Landscape Architect Central Coast, CA

A coastal development permit applies to most development in the coastal zone, and the City of Santa Barbara defines development broadly, from new construction and change of use to removal of major vegetation. The coastal zone splits into areas where the Coastal Commission keeps permit authority, an appeal jurisdiction where city permits are appealable to the Commission, and non-appealable areas. Exemptions do not apply within 100 feet of environmentally sensitive habitat, a stream, a wetland, a marsh, or an estuary, and projects address public access to the shoreline (City of Santa Barbara). We put habitat setbacks, native planting, and public access on the concept plan, so the coastal reviewer sees them in the first submittal.

The City of Santa Barbara requires an approved landscape plan, built to its Water Efficient Landscape Standards, before construction on new buildings over 500 square feet and on additions of more than 500 square feet (Santa Barbara Chapter 14.23). Industrial, commercial, multi-unit residential, and mixed-use projects with a discretionary approval and sit within 500 feet of a recycled water distribution pipe must connect to the recycled water system, unless the decision-making body finds connection infeasible. Check the pipe map at the start of design. The answer changes mainline routing and plant palette.

Final plans come only from a licensed landscape architect, registered or licensed engineer, architect, land surveyor, or landscape contractor, and the preparer signs a statement certifying compliance with the City's water conservation elements. Trees of 4 inches in diameter or greater take 1:1 replacement at minimum, with higher ratios for natives. The Architectural Board of Review, the Historic Landmarks Commission, or staff review the plans, depending on project type and location (Landscape Plan Submittal Guide).

In the unincorporated non-coastal area of Ventura County, the Tree Protection Ordinance covers oaks and sycamores 9.5 inches in circumference or larger, trees of any species 90 inches in circumference or larger, and trees with a historical designation. In the coastal zone, the ordinance covers trees in environmentally sensitive habitat, native trees, historic trees, and heritage trees. Ministerial permits cover routine work with arborist verification, and discretionary permits require a comprehensive arborist report and plans for protection, relocation, or replacement (Ventura County). Cities inside the county, including Ventura, Oxnard, and Camarillo, apply their own ordinances.

The State Water Resources Control Board issued a cease-and-desist order in 2009 banning new water connections to the Monterey Peninsula system until new sources reduce pumping from the Carmel River. In August 2026, California American Water stated support for a temporary suspension of the moratorium, with guardrails to protect the river (Cal Am). Confirm the water status of any Peninsula parcel before you commit to a program. Water-wise planting and a tight irrigation budget stretch each allocation further.

The state water efficient landscape ordinance applies to new construction with 500 square feet or more of landscape area and to rehabilitated landscapes of 2,500 square feet or more (DWR). Your permit set needs a water budget, a hydrozone plan, and plant factor documentation the reviewer accepts on the first pass. We prepare those with the irrigation design, so the numbers match the sheets.

Starting January 1, 2028, California bars potable water irrigation of nonfunctional turf on commercial, industrial, and institutional properties. HOA common areas follow on January 1, 2029. Turf irrigated with recycled water falls outside the ban, and turf used for recreation or gathering stays allowed (MWDOC). Our guides cover AB 1572 for developers and design teams and for existing commercial properties.

The Central Coast Regional Water Board adopted Post-Construction Stormwater Management Requirements on July 12, 2013. Projects over 2,500 square feet of impervious surface need site design measures. Non-residential projects over 5,000 square feet of net impervious area need water quality treatment, projects over 15,000 square feet need runoff retention, and projects over 22,500 square feet need peak management. Retention standards vary by watershed zone (Central Coast Water Board). Ventura County follows its own countywide stormwater program and Technical Guidance Manual instead (City of Ventura). Bioretention areas are planting areas. Your civil engineer sizes the facilities, and we design the soil, plants, and irrigation inside them.

Santa Barbara County Fire Standard 6, revised in 2026, sets Zone 0 at the first 5 feet around a structure, with no vegetation, no combustible mulch, and noncombustible fences and gates. Zone 1 runs from 5 to 30 feet for new construction after July 1, 2024, and Zone 2 runs from 30 to 100 feet. Fire protection plans identify each plant by life form, name, and mature height and width, and they show irrigated and non-irrigated zones (Santa Barbara County Fire).

The City of Ventura requires a 100-foot fuel modification zone. Plants within 5 feet of a structure stay 3 inches high at most with no trees, and conifers, palms, pepper trees, and eucalyptus count as non-fire-resistive. Inspection for compliance comes before building final (City of Ventura). We plan fuel modification with the grading and building layout, before the fire reviewer sends comments.

Design review boards, historic commissions, planning commissions, and coastal reviewers each look at different sheets, and each city and county runs its own plan check. Conceptual landscape plans support discretionary review, and construction documents go to plan check. We format each set for the reviewing agency and answer planning, fire, and public works comments together.