveloped and existing uses appear to be confined to occasional grazing by horses, with a small informal paddock located in the canyon bottom on the eastern parcel. The following development standards permit development of this site at a gross density of one unit per acre, while requiring that all development of homes be concentrated on the larger parcel to the west. These standards recognize that the development potential of the eastern parcel is limited due to topography, parcel configuration and its high visibility from Highway 154, and that development of the western parcel should include protection of the canyon area and coastal sage scrub habitats.

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Conditions for Development of St. Vincents

Policy LUDS-EGV-2.1:

The St. Vincent properties (APNs 59-130-14, 15) shall be designated Res. 1 and zoned DR-1 and shall comply with the following Development Standards for any proposed development on the site: For planning purposes, the parcels that make up the St. Vincent properties shall be considered and planned as one development site. Residential density shall be calculated on the basis of the entire site. However, all dwelling units shall be located only on the portion of the site west of Via Chaparral (APN 59-130-15). The portion of the site east of Via Chaparral (APN 59-130-14) should be used to satisfy a portion of the open space requirements for the entire site. Development of St. Vincents shall consider opportunities to site, acquire, and implement public trails (see also, Section III.D: Parks, Recreations, Trails, and Open Space).

DevStd LUDS-EGV-2A:

DevStd LUDS-EGV-2B:

DevStd LUDS-EGV-2C:

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Development of the western parcel per DevStd LUDS-EGV-2A should include protection of the canyon area and coastal sage scrub habitats. (see also, IV. Environmental Resources and Constraints)

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D. COMMERCIAL/MIXED LAND USES

Eastern Goleta Valley currently provides commercial uses located primarily within small to midsized centers based around a supermarket/drug store combination and supportive of a variety of ancillary stores and services. The primary existing retail destinations include the Turnpike Vons center located on the northwest corner of Hollister/Turnpike, and the Magnolia Center at Hollister/Magnolia. Other small neighborhood and highway-serving commercial nodes are distributed along Hollister and Calle Real. Uniquely, the State Street/Hollister Ave corridor, from San Antonio Road to the City of Santa Barbara limit, combines a diverse mix of uses ranging from storage facilities and auto mechanics, to restaurants, offices, and retail storefronts, to apartments and mobile homes, and recreation facilities. Though the corridor supports a mix of uses, it is also hindered by incongruous urban design and insufficient facilities for pedestrians, cyclists, public transit riders and vehicle parking. Regionally, the cities of Goleta and Santa Barbara provide the majority of commercial services and employment opportunities. The Camino Real Marketplace, Fairview/Calle Real Centers and Old Town in Goleta and the Five Points Center and La Cumbre Mall in Santa Barbara are daily retail destinations. The appeal of these destinations means Goleta Valley residents often travel regional distances to find the retail and entertainment commercial services desired, as well as employment opportunities. This regional land use pattern not only reduces the economic vitality of commercial services in Eastern Goleta Valley, but also increases vehicle miles traveled (VMTs) and average daily trips (ADTs) generated by residents to reach regional destinations. Given this existing arrangement of commercial land uses, of the following issues arise and are addressed by this Plan: 1. Many commercial properties are underutilized and/or under-serving of the commercial demands of the community. 2. Many existing commercial properties are reaching ages and stages where redevelopment or redesign is likely within this Plans timeframe. 3. Commercial uses are not well-connected to one another or to residential neighborhoods by pedestrian, bicycle and public transit facilities. 4. Land use planning strategies for local economic stability and sustainability have become a priority for Eastern Goleta Valley.

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II. COMMUNITY DEVELOPMENT AND LAND USE D. Commercial/Mixed Land Uses

The community desires human-scale, attractive, and pedestrian-friendly commercial destinations that meet the service and goods demands of local residents. For those commercial areas that do not provide this level of commercial service, the objective is to transform the character and increase the appeal to better serve the needs of the local community. This community plan contains programs and policies for redevelopment and revitalization of the State Street/Hollister

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commercial areas as an important mixed-use corridor for the community to meet goals for commercial and residential land use. This Plan also allows for the continued expansion of the community's commercial base on vacant or underutilized commercial parcels and the long term transformation of the existing commercial areas to increasingly serve local demands. Strategies include zoning for mixed-use development within existing commercial nodes. These and other issues are addressed in the objectives, policies and programs outlined below.

Land Use and Development Policies and Implementation Strategies

OBJECTIVE LUC-EGV-1: Provide local mixed-use commercial services, employment and business opportunities with compatible residential uses. Policy LUC-EGV-1.1: Policy LUC EGV-1.2: Mixed-use development on land designated for commercial use shall be encouraged. When adding residential units to a commercial property, it shall be demonstrated that materials present in the business would not create a hazard or nuisance to occupants of the residences. Mixed-use neighborhoods, properties, and/or structures shall be designed and constructed for maximum compatibility and complementary transitions between uses.

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Action LUC-EGV-1A: Develop and apply Mixed-use/Multi-Family Residential Design Guidelines to development to ensure mixed-use and multi-family residential neighborhoods, properties, and/or structures are attractive to occupants, complement the aesthetics and character of the built environment, and are designed to be energy and resource efficient.

OBJECTIVE GV-LUC-EGV-2: Promote and maintain a vibrant and diverse economy and support local businesses. Commercial designations shall provide flexible spaces to accommodate local businesses, live-work accommodations, smallscale fabrication and compatible industry, and local commercial destination clusters within walking and biking distance to residential neighborhoods.

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The following goals, objectives, policies, standards, and programs shall apply to all properties with commercial land use designations within the Eastern Goleta Valley.

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Policy LUC-EGV-2.2:

The County shall provide for and encourage a range of uses in commercial areas to facilitate the development of businesses which are innovative and provide for a sustainable economy. Commercial and economic development shall operate at a scale complementary to the residential neighborhood characteristics of Eastern Goleta Valley. Commercial development shall provide secure bicycle parking in a sufficient amount to serve both patrons and employees.

Policy LUC-EGV-2.3:

DevStd LUC-EGV-2A: DevStd LUC-EGV-2B:

Policy LUC-EGV-2.4:

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Policy LUC-EGV-2.5: Policy LUC-EGV-2.6: II. COMMUNITY DEVELOPMENT AND LAND USE D. Commercial/Mixed Land Uses

Any proposal to redevelop the Turnpike Shopping Center should strive to create a mixed-use commercial node that serves the needs of the community for centrally-located goods/services and a community meeting place, prioritizing an open-air plaza design and layout, pedestrian and bicycle-friendly access, outdoor social spaces, ample tree canopy, and appropriate and well-designed circulation and parking supply.

Action LUC-EGV-2A: Develop and implement programs to ensure economic vitality along the State Street/Hollister Ave commercial areas as feasible, such as the establishment of a parking district, business improvement district, or redevelopment agency. Commercial uses shall be encouraged within employment centers appropriately to provide basic food and shopping amenities to employees in close proximity to their workplace. Local amenities and services should be developed to conveniently serve any commercial and/or institutional facilities developed at corner of Foothill Road and US Hwy 154.

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Commercial development shall be designed to be human-scale, visually pleasing, and create pleasant outdoor conditions where feasible to encourage walking to and within the development.

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E. AGRICULTURAL AND RURAL LAND USES

Eastern Goleta Valley contains agricultural and rural land uses, including urban agriculture, rural agriculture, and mountainous areas. Agricultural land and agricultural businesses play an important role in the Valley's economy by contributing agricultural production to the area's jobs and economic baseline. Eastern Goleta Valley also contains rugged mountainous lands in the rural area. These rural areas are vital to the community's environmental condition and consist of the headwaters of the watershed basins which channel water resources from ridgeline to shore. Seasonal rainfall recharges the area's groundwater resources in the foothills and is used for agricultural irrigation as well. Additionally, the rural mountainous areas provide important wildlife habitat and scenic open space, which contribute to the Valley's visual resources. Historically, Goleta Valley has been a major component of the agricultural economy of the South Coast region. Prime soils in the valley floor, adaptable soils in the foothills, a year-round growing season, and generally adequate water supplies can support agricultural uses. Currently, agricultural uses are either urban or rural depending on their location in the respective subareas of Eastern Goleta Valley. The County's Agricultural Element applies to both urban and rural agricultural operations. Per the Agricultural Element, lands that are eligible for agricultural designation include, but are not limited to, lands with prime soils, prime agricultural land, grazing land, land in existing agricultural use, land with agricultural potential, and lands under Williamson Act contracts. Mountainous areas are defined in the outer reaches of the rural area and are typically unsupportive of rural agriculture, since public services, terrain, soils, and limited access all constrain development and agricultural uses. Mountainous Areas The mid to higher elevations of Eastern Goleta Valley are designated as mountainous areas and are characterized by rugged terrain, habitat areas, headwaters of local watershed sub-basins, and clusters of rural residential neighborhoods within the EDRNs. Much of the mountainous area lies within the boundaries of Los Padres National Forest, which is owned both publicly and privately. Per the Land Use Element, minimum parcel size in this area ranges from 40 to 320 acres, with 5 to 20 acre minimum parcel size residential zoning in the EDRNs. These designations allow for limited residential development and agricultural expansion consistent with the intent of this designation for the protection of hillside and watershed qualities and erosion control. Additionally, the Environmental Resources and Constraints section of this plan contains policies to minimize erosion and protect visual resources and critical habitats.

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II. COMMUNITY DEVELOPMENT AND LAND USE E. Agricultural and Rural Land Uses

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Rural Agriculture The foothills of Eastern Goleta Valley support rural agriculture, typified by orchards, largeparcel crop productions, and grazing land. The land use designations reflect a mix of established farms along the urban/rural boundary and across the northern foothills. A goal of this Plan is to support the longevity of agricultural uses in the rural area by retaining large parcel sizes and agricultural land use designations, and by restricting urban or suburbanstyle development within the Urban/Rural boundary. The agricultural land use designations generally provide for agriculture in the lower to mid foothills, with minimum parcel sizes in these areas ranging from 40 to 100 acres. The Plan also contains policies requiring buffers between agriculture and non-agricultural development. The ecological and biological resources and recreation sections of this Plan contain methods to protect habitats and consider recreational opportunities in the rural area without jeopardizing the viability or security of rural agricultural operations. Overall, this Plan supports rural agriculture while balancing the needs of agricultural operations alongside goals for preservation of habitat and public recreation.

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Urban Agriculture One of the unique features of Eastern Goleta Valley is the presence of agricultural lands and operations within the mix of urban land uses. The limited operations of Eastern Goleta Valleys urban agriculture areas offer reminders that the developed neighborhoods of Eastern Goleta Valley were historically productive agricultural land. Over time, farming operations have converted into urban land uses, which partitioned formerly large agricultural tracts into discontinuous blocks. Two blocks of urban farmland continue to operate in the urban area (Figure 16):

Over 400 acres of agriculturally-designated land reached via South Patterson Avenue. This area consists of flower and plant nursery operations, as well as limited row and orchard crops.

Approximately 50 acres of agriculturally-designated land adjacent to Hollister Ave and Turnpike Rd. The area is consists of greenhouses, plant nurseries, orchards and limited row crops.

In the urban area, agriculture-based businesses operate adjacent to homes, schools, shopping centers, and community transportation corridors. While the opportunity to farm close to housing, transportation, and services presents some benefits for agricultural businesses, many of the

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PART I: EASTERN GOLETA VALLEY COMMUNITY PLAN

Eastern Goleta Valley growing operations are hindered by encroachment of incompatible urban uses. The following are often-cited barriers to the appeal and profitability of agricultural businesses in the urban area: Theft, trespassing, lighting, neighbor complaints of noise, dust, chemicals, and aesthetics, high cost of irrigation, lack of support businesses, lack of interest from the next generation to take over the operations, prohibitive costs of land sales and leases for interested start-up agricultural businesses, and the high value of urban land

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II. COMMUNITY DEVELOPMENT AND LAND USE E. Agricultural and Rural Land Uses

Additionally, inaccessible and cost-prohibitive housing options in the South Coast hinder the ability of farm employees to live locally, which makes the task of finding labor exceedingly difficult for agricultural operators. Taken together, the barriers to conventional agricultural operations are notable within the urban area of Eastern Goleta Valley. However, the two remaining blocks of urban agriculture also present opportunities for innovative and productive cultivation and agriculture-based business. Sustaining the urban agriculture as a land use, a local industry, and a character is a goal for the S. Patterson Agricultural Area and the San Marcos Agricultural Area. Combined, these areas provide nearly 500 acres of land in the urban area for agricultural enterprises. The unique challenges urban agriculture faces in sustaining operations are addressed in this Plan, while also acknowledging the desire to preserve viable land for agricultural resource sustainability, consistent with the Agricultural Element. Overall, this Plan retains agricultural land use designations for urban agricultural operations, provides policies supporting the agricultural industry in Eastern Goleta Valley.

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Land Use and Development Policies and Implementation Strategies

The following goals, objectives, policies, standards, and programs shall apply to all properties with agricultural land use designations within the Eastern Goleta Valley. OBJECTIVE LUA-EGV-1: Sustain and enhance agricultural land, operations, and characteristics in Eastern Goleta Valley. Policy LUA-EGV-1.1: Agricultural resources, agricultural land uses and operations, and distinctive urban and rural agricultural characteristics shall be preserved to the greatest extent feasible. In the rural area and where agricultural resources are present in the urban area, urban land uses shall not partition or interrupt contiguous blocks of agriculturally-designated lands to the greatest extent feasible. Non-agricultural development adjacent to agriculturally-designated property shall include buffers to protect agricultural land, operations, and characteristics. Buffers separating non-agricultural development from agricultural land and/or operations shall be established, maintained, and enforced. Appropriate buffers, as determined by the Planning and Development Department, shall be required for non-agricultural land uses adjacent to active agricultural operations and/or agriculturally-designated property. Greenbelt buffers composed of predominantly native and drought tolerant species, or other appropriate perimeter screening, such as compatible and attractive fences and walls and, if appropriate, orchard and food-producing plants should be established and included within the landscape plans for non-agricultural land uses adjacent to agriculturally-designated property or property in active production.

DevStd LUA-EGV-1A:

Policy LUA-EGV-1.2:

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DevStd LUA-EGV-1B: DevStd LUA-EGV-1C: Policy LUA-EGV-1.3: Policy LUA-EGV-1.4: II. COMMUNITY DEVELOPMENT AND LAND USE E. Agricultural and Rural Land Uses

Atascadero and Maria Ygnacio Creeks shall be maintained appropriately to serve as buffers between agricultural areas, recreational uses and adjacent commercial, industrial and residential uses. Rural Agricultural and Mountainous Land Uses: Rural agriculture and mountainous land use designations shall be maintained in the rural area. Agricultural and mountainous land in

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the rural area shall be protected from encroachment by urban land uses. Policy LUA-EGV-1.5: Urban Agricultural Land Uses: Agricultural land within the urban area shall be preserved for urban agricultural uses to the greatest extent feasible. Urban Agricultural Land Use Conversion: To the greatest extent feasible, any general plan amendment and/or rezone proposal in the urban area which results in a change of land use designation from agricultural to non-agricultural shall: 1. Evaluate and document factually and substantively the quality and extent of agricultural resources onsite, adjacent to the property, and within the urban area, including, but not limited to, prime agricultural land, land in existing agricultural use, lands with prime soils, grazing land, land with agricultural potential, and lands under Williamson Act contracts, 2. Propose land uses that are consistent with all policies of this Plan, and are compatible with each other and with neighboring land useswhether agricultural or non-agricultural, 3. Avoid partitioning or interrupting contiguous blocks of agriculturally-designated lands, 4. Preserve and enhance environmental resources, including, but not limited to coastal bluff geology, habitat areas, visual resources, and watershed resources, and community characteristics, particularly with regard to agricultural heritage and natural environmental resources, and/or minimize environmental impacts, 5. Include provisions for the community's social, economic and cultural well-being, and health and safety, such as public parks, open spaces, trails, habitat protection or restoration, and/or community gardens, 6. Dedicate public open space for habitat preservation and/or public recreation and indicate the amount and extent, 7. Provide public coastal access, parking, recreational trails, bike paths, and/or pedestrian routes, and 8. Confine and cluster non-agricultural development adjacent to existing developed areas and transportation facilities to maximize preservation of open space, with the exception of

Policy LUA-EGV-1.6:

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passive public recreation improvements such as trails, signs and park facilities. OBJECTIVE LUA-EGV-2: Support farms and agricultural businesses as a vital element in a sustainable mix of economic activity. Policy LUA-EGV-2.1: Agricultural support facilities and other essential production and processing-related activities and facilities shall be encouraged, as needed to serve agricultural operations.

Policy LUA-EGV-2.3:

Where appropriate and feasible, underutilized County-owned property should be considered for leasing opportunities to agricultural operations and/or cultivation at a reasonable rate, especially if a land lease is supportive of start-up, demonstration, and educational farming operations. Allowable Urban Agriculture Uses: In the interest of sustaining and enhancing urban agricultural operations in the urban area of Eastern Goleta Valley, the County shall allow for a range of sustainable agricultural and agriculture-related uses on agriculturally-designated land in the urban area only to retain agricultural and farmland in the urban area of Eastern Goleta Valley and support agriculture-related businesses without impairing the function or character of onsite and adjacent land uses.

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Policy LUA-EGV-2.4: II. COMMUNITY DEVELOPMENT AND LAND USE E. Agricultural and Rural Land Uses

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Policy LUA-EGV-2.2:

The housing needs of agricultural employees shall be considered in land use planning.

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easteRn goLeta vaLLey | WesteRn goLeta vaLLey

Goleta valley Community plan