Planning a remodel or new build in Montecito? If you’ve heard about the Montecito Board of Architectural Review and feel unsure where to start, you’re not alone. The process protects neighborhood character and public views, but it can feel complex if you are new to it. In this guide, you’ll learn what MBAR looks for, how to prepare a strong submittal, realistic timelines, and the best way to assemble your team so you avoid delays. Let’s dive in.
What MBAR is and why it matters
Montecito is an unincorporated community of Santa Barbara County. Design review for exterior work is handled by the Montecito Board of Architectural Review, often called MBAR, along with County Planning & Development. Your project may also interact with other County reviews, including Building & Safety plan check, Public Works, and Coastal permitting.
MBAR focuses on how your project looks from the public realm and how it fits Montecito’s character. Building code compliance, structural safety, grading calculations, and similar technical checks are handled by other County departments. Many properties lie in the Coastal Zone, so you may need a Coastal Development Permit, depending on scope and location. Early confirmation of what approvals apply will save you time.
What MBAR reviews
Design and visibility
MBAR’s primary lens is visual impact from streets and neighboring properties. The board looks at building height, massing, and roof profiles in relation to the setting. Designs that respond to topography and reduce visual bulk typically fare better.
Site placement and grading
How your home sits on the site matters. Setbacks, retaining walls, driveway alignment, and cut-and-fill are part of the evaluation. Clear drawings that show topography, proposed grade changes, and how drainage will be handled help the board understand your design.
Materials, colors, and details
Materials and colors should be natural and muted, in keeping with Montecito’s character. Consistent window patterns, doors, eaves, and porches that suit your chosen style will strengthen your case. A materials board or clear schedules make it easier for MBAR to visualize your final look.
Landscape, trees, and lighting
Visible landscape and hardscape elements count, from driveways and paving to walls, fences, and entry features. Native oaks and mature trees often require special protection or replacement plans. Exterior lighting should minimize glare and light pollution.
Privacy, views, and neighborhood context
MBAR considers how your project affects neighbors’ privacy and public view corridors. Context photos that show nearby homes and streetscapes help demonstrate compatibility. Thoughtful massing and screening can resolve common concerns.
Submittal checklist: what to prepare
A complete, clear package keeps your project moving. Tailor this list to the size of your project and confirm current requirements with County Planning.
- Completed application and fees
- To-scale site plan with property lines, setbacks, existing and proposed structures, driveways, retaining walls, spot elevations, and tree locations
- Existing and proposed floor plans
- Elevations of all sides with heights, roof pitches, and exterior material notes
- Roof plan
- Photos of the property and neighborhood context from the street and adjacent properties
- Materials and color board or clear material schedules
- Conceptual landscape plan showing planting, irrigation, and visible hardscape
- Arborist report if native oaks or mature trees are impacted
- Grading and erosion control plan or narrative if grade changes are proposed
- Stormwater and low-impact development strategies when applicable
- Exterior lighting plan with fixture types and illumination levels
- Topographic survey for new homes, major additions, or sloped sites
- Photomontages or 3D views for steep or visually sensitive locations
- Geotechnical report if the site has slopes or significant grading
Include enough visual aids for the board to judge visibility and compatibility. On hillside or high-visibility sites, photomontages can reduce uncertainty and prevent continuances.
Common pitfalls that cause delays
Avoid these frequent issues that slow projects or trigger continuances:
- Missing neighborhood context photos that show fit with surrounding homes
- No material or color samples, leading to conditional approvals or extra steps
- Incomplete site plans with missing dimensions or incorrect scale
- Lack of an arborist report when oaks or native trees are affected
- No grading or drainage narrative to show runoff management
- Concept-only elevations without floor or roof plans
- Not addressing visibility from public rights-of-way in the visuals
- Failing to coordinate required Coastal, Public Works, or utility permits
- Not documenting prior approvals or legal nonconforming conditions
Build a habit of checking the County’s submittal checklist line by line before filing. One missing item can push you to a later agenda.
Timeline: how long it really takes
Exact timelines depend on scope, site conditions, and County workload, but these ranges help set expectations.
- Pre-application meeting: 2 to 6 weeks to schedule and prepare
- Design and documentation: 4 to 12 weeks for modest additions; longer for new homes or complex sites
- County completeness review after you submit: 2 to 6 weeks
- MBAR scheduling to first hearing: 2 to 8 weeks, depending on agendas
- MBAR review cycle: 1 hearing if complete, but many projects need 1 to 2 more hearings for revisions
- Coastal Development Permit, if required: add 1 to 6 months, sometimes more
- Building & Safety plan check after MBAR approval: 4 to 12 weeks, depending on completeness and complexity
Realistic start-to-permit durations:
- Minor exterior project with no Coastal permit: about 2 to 4 months
- Typical addition: about 4 to 9 months
- New house or complex hillside project with grading and multiple agencies: about 6 months to 1 year or longer
Plan for at least one MBAR continuance and build in time for parallel technical reviews. This reduces stress and helps you keep momentum.
Plan approvals in the right order
Start with a pre-application
A pre-application meeting with County Planning sets the stage. You can confirm required approvals, identify constraints like trees or slopes, and decide whether a Coastal Development Permit applies. This meeting informs your design, schedule, and budget.
Coordinate early studies
Commission an arborist and a topographic survey if you have oaks, mature trees, or a sloped site. Engage a civil engineer and geotechnical engineer early if you expect grading or retaining walls. Early input helps you solve visibility, drainage, and stability issues in concept design rather than during hearings.
Consider parallel reviews
Where allowed, run MBAR design review and technical plan checks in parallel to shorten your overall calendar. Discuss concurrency at pre-application so you understand sequencing rules. After MBAR approval, submit full plans to Building & Safety and any other agencies right away to keep reviews moving together.
Build the right team
For most additions and new homes, an experienced local team makes the difference between smooth approvals and repeat hearings.
- Architect or residential designer with Montecito and County MBAR experience
- Civil engineer for grading, drainage, and utilities
- Structural engineer for framing and foundation systems
- Geotechnical engineer for slopes or significant grading
- Licensed land surveyor for a precise base map and topography
- Landscape architect or designer for planting and visible hardscape
- ISA-certified arborist for tree inventories, protection plans, and mitigation
- Planning consultant or permit expeditor for coordination and process advice
- General contractor for constructability and early cost checks
When selecting your team, prioritize Santa Barbara County experience, Coastal permitting familiarity, and a track record with MBAR. Ask to see examples of past approvals in Montecito and confirm they understand typical conditions and neighborhood aesthetics.
Typical MBAR conditions and how to respond
Many approvals include standard conditions. Planning for them up front makes compliance easier.
- Materials and colors: provide final samples before building permit issuance
- Landscaping and screening: add planting to reduce visual bulk
- Tree protection and replacement: follow protection measures and replacement ratios
- Exterior lighting: use shielded, downlighting fixtures to reduce glare
- Massing refinements: step back upper floors or lower ridgelines where needed
- Drainage and erosion control: finalize stormwater strategies and erosion measures
- Final documentation: submit photographs or an as-built site plan to confirm compliance
Useful mitigation strategies include recessive colors, low-gloss natural materials, native and drought-tolerant planting, and pervious paving where feasible. Photomontages from public viewpoints can help show improvements in visibility and scale.
Montecito-specific considerations
Montecito’s setting brings extra factors to check early.
- Coastal Zone: many parcels are within the Coastal Zone. Confirm if a Coastal Development Permit is required and who has approval authority.
- Oak and native tree protections: removal often needs arborist documentation and mitigation. Plan for protection zones during construction.
- Hillsides and slopes: expect geotechnical input, retaining walls, and more detailed grading controls on steep sites.
- Fire safety and defensible space: fuel modification zones and brush management can influence your landscape plan and permit conditions.
- Floodplains and creeks: mapped flood zones and creek setbacks may add restrictions or agency reviews.
- Historic resources: historic properties or districts can trigger additional review steps.
- Utilities and septic: verify sewer versus septic and confirm utility or private road access requirements.
- Neighborhood associations: if CC&Rs or an HOA apply, secure those approvals in addition to County approvals.
Confirm these issues at pre-application so you can shape your design and schedule around them.
Homeowner quick checklist
Use this as a handy reference as you plan your project.
- Ask prospective architects for examples of Montecito MBAR approvals
- Schedule a pre-application meeting with County Planning
- If your site is sloped or wooded, commission a survey and arborist report early
- Build a complete submittal: site plan, elevations, floor plans, roof plan, materials, landscape concept, arborist and grading narratives
- Take thorough neighborhood context photos from the street and adjacent viewpoints
- Speak with nearby neighbors early and address concerns in your design and presentation
- Expect 1 to 2 MBAR hearings and plan a 4 to 12+ month window depending on project scope
- After MBAR approval, submit full plans to Building & Safety and other agencies promptly to run parallel reviews
Final thoughts
A successful MBAR review starts with clear goals, a complete submittal, and a team that knows Montecito and County processes. When you plan for visibility, materials, grading, and tree protection up front, you reduce uncertainty and shorten your timeline. With the right preparation, you can move from concept to permits with fewer surprises and a design that fits your property and neighborhood.
If you are weighing a purchase, planning a sale tied to a remodel, or need introductions to trusted local design and construction pros, reach out. You will get steady guidance, clear next steps, and a plan that aligns with your timeline and budget. Start Your Concierge Consultation with Concierge Realty to move forward with confidence.
FAQs
What is MBAR and when do I need its review?
- MBAR is the Montecito Board of Architectural Review. You need MBAR review for exterior changes, additions, or new homes in Montecito that affect visual appearance or public visibility.
How is MBAR different from Building & Safety plan check?
- MBAR focuses on visual compatibility and public visibility. Building & Safety reviews technical code compliance, structural design, and life-safety requirements.
How long does MBAR approval usually take in Montecito?
- Simple projects may take 2 to 4 months if complete and not in the Coastal Zone. Typical additions take 4 to 9 months. Complex or hillside projects can take 6 months to a year or more.
Do I need a Coastal Development Permit in Montecito?
- Many parcels lie in the Coastal Zone. Whether you need a Coastal Development Permit depends on your location and scope. Confirm at pre-application, since a Coastal permit can add 1 to 6 months or more.
What documents should I include in my MBAR submittal?
- A site plan, floor plans, elevations, roof plan, context photos, materials and color board, landscape concept, arborist report if trees are affected, grading and drainage narrative, lighting plan, and a topographic survey for larger or sloped projects.
What are the most common reasons MBAR continues a project?
- Missing context photos, incomplete site data, lack of material samples, unclear grading and drainage information, and not addressing visibility from the public right-of-way.
Which consultants are most important for a Montecito project?
- An architect experienced with MBAR, plus a civil engineer, structural engineer, surveyor, and arborist are common. Geotechnical and landscape professionals are often needed for sloped or visible sites.
