permit review process, would ensure that the proposed development is safe from a geologic perspective.
Objective S-42 Minimize the potential rislcs and reduce the loss of tife, property and the economic and s ocial dislocations resulting from flooding.
The project site is currently located in a flood hazudarea (zone AE) according to the current FEMA FIRM for the area. As previously noted, the development is designed to comply with FEMA regulations and the City's floodplain management ordinance to ensure the development is safe from flood hazards. Finally, the site is not located within a mapped high fire severity area and with the application of current building and fire codes as part of the building permit.rui.* process, the project would be safe from fire hazards. The project site was not identified as being vulnerable to possible future sea level rise in the City's draft Sea Level Rise Vulnerability docunient, nor is the property identified as being wlnerable to tsunami risk.
Objective S-5: Minimize the potential risl6 and reduce the loss of hfe, property and economic and s o c ial di s I o c at i on r e s ul t ing fr o m urb an and w i I dlan d Jir e s.
Policy S'Sa: All new snuctures must adhere to the Carpinteria-Summerland Fire protection District Ordinance and the Sqnta Barbara County Fire Department Ordinances, where opplicable.
The project site is not located within an identified high fire hazard area. Nevertheless, the project plans have been reviewed by the Fire District to ensure compliance with applicable Fire District Ordinance requirements, including but not limited to fire prevention, e-"rg*cy access, the installation of new public fire hydrants on each street frontage and the provisions of sprinkter/alarm systems within the development.
Noise
Obiective N'32 The City will mtnimize the adverse fficts of trffic generated noise from City streets on residential and other sensitive land uses.
N-3-Implementation Policy l: The City witt use the land use/noise compatibility matrix shown on Figure N-3 to determine the appropriateness of land uses relative to roidway noise.
N-3-Implementation Policy 2z An acoustical study showing the abitity to meet state noise insulation standards will be requiredfor any development proposed ii an area where noise exceeds the "normally acceptable" level shown on Figure N-3.
According to Figures N-l and N-2 (Existing and Future Noise Contours) of the City's General Plan/Coastal Land Use Plan, the project site is located in an area with expected noise levels in the 60- 65 dBA range. The City's Land Use Compatibility Matrix (Figwe N-3 il the General plan/Coastal Land Use Plan) identifies commercial uses as "normally acceptable" within this noise range and multifamily residential uses as being "conditionally acceptabli" within this range. Accordingly, an acoustical and construction noise study was provided to the City by a qualified-consultant, wtricfr studied project-related impacts to both interior and exterior noise leveli. With the incorporation of certain construction materials and techniques recommended in the study, including the ipecifred 4745 Carpinteria Ave Mixed Use Projecl 23-2221-DP/CDPiARB PC Hearing Date: February 5,2024
windows, doors, mechanical ventilation and sealant details, interior noise levels of the project would ensure interior residential noise thresholds are not exceeded.
Objective N-5: ?fte City will minimize the fficts of nuisance noise effects on sensitive land uses Policy N-Sa: The City will address nuisance noise on a case-by-case basis and develop appropriate mitigation measures such as scheduling of events or activities during hours when fficts would be minimal.
The project site is bordered by commercial uses to the east on Carpinteria Avenue and by the Franklin Creek channel to the west. To the south (rear) and southeast, behind the project site, are located a mix of residential uses. The greater surrounding area also contains residential units that axe located within one block of the project site. The project site itself would also include new residential units in immediate proximity to the onsite commercial uses. In general, the downtown core is an appropriate and desired location for commercial uses, including those integrated into a mixed-use development. The provision of outdoor useable areas for both commercial tenants and residents of the development are encouraged and appropriate for the downtown setting.
Nevertheless, these types of anticipated uses and amenities can create the potential for nuisance noise impacts that could negatively affect some of the surrounding existing and proposed residential land uses. For example, outdoor patios or upper floor decks could create land use compatibility concerns during the evening hours. These types of operational nuisance noise impacts can be addressed through limitations on uses (e.g., restricted use hours, limitations on outdoor events, etc.) as incorporated in the recommended conditions of approval included as Attachment A. Exhibit 3.
The acoustical and construction noise study concluded that with the incorporation of standard City construction noise conditions of approval (e.g., construction hour restrictions, equipment mufflers and silent alarms, specified equipment staging areas and assignment of an on-site "noise disturbance coordinator'o), the project would comply with the City's General/Coastal Plan Noise Element policies with respect to exterior noise standards.
Housine Element
On January 22,2024,the City Council re-adopted the City's 2023-203I Housing Element. The updated Housing Element was reviewed by State Department of Housing and Community Development ("HCD") and found to be in "substantial compliance" with state housing law once adopted on January 8,2024. The Housing Element includes a number of housing goals, policies and programs intended to identifu the City's housing needs and a variety of strategies and programs to address those needs. The following Housing Element program categories, goals and policies are relevant to the proposed project.
Program Category #1. Make Sites Available to Accommodate the RHNA Goals:
l
I
l
I
4745 Carpinteria Ave Mixed Use project; Z3-222\-DplCDplARB PC Hearing Date: February 5,2024
c Maintain an adequate supply of appropriately zoned land and take all necessary actions to support the production of at least 901 housing units in the City to accommodate the RHNA allocation for the 202 3-203 I period. t Maintain a jobs-housing balance or ratio within the 0.75 to 1.25 range suggested by the Santa Barbara County Association of Governments.
Policies:
c Adequate Sites: Provide sfficient sites in the General Plan/Coastal Plan and Zoning Code and associated Land Use and Zoning Maps to accommodate the housing needs allocated to the City in the Regional Housing Needs Allocation (RHNA) plan. o Housing Types: In the General Plan/Coastal Ptan and implementing ordinances, providefor a mix of housing types consistent with the City's needs, including single-family deiached and multi-family housing.
Program Category l*2. Assist in the Development of Adequate Housing to Meet the Needs of Ext r e me ly - L ow -, Ve ry - Low -, Low -, and Mo de r at e - I nc o me Hous eho lds Goals:
o Attain a housing supply that meets a variety of housing needs. t Attain a housing supply that meets the needs of extremely-low-, very-low-, low- and moderateincome households.
Policies:
o Infill Developmentz Promote infill housing development through land use policies and by defefting or reducing development impactfees where the City wants to eniourage infill development.
o Downtown Mixed lJsez Encourage studio ond one bedroom units above commercial uses in the downtown district to reduce parking needs andfacilitate affirdability.
Consistent with many of the above-listed Housing Element programs, goals and policies, the proposed mixed-use development in the City's downtown core includes a mix of on. and twobedroom workforce rental housing units. Further, the applicant proposes to utilize Density Bonus Law provisions to: L) set aside three of the units for long-term 1i.e., SS years) affordabiliiy for lowincome households; and2.) allow for the provision of additional dwelling units through aiigher residential density than the City's zoning regulations would otherwise allow for (equivalent to -28 dwelling units/acre). Accordingly, this project represents an opportunity to achieve-a high-density infill project in the City's downtown that would provide additional important workforce housing.
The project site has been identified as an opportunity site in the City's Housing Element for infill residential development (See Housing Element, Tab. B-3). With the use of state Density Bonus Law, the contemplated project would be above the minimum desired density identified in the Housing Element. The majority of the units would be available as market rate rental housing units, altho;gh three of the units would be set aside for low-income-restricted households. With respect to unit size, Program Category #2, above, specifically encourages the provision of smaller studio and onebedroom apartments in the downtown as a strategy to provide more affordable housing opportunities.
The proposed project includes four one-bedroom apartments, with the remaining 20 units as twobedroom units. 4745 Carpnteria Ave Mixed Use Project; 23-2221-DPICDP/ARB PC Hearing Date: February 5,2024
VI. DEVELOPMENT IMPACT FEES
A series of ordinances and resolutions adopted by the City Council require the payment of various development impact fees. If the project were approved as submitted, it would be subject to the fees as shown in the following table. The amounts shown are estimates only. The actual amounts will be calculated in accordance with the fee resolutions in effect when the fees are paid. The Fees are updated annually in July.
The developer of a project that is required to pay development impact fees may apply to the City Council for a reduction, adjustment or waiver of any of those fees based on the absence of any reasonable relationship or nexus between the impacts of the proposed development and either the amount of the fee(s) charged or the type of facilities to be financed. The application must be in writing and must be submitted to the city clerk either ten days prior to the public hearing on the development permit for the project, or if no development permit is required, at the time of building permit application.
Estimated Im Fees
Other Estimated Fees
Fee Type Fee Per Unit/Sq. Ft.
Unless noted otherwise
Total Fee
Streets and Thoroughfares s9s7.061$,2.12 $31,536.36
Highway Interchanses & Bridses $4.886.60i$ 10.84 $161,082.84 Traffic Control Facilities $392.7sl$0.87 $r2.94r.67
General Facilities & Equinment $1,068.68/$0,87 927"224.3r Storm Drainase Facilities $1,174.1l/S0.99 $32,179.23
Parks and Recreational Facilities 94.259.24 9102,221.76 Aquatics Facilities $266.6s $6,399.60
Open Space Acquisition Fees $6.04/sq. ft. $24.407.64
TOTAL $397.993.41
Fee Type Fee Per Unit
Unless noted otherwise
Total f,'ee
Carp.-Summerland Fire District
Fire Protection Certificate
Fire Mitigation Fee (res.)
Fire Mitigation Fee (com.)
$229.00
$2004.76 (res.)
$4.35/sq. ft. (com.)
229.40
$48,114.24
$17,591.40
Carpinteria Sanitary District
Development Impact Fee (res.)
Development Impact Fee (com.)
$6,576 $157,824.00
923,74t.48
Carpinteria Water District*
Capital Cost Recovery Fees
$TBD/meter
S43.862 (fire service)
$TBD
$43,862
School District $3.48/ habitable sq. ft. (31,026
sq.ft.)
$107,970.48
-1
4745 Carpinteria Ave Mixed Use project; 23-2221-DplCDplARB PC Hearing Date: February 5,2024
* A decision on the need for individual meters vs. a "master meter" is under review by the Water District. Therefore, the total Water District fee has not been determined. ** 'l'otal does not include any required meter fbe as determined by the water District.
Vil. ACTION OPTIONS
I Approve Project 23-2221-DP/CDP to allow a new three-story mixed-use (commercial / residential) development totaling approximately 64,053 square feet including a 24-unit apartment complex built around and atop a ground-level concrete parking podium and two-story commercial building fronting Carpinteria Avenue; accept a categorical exemption pursuant to $15332 of the California Environmental Quality Act ("CEQA"); and adopt tlie Findings in Exhibit l, Attachment A and Conditions of Approval as proposeO in gxhibit 3, (staff s recommendation)
2. Direct the applicant to prepare project revisions and return to the next Commission meeting.
3. Conceptually deny the project as proposed, and continue the item with direction for staff to return with findings for denial to the Planning commission's next meeting.
V[I. ATTACHMENTS
Attachment AAttachment BAttachment CAttachment DAttachment EAttachment FResolution PC-24-001 Exhibit I - Findings for Approval
Exhibit2-PlanSet
Exhibit 3 - Recommended Conditions of Approval
Exhibit 1 - Minutes from the December 19,2022 Joint ARB-pc-cc Meeting Exhibit 2 - December 19, 2022 jointARB-PC-CC Meeting plan Set Exhibit I - Minutes from the May 25,2023 conceptual ARB Meeting Exhibit 2 -May 25,2023 Conceptual ARB meeting plan Set
Exhibit 1 - Minutes from the August 31,2023 preliminary ARB Meeting Exhibit 2 - August 18,2023 Preliminary ARB meeting story pole photographs Exhibit 3 - August 31,2023 Preliminary ARB meeting plan Set Exhibit 1 - Minutes from the october 26,2023 continued preliminary ARB Meeting
Exhibit 2 - october 26,2023 continued Preliminary ARB meeting plan set CEQA Notice of Exemption
$0,56/ non- habitable sq. ft.
(4.044 so. ft.)
$2,264.64
New Construction Tax $0.0450 per sq. ft $181.8s
Landscape Bond $s00.00 $s00.00
TOTAL** $402,279.09
Attachment A
Resolution ?C-24-001
4745 Carpinteria Avenue Mixed Use Development
23-2221-DVICDP/ARB
X''ebruary 512024
RESOLUTION NO. PC.24-OO1
A RESOLUTION OF THE CITY OT'CARPINTERIA PLANNING COMMISSION
APPROVING A DEVELOPMENT PLAN AND COASTAL DEVELOPMANT
PERMIT FOR PROJECT 23.222I. DP/CDP/ARB
FOR THE 4745 CARPINTERIA AVENUE MIXED USE DEVELOPMENT
PROJECT. THE PROJECT IS LOCATAD AT 4745 CARPINTERIA
AVENUE (APN 003-251-021), REQUESTED By EDWARD DcvICENTE, DMHA ARCHITECTURE.
-
WHEREAS' the Carpinteria Planning Commission has considered an application for a Development Plan and Coastal Development Permit filed by Edward DeVicente, Architect, on behalf of Justin Klentner, on April 14,2023,to allow redevelopment of ihe properly at 4745 Carpinteria Avenue (currently occupied by Sun Coast Rentals) into a new three-story mixed-use (commercial / residentialj development consisting of a24- unit, 31,026 square foot apartment complex built around and atop a ground-lev el22;91 .tql*." foot concrete parking podium, and a 4,044 square foot two-story commercial building fronting Carpinteria Avenue; and
WHEREAS, the application was subsequently deemed complete and accepted by the City as being consistent with thi appiicable submittal requirements on Novemb er 28, 2023; and
WHEREAS' a similar mixed-use proposal was previously reviewed at a conceptual level dr:ring a joint meeting of the City Council-Planning CommissionArchitectural Review Board on December 19,20)2wherein feedbaik was provided to the applicant; and
WHEREAS' the ARB considered the proposed project at a concoptual review level_at their May 25,2023 meeting, and at a jreliminary r*i"* at their August 3r,2023 and October 26,2023 meetings, culminating in an ARB-recornmendation foipreliminary approval with comments; and
WHEREAS, applicant has made good faith effort to respond to and revise plans to address the City of Carpinteria Architechrral Review Board comments; and WHEREAS, the Planning Commission has conducted a noticed public hearing and received evidence regarding the application for the Development plan and Coastal Development Permit; and
WHEREAS, applicant is applying provisions ofthe state's Density Bonus L1w.(G9v' Code $$ 65915-65918) ('Density Bonus Law'o) to allow for the inclusion of additional dwelling units which exceed the city's maximum density under the gurrent zoning designation in exchange for designating three of the units as lowincome-restricted rentals; and RESOLUTION NO. PC.24.OOI
4745 Carpmteria Ave Mixed Use project, Februuy 5,2024
Page I
WHEREAS, applicant is requesting concessions or incentives and/or waivers or reduction of development standards under the provisions of Density Bonus Law to allow the project building height and lot coverage to exceed the City's mar<imum height and lot coverage under the curent zoning designation to facilitate the construction of the project; and
WHEREAS, applicant is requesting use of the specified parking ratios under provisions of Density Bonus Law to allow the project to provide 53 total parking spaces for the onsite commercial and residential uses, including visitor spaces; and WIIEREAS, the Planning Commission has considered a request for a modification of the zoning distict requirements for allowance of fifteen percent (15%) of the project parking spaces to be of compact size as specified in Chapter 14.54; and WHEREAS, the project is categorically exempt from the California Environmental Quality Act ("CEQA") under CEQA Guidelines Section 15332 (in-fill development proj ects); and
WHEREAS' the Planning Commission has reviewed the policies of the General Plan/Coastal Land Use Plan and the Zoning Code standards that are applicable and relevant to the project.
NOW THEREI'ORE, TIIE PLAI\{NING COMMIS$ON HEREBY RESOLVES AS X'OLLOWS:
l. The Development Plan, including a Modification to allow compact parking spaces, and Coastal Development Permit are approved, making the Findings for approval outlined in Exhibit 1;
2. The Notice of Exemption prepared for the project (Attachment F to the staff report) is accepted as having satisfied the requirements of CEQA; and
3. The Development Plan and Coastal Development Permit consistent with the plans shown in Exhibit 2 are approved subject to the project conditions ofapproval set forth inExhibit 3.
PASSED, APPfuOVED AND AITOP ED this 5t day of February 2024,by the following called vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Cornmissioner(s):
Commissioner(s):
Commissioner(s):
RESOLUTION NO. PC-24-OO1
4745 Carpinteria Ave Mixed Use hojec! Fcbruary 5,2024
Page2
Jane L. Benefield, Chair
ATTEST:
Nick Bobroff, Secreary
I hereby certily tha thetongohg Resolutbn wre duty and regulorly intrcduced and adopted at
-a
regular nueting of the Ptanning Conmission of the City o! Carpinrcria heldthe fl aoy otFehruary 2024.
RESOLUTION NO. PC-24{O I
4745 Carpinteria Ave Mixed Use hoject, pebruary 5,2(D4
Attachment A
Exhibit 1:
Findings for Approval
4745 Carpinteria Avenue Mixed Use l)evelopment
23-2221-DPICDP/ARB
F'ebruary 512024
ATTACHMENT A
EXHIBIT l: FINDINGS FORAPPROVAL
CITY OF CARPINTERIA PLAI\TNING COMMISSION HEARING
PROJE CT N ALA.DP I CDP/ARB
FEBRUARY 5,2024
4745 CARPINTERIA AVENUE MIXED USE DEVELOPMENT
4745 CARPINTERIA AVENUE
REQTIESTED BY EDWARD DEVICENTE' DMHA ARCHITECTURE
1.0 Administrative Findings
The Planning Commission hereby incorporates by reference as though set forth in full all Community Development Deparhnent staffreports and attachments thereto presented to the Planning Commission and all comments m-ade or received either orally or in writing at the public hearings on this project.
l.l Procedures
Pursuant to the California Coastal Act, the Administrative Regulations of the California Coastal Commission and the Ctty" Local Coastal Program, it has been found that the process for public review of the subject Development Flan and Local Coastal Development Permit has been properly conducied as follows:
a.
b.
cAn application for a Development Plan and coastal Development permit was_submitted on April 14,2023, and deemed complete and accepted by
9. ctty as being consistent with the applicable submittal requirements on November 28,2023. said application and all related material have been available forpublic review at city offices since the date of submittal.
The application has been evaluated and found to conform to the applicable zone distict and to be consistent with the applicable city's Local coastal Program Land Use Plan, the Interpretive Guidelines of the coastal Commission and the Califomia Coastal Act.
The project has been reviewed by the crty's Architectural Review Board at luly noticed public meetings which included, but is not limited to, ry!9d nolic9 to all property owners within 300 feet and occupants within 100 feet ofthe subject property.
FINDINGS OF APPROVAL, PC RESOLUTION 24.OOI
23-2221-DP/CDP/ARB; 4745 Carpinteria Ave Mixed-Use project Page I
The project has been reviewed by the City's Planning Commission at a duly noticed public hearing which included, but is not limited to, rnailed notice to all properly owners within 300 feet and all occupants within 100 feet of the subject property and publication in the local newspaper, the Coastal ViewNews.
1.2 California Environmental Quality Act
As presented in the staff report and Notice of Exemption prepared for the Planning commission hearing of February 5,2024, and herein incorporated by reference, the Planning Commission finds that the project is categorically exempt from the Califomia Environmental Quality Act pursuant to Section 15332 (In-fill Development Projects) of the Guidelines for the Implementation of the Califomia Environmental Quality Act as the project includes redevelopment of a project site substantially sunounded by urban uses and that meets all of the statutory criteria required for use of the In-fill Development Projects exemption.
1.3 Development PIan Findings
Pursuant to Carpinteria Municipal Code $14.68.030(9), the Planning Commission shall determine that all of the following criteria have been met prior to approving or approving with conditions a Development Plan:
1. The proposed development is in conformance with the provisions of the applicable zoning district, Local Coastal Plan and implementation programs, and General Plan.
As presented in the staffreport prepared for the Planning Commission hearing of February 5,2024, and herein incorporated by reference, the proposed mixed-use project is consistent with the City's General PlaniCoastal Plan. The project site's GeneraVCoastal Plan Land Use is split-designated as Visitor-Serving Commercial ("VC") and General Commercial ("GC"), with the VC designated approximately onethird of the properly located along the Carpinteria Avenue frontage and the remaining GC-designated portion of the properly located on the remaining southerly two-thirds of the property. The proposed commercial elements of the project would allow for uses such as restawants or retail business, consistent with the VC designation. The GC General/Coastal Plan designation allows for a mixture of retail, seryice, office, and residential uses as would be typical of a mixed-use project.
The2project is also consistent with the crty's applicable zoningdesignations and development standards. The project site is split-zoned with the majority of the property zoned Commercial Planned Development (*CPD'), and remaining portion zoned Planned Residential Development C"RD-I3"). The CDP zone designation allows for commercial development including a variety of office, retail, service, and wholesale businesses, as wel[ as residential development with "dwelling units integrated into the overall commeroial development" (i.e., mixed-use developments).
The project would place all the commercial elements and a portion of the residential FINDINGS OF APPROVAL, PC RESOLUTION 24-OOI
23-2221 -DP/CDP/ARB; 4745 Carpinteria Ave Mixed-Use Project Page2
d.
elements of the project within the portion of the property zoned CpD, consistent with the types of uses permissible in this zone district. fire pnO zone deslgnation allows for a variety of residential densities, housing types and designs, includ-ing multifamily residential developments (such as apartmeni ctmplexes). Tie proposedlortion of the project site within the PRD-zoned area of the lot wouldinclude grouna-tevel parking and two levels (above) of residential apartments. Such us"s woold be consistent with the types of land uses permissible in this zone district.
The proposed development is also in conformance with the applicable Visitor-serving commercial ('v':): Flood Hazard (*FH") and coastal.e.ppeais 1..cA',) overlay districts and would comply with the additional development standards for each, in addition to complying with the base zone district standards as modified under the provisions provided by state Density Bonus Law with respect to density, lot coverage, building height, and required parking. The project qualihes for Density Bonus L# by_setting aside three units of the eighteen base units for low-income households at aflordable rents for a period of 55 years in exchange for aZ9.Ao/obonus density (i.e., six additional units)' The project also proposes usi of one concessions or incentive to exceed the maximuq building height; andone waiver or reduction of development standards to exceed the PRD zone district maximum lot coverage. The project also calls for utilizing the reduced residential parking requirements stipulated in state Density Bonus Law to reduce the overall requiria number of resiientiat parking spaces.
The project also calls for utilizing a mix of both standard-size and compact-size parking spaces to meet its parking requirements. As reflected on the prdect plans, the applicant proposes to designate eight of the 53 total spaces (-159lo) u, .o*pui spaces and therefore sought approval of a Modification to the development standards p to lhe design (size) of the parking spaces. The city,s Zoning standards do not include standardized provisions for thi use of compacrsized riu""r, however, by satisfying the required number of parking spaces (as modified-*ae. the provisions of Density Bonus Law), and satisfting at leasi one oithe required criteria for approval- of a Modification (i.e., provision of affordable housing *itr;, the project ,oora comply with the zone dishict parking requirements.
2' The proposed development is sited and designed to avoid risks to life and property due to geologic, tlood, orJire hazards and that the proposed density of deietopmint is cowistent with these objectives.
As presented in the staf report prepared for the Planning Comrnission hearing of February 5,2024,g1d lerein incorporated by reference,ih" propored mixed-ise project is sited and designed to avoid risks to life and pioperty, and is consistent with the contemplated density for this site as shown in the bity's iand use Map, and as modified through application of state Density Bonus Law. The project site is located in an area that, according to the Safety Elemlnt of the City's General plan/Coastal Land Use Plan, has high potential for both liquefaction and expansive soils. As such, a site-specific geotechnical study ** pt"p*"d for the project which provides FINDINCS OF APPROVAL, PC RESOLUTION 24-OOI
23-2221-DP ICDP/ARB; 4745 Carpinteria Ave Mixed_Use project
recommendations for foundation design and construction techniques. These recommendations and techniques, along with the application of cunent building and seismic codes as part of the building permit review process, would ensure that the proposed development is safe from a geologic perspective. Additionally, the development is designed to comply with FEMA regulations and the Crty's floodplain management ordinance to ensure the development is safe from flood hazards.
Further, the project site is not identified as being located in an area prone to tsunami or sea level rise hazards. Finally, the site is not located within a mapped high fire severity area and with the application of current building and fire codes as part of the building permit review process, the project would be safe from fire hazards.
3. The proposed development will not cause substantial environmental damage or substantially and avoidably injurelish or wildffi or their habitat.
As presented in the staff report prepared for the Planning Commission hearing of February 5,2024, and herein incorporated by reference, the proposed mixed-use project will not cause substantial environmental damage. The project site is currently developed with a commercial equipment and tool rental business with the entirety of the site disnubed and devoid of any sensitive habitat. The western portion of the project site borders Franklin Creek, which, though channelized and not designated as Environmentally Sensitive Habitat Area ("ESHA") on the City's General/Coastal Plan maps, is considered potential habitat area and the creek channel and adjacent buffer are considered important coastal resources that shall be protected. As such, consistent with the Crty's Creeks Presenation Program, the proposed project includes the required S0-foot setback from the adjacent Franklin Creek channel. This creek setback "buffer" area is required to be protected in perpetuity as part ofthe project and restored as riparian and/or upland habitat as incorporated into the project plans.
Additionally, the project incorporates vegetated bioswales that would be used to capture, treat and retain stormwater runoff from the project site, and other Low Impact Development ("LID') measures to treat stormwater and protect the adjacent creek from untreated runoff. Additionally, the project incorporates tree protection measures to ensure that the offsite native sycamore trees west of the project site along the creek corridor are protected during construction ofthe project. Lastly, standard construction phase conditions of approval are included to ensure temporary impacts related to dust, erosion/sedimentation, spills/water quality, air quality/emissions, and noise would be avoided or minimized.
4. The proposed development will not conflicl with any recorded easements acquired by the public at largefor access through the property or use ofthe property or any easements granted to any public agency or required as a condition of approval.
The proposed development will not conflict with any recorded public access easements as no recorded pubic access easements affect the property, nor are public easements required to effectuate project approval.
FINDINGS OF APPROVAL, PC RESOLUTION 24-OOI
23-2221 -DP ICDP/ARB; 4745 Carpinteria Ave Mixed-Use Projcct
l I
5. The proposed development will not adversely affect necessqry community services and values including but not limited to trffic circulation, sewqge dispoial, /ire protection, water supply, and police protection.
As presented in the staffreport prepared for the Planning Commission hearing of February 5,2024, and herein incorporated by reference,lh. propo..d mixed-ise project will not adversely affect necessary community services.- A trafhc study prepared by a qualified haffic engineer, was provided by the applicant as part;f the project review. The study utilized the County's Vehicli Mileiiravelled (,.VMT") calculator and regional traffic models in addiiion to an analysis of certain projectspecific elements including the mixed-use design, including integration of affordable rental units, location in close proximity to translt stops, and the inclusion of electric vehicle charging and parking spaces, for the analysis. The study was provided to the city's contract traffic engineering consultant for peer-revi"*, und the city's consultant confirmed the study was adequate and agreed with its conclusi,ons that the project would not result in an adverse irnpact to traffic circulation.
The project site is presently served by all utilities and services, and the described project can continue to be adequately served by all required utilities and public services. The project was reviewed by the carpinteria valley water Disnict, Carpinteria Sanitary District and Carpinteri a-Summerland Fire Protection District, with each indicating the ability to serue the project. Electrical, natural gas, and telecommunication services are all available at the site. 6- The proposed development will not be detrimental to the peace, health, safety, comfort, convenience, propertyvalues, or generalwetfaie ofthe neighboinioa.
As presented in the staff report prepared for the Planning Commission hearing of February 5,2024, and herein incorporated by reference, th. propor"d mixed-ise project will not be detrimental to the peace, health, safety, "o.fott, convenience, propefiy values, or general welfare ofthe neighborhood. Through successive project design iterations in response to comments reciived during the City's architectural review process, the project's Ninth Street elements have 6een reduced in height from the original application submittal. In addition, even with the parking reducti6ns incorporated into the project as allowed under state Density lionu, iaw, the project provides in excess of the minimum number of required on-site parking .pu.", ' allowable under state law. The project is an in-fili development on a site that is substantially sunounded by urban uses and is consistent with the type and intensity of development anticipated in urbanized areas of the City's downtowrineighborhood and the City's General Plan/Coastal Land Use plan.
As discussed in more detail in the General Plan / Coastal Plan Neighborhood policy analysis below, the proposed in-fill project is consistent with the type and intensity-of development anticipated in wbanized areas of the City's downtown neighborhood by the City's General Plan/Coastal Land Use plan.
FTNDINGS OF APPROVAL, PC RESOLUTION 24-OOI
23-2221-DP ICDP/ARB; 4245 Carpinteria Ave Mixcd-Use project Page
5 Downtown mixed-use developments that provide opportunities for both nedexpanded commercial development in the downtown and much needed new workforce housing help to achieve the intent of the above Land Use Element policies Such developments concentrate workforce housing near job centers and existing businesses, and in close proximity to essential services (including, but not limited to, transit). Higher density mixed use developments also help to foster a livelier and more vital downtown district by introducing additional year-round residents to the area to supplement seasonal tourism and support enhanced opportunities for use of alternative transportation.
The proposed development will not adversely affect necessary community services. A traffic study prepared by a qualified traffrc engineer, was provided by the applicant as part of the project review. The study utilized the County's Vehicle Miles Travelled (VMT) calculator and regional traffrc models in addition to an analysis of certain project-specific elements including the mixed-use design, integration of affordable rental units, location in close proximity to transit stops, and the inclusion of electric vehicle charging and parking spaces for the analysis. The study was provided to the City's contract traffic engineering consultant for peer-review, and the Crty's consultant confirmed the study was adequate and agreed with its conclusions that the project would not result in an adverse impact to traffic circulation.
The redevelopment of the site with a multi-story mixed-use development creates an opportunity to gain additional utility out of arare large, but under-developed site in the City's Downtown "T" district.
Cumulatively, this new square footage would provide expanded opportunities for new visitor-serving commercial development to be introduced at the west end of the downtown core, and present an opportunity to provide compatible commercial activity in this part of the downtown. To maintain consistency with the intent of these policies, future commercial tenants of the ground floor space, at minimum, would need to be visitor-serving in nature.
The site's location within the Downto$rn "T" on Carpinteria Avenue would also allow the project to utilize existing transit and alternative tansportation infrastructure. Carpinteria Avenue is improved with class II bicycle lanes and continuous sidewalks leading into the downtown, and MTD's line 20 bus service runs along Carpinteria Avenue with stops in close proximity to the project site. The Clty's train station platform is located approximately one-half-mile away.
1.4 Development Plan Modification Findings
Pursuant to Carpinteria Municipal Code $14.50.120, in reviewing a Development Plan, the Planning Commission or City Council may consider modification of requiremEnts of the base zoning district in which the proposed development is located, including building height, yard setback, parking, building coverage or landscaping, if it is determined that FINDINGS OF APPROVAL, PC RESOLUTION 24-OOI
23-2221-DP|CDP/ARB; 4745 Carpinteria Ave Mixed-Use Project
such modification is necessary to accommodate an innovative project which will result in at least one of the following public benefits:
l. Energt fficient heating/cooling; or 2. Provision of affordable housing units through a mix of housing types, innovative design and construction techniques, or other means; or 3. Provision of a laryer amount of open space or landscaping than the minimum requirements of the district.
As referenced in the Development Plan Findings above, and as presented in the staff report prepared for the Planning commission hearing of February 5,2024,and herein incorporated by reference, the project calls for utilizing a mix of'both standard-size and compact-size parking spaces to meet its parking requirement. As reflected on the project Dlans, the applicant designates eight of the 53 total ipa"es (l5o/o) as compact spaces and lhgrgfore gought approval of a Modification to development standards as io the design (size) of the parking spaces. As cunently designed, the parking uuea serves as a "podium" over which the majority of the project is conshucted, thus maximizing the available site area for open space and landscaping. Allowing for the compact ,iu"", further allows for the provision of more parking Jpaces and/6r a smaller development footprint for the parking area. Given the altematives allowed by the state Density Bonus Law, the fact that the project may also qualify for coverage under AB 2097 toeliminate parking entirely, and because the project provides three didicated low-income affordable housing units and innovative design, the Planning Commission can make the required Findings #2 and 3, as provided in the Municipal Code.
1.5 Coastal Developmcnt Permit tr'inding
Pursuant to the Califomia Coastal Act, the Administrative Regulations of the Califomia Coastal Commission and the City's certified Local Coastal Pr6gram, it has been found that the permit requested may be issued based on the following-findings:
l. The proposed development is in conformity with the City's certified Local Coastal Program.
As referenced in the Development Plan Findings above, and as presented in the staff report prepared for the Planning Commission hearing of February 5,2024, and herein incorporated by reference, the proposed mixed-use project is in conformity with the City's certified Local Coastal Program. The projeci is an in-fill development on a site that is substantially sunounded by tuban uses and is consistent wittr the type and intensity of development anticipated in urbanized areas of the City's downiown neighborhood and the City's General Plan/Coastal Land Use Plan's Visitor-Serving commercial (*vc') and General commercial (*GC,) land use designations.
The project is also consistent with the Crty's Commercial Plarured Development ("CPD") and Planned Residential Developrnent ("PRD-l3") zoning designations.
The CDP zone designation allows for commercial development inc]ludin[ a variety of FINDINGS OF APPROVAL, PC RESOLUTION 24.OOI
23-2221 -DPICDP/ARB; 4245 Carpinteria Ave Mixed-Use project
office, retail, service, and wholesale businesses, as well as residentiai development with "dwelling units integrated into the overall comrnercial development" (i.e., mixed-use developments). The project would place all the commercial elements and a portion of the residential elements of the project within the portion of the property zoned CPD, consistent with the types of uses permissible in this zone district. The PRD zone designation allows for a variety of residential densities, housing types and designs, including multifamily residential developments (such as apartment complexes). The proposed portion of the project site within the PRD-zoned area of the lot would include ground-level parking and two levels (above) of residential apartments. Such uses would be consistent with the types of land uses permissible in this zone district.
The proposed development is also in conformance with the Visitor-serving Commercial (V"), Flood Hazard (*FH') and Coastal Appeals (*CA') Overlay districts and would comply the additional development standards for each, in addition to complying with ttre base zone distict standards as modified under the provisions provided by state Density Bonus Law with respect to density, lot coverage, building height and required parking, and as firther modified through approval of a Development Plan Modification to allow for l5% of the provided onsite parking to utilize compact-size spaces.
An analysis of the project's confomrity with the Objectives and Policies of the City's certified Local Coastal Program is presented in the staffreport prepared for the Planning Commission hearing of February 5,2024. and herein incorporated by reference. As discussed in the staffreport, the project has been found to be consistent with the applicable objectives and policies of the Land Use; Community Design; Circulation; Open Space, Recreation & Conservation; Safety; Noise; Public Facilities; and Housing Elements ofthe City's General Plan/Coastal Land Use Plan. Therefore, this finding can be made.
FINDINGS OF APPROVA]-, PC RESOLUTION 2+OOI
23-2221-DPICDPI ARB; 4745 Carpinteria Ave Mixed-Use Project Page E
Attachment A
Exhibit 2:
Reduced Plan Set
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23-2221-DPICDP/ARB,
February 5,2024
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Attachment A
Exhibit 3:
Recommended Conditions of Approval
4745 Carpinteria Avenue Mixed Use Development
23-222I.DP/CDP/ARB
February 512024
PLANNING COMMISSION HEARING
P ROJE CT 23.222I -DP/CDP/ARB
4745 CARpTNTERTA AVE (ApN 003-2s1-02r)
F',EBRUARY 5,2024
ATTACHMENT A, EXHIBIT 3: CONDITIONS OF APPROVAL
4745 CARPINTERIA AVE MIXED-USE PROJECT
The Conditions set forth in this permit affect the title and possession of the real property that is the subject of this permit and shall run with the real propercty or any portion thereof. All the terms, covenants, conditions and restrictions herein imposed shall be binding upon and inure to the benefit of the owner (applicant, developer), his or her heirs, adminisffators, executors, successors and assigns. Upon any sale, division or lease of real property, all the conditions of this permit shall apply separately to each portion of the real properly and the owner (applicant, developer) and/or possessor ofany such portion shall succeed to and be bound by the obligations imposed on the owner (applicant, developer) by this permit.
PROJECT DESCRIPTION
This Development Plan and Coastal Development Permit are based upon and limited to compliance with the project description, the hearing exhibits (Attachment A, Exhibit 2 to the staff report dated February 5,2024) and conditions of approval set forth below. Any deviations from the project description, exhibits or conditions must be reviewed and approved by the City for conformity with this approval. Deviations may require approved changes to the permit and/or firrther environmental review. Deviations without the abovedescribed approval will constitute a violation of permit approval.
The project description is as follows:
Requestfor a Development PIan and Coastal Development Permit to allow redevelopment of the property at 4745 Carpinteria Avenue (currently occupied by Sun Coast Rentals) into a new three-story mixed-use (commercial / residential) development. The proposed mixeduse development would be comprised of a 24-unit 31,026 square foot apartment complex built around and atop a ground-level 22,/,98 square foot concrete parlcing podium, and a 4,044 squarefoot two-story commercial buildingfronting Carpinteria Avenue. All existing site improvements would be removed tofacilitate the proposed development. Cumulative square footage for the proposed project would total approximately 64,053 square feet.
Maximum building height to the top of the proposed three-story elernent would be approximately 35 feet, seven inches fromfinished grade.
The 24-unit apdrtment complex would be comprised of 4 one-bedroom units, l6 twobedroom units, and 4 two-bedroom "townhouse" units facing Ninth Street. The 4 onebedroom units would range in size from 996 - 1,163 square feet; the I6 two-bedroom units would range in sizefrom 1,122 - 1,310 squarefeet; and the 4 two-bedroom "townhome" units would range in size from 1,472 - 1,486 square feet. The four "townhouse" units and one of the one-bedroom units (Unit 5) would be two-story units fronting on Ninth Street.
Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024 Page I
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O,f the remaining units, [Jnits 6 through ]5 would be secondfloorflats and Units I6 through 24 wauld be third floor flats. The " townhouse " unit ,oild be provided with either a groundfloor covered porch (Unit I and Unit 4) or both a grouidfloor covered porgh and a secondfloor private deck (Units 2, 3 and 5). Atl othei units would be provided with second- or thirdJevel private declcs oriented toward the perimeter of the property.
The proposed two-story commercial buildingwould be located along the property's Carpinteria Avenue frontage and would contain a ground level commerciat ipoie of I ,303 squarefeet and an upper-level commercial space of 2,741 squarefeet. The iommercial square footage is proposed to be divided into (up to) Jive tenant suites, with a single ground floor space andthe remainingfour spaces on the secondfloor. The groundflooi commercial space wouldfeature a covered patio area along the Carpinteria Avenue frontage.
The ground-level covered parking podium would provide a total of 53 parking spaces onsite to serve both the proposed commercial and residential elements of the project, and would rely upon a mix of "standqrd" and "compact" spaces. The applicantis rlquesting approval of a Development Plan Modification to allow eight of the total parking ipotrt provided onsite to be designated "compact" spaces (15% of the total number of spaces).
Bicycle storage, trash enclosures, and utility/mechanical closets would be proitaid within the covered parking podium areq. Vehicular qccess to the parking would-be providelfrom a "primary" driveway on Carpinteria Avenue and a "secondery" driveway intrance jrom Ninth Street, at the rear of the project site. Roomfor six parallel spaces would be provided in the Ninth Street right-of-way for public on-street parking as pait of the requirecl project frontage impr ov ements.
Open space and landscapingfor the project would be provided along the west side of the property within the required 51-foot setback buffirfrom the adjacent Franklin Creek channel. The buffer area wouldfeature bioretention swales that can doubly serve as part of the restored protective creek buffer and stormwater measures for the proposed developmenl. A meanderingwalkingpathwould lead through the buffir, cinnecting Ninth Street and Carpinteria Avenue. Spaces for ornamental landscaping iould also be prguided along the project's two street frontqges and along the inirior side property line.
Additional open space and landscape areasfor the use of apartment residenis would be provided in centralized courltard spaces on the second and third levels, in a "rooftop" deck space in the rear corner ofthe third level, and on a "green roof' spqce aboie the groundfloor commercial space's covered patio.
The proposal callsfor utilizing the state's Density Bonus Law (Gov. code $$ 6sgl5- 65918) ("Density Bonus Law") to allowfor the inclusion of additional dwillng untts beyond what the City's maximum density would allow for under the current ,oiing designation in exchange for designating a certain number of the apartment units os income-restricted rentals. Specificalty, the project calls for setting aside three units for households thatfoll within the low-income level (50% to S0% of the area median income ("AMI")) in exchange for a density bonus of six additional uniis. These additional granted units and the low-income restricted units are included the project figures described above.
Conditions of Approval; Resolution No. pC-24-001
4745 Carpinteria Ave Mixed-tJse Project, February 5, 2024 Page2
The three low-income restricted units are proposed as one-bedroom units (Units 5, 6 and I I).
Pursuant to Density Bonus Law, the proposal requests the use of incentives or concessions from the local jurisdiction's development standards to facilitate the construction of the project and/or to accommodate the increased density. Specifically, the project proposes to utilize the reduced required parking rates for residential developments subject to density bonus provisions, and to request the rwo following concessioru/incentives and/or waivers or reductions in development standards to: L) Allow for increased building height beyond the 3}-foot maximum allowed by the City; and 2.) Allow for building lot coverage in excess of the 50% maximum limitfor the Planned Residential Development ("PRD-13") zoned portion of the property.
The grading, development, use, and maintenance of the property, the size, shape, arrangement, and location of structures, parking areas and landscape areas, and the protection and preservation ofresources shall conform to the project description above and the hearing exhibits and conditions of approval below. The property and any portions thereof shall be sold, leased or financed in compliance with this project description and the approved hearing exhibits and conditions of approval hereto. All plans (such as Landscape Plans) must be submitted for review and approval and shall be implemented as approved by the City.
PROJECT SPECIFIC CONDITIONS
ABsruerrcs
The design, scale and character ofthe project architecture and landscape shall be compatible and blend harmoniously with vicinity development and consistent with the City's "small beach town" character. Plan Requirement and Timing: The applicant shall submit plans for the project for final review by the Architectural Review Board prior to approval of any Building Permit for physical development. Monitoring: Community Development Department staff (CDD) shall review submitted plans, provide direction to the ARB regarding this condition, and site inspect during the construction phase.
All materials and colors used in construction and all landscape materials shall be as represented to the City and any deviation will require the express review and approval of the Community Development Department.
4. Any exterior night lighting installed on the project site shall be of low intensity, low glare design, minimum height, and shall be hooded to direct light downward onto the subject parcel and prevent spill-over onto adjacent parcels. Plan Requirements: The locations of all exterior lighting fixtures shall be reviewed and approved by CDD with input from the ARB. Monitoring: CDD and ARB shall review final plans for compliance with this measure prior to approval of a building permit for structures. Building Inspector shall inspect structures upon completion to ensure that exterior lighting fixtures have been installed consistent with their depiction on the final plans.
Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5, 2024
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Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024
Interior building lighting shall be limited outside of business hours to that necessary for emergency or security pufposes. Interior building lighting shall be outfitted with timers, motion sensors or similar technologies to ensure that the lighting is tumed off when not in use- Plan Requirements and Timing: Specifications for automatic Lighting controls and any interior security/emergency lighting shall be depicted on the planJsubmitted for Building Permit review, to be reviewed and approved by CDD piior to Building permit Issuance. Monitoring: CDD shall review the construction plani for compliance with this measure prior to Building Permit issuance and shall inspect the project site prior to occupancy clearance.
All mechanical equipment including, but not limited to, heating and air conditioning units, and trash receptacle areas, shall be completely screened from sunounding propertiei and shall be either enclosed within a building or parapet, or located in a fenced-reai yard area.
PIan Requirements: The locations of all exterior mechanical equipment shall be depicted on a Roof and/or Mechanical Equipment Plan to be reviewed and approved by CDD with input from the ARB. Monitoring: CDD and ARB shall review the Roof and/br Mechanical Equipment Plan for compliance with this measure prior to approval of a Building permit for the development. Building Inspector shall inspect struchres upon completion to ensure that mechanical equipment has been installed consistent with the upptou.d Pl*.
Final plans shall include the location of all above ground and vaulted appurtenances including, but not limited to, utility vaults, utility meters, fire backflowprevention systems, and check valves. The location of such appurtenances shall be approved by CDD and may be required to be located and/or screened to as to minimize aesthitic impatts.
No signage is approved under this Development Plan. Applicants shall develop and submit for Cify review and approval, a comprehensive sign program for the development. plan Requirements: The sign program shall depict the allowed sign types, mateiials, sizes and locations for signage for all commercial tenant spaces, as well ut uny proposed identification signage for the development, and shall be consistent with ttre City's sign regulations as specified in CMC $14.58. Timing: The Sign Program shall be submitted to, and approved, by the Community Development Department prior to Occupancy Clearance.
CDD may refer the program to the Architectural Review Board for review. Monitoring:
CDD staff shall review all tenant signage applications for consistency with the approved sign program.
7 9 The applicant shall implement the recommended tree protection measures outlined in the arborist report prepared by Bill Spiewak dated Augu st 10, 2023 , and listed below, during
demolition/construction activities within the project site. Such measures shall include, but not be limited to, the following:
a. Fence offall trees from construction at the critical root zone or where practical with six-foot high chain link or orange construction fence with metal rtuk"r; b. No activities or storage of construction materials shall be allowed within the fenced areas unless approved by CDD;
c. Any root disturbance to any of the protected trees shall be done by hand and the proj ect arborist alerted;
d. All roots encountered shall be cut cleanly with a sharp saw to allow for new root regeneration, backfilled immediately or kept moist to prevent drying out and dying;
e. Any tree affected by the construction process shall be deep-root fertilized to promote better health and vigor;
f. Compaction of the root zone shall be avoided by spreading three to four inches of mulch. If necessary, plywood or equivalent shall be placed on top; g. During hot, dry periods, the foliage may need to be washed with high pressure water to remove construction dust;
h. Project arborist shall be notified prior to any activities ivithin the critical root zone;
i. Leave existing hardscape (i.e., asphalt) in place as long as practicable to aid with the protection of the root system; j. Utilize caissons and grade beams for any foundation work close to the trees (stay at least 15 feet from the trunks of the trees); and
k. Final landscaping around trees shall be compatible in water demand to these specific trees' needs with minimal trenching for lighting and inigation.
Plan Requirements/Timing: This condition shall be printed on all final building and grading plans. Tree protection measures shall be implemented prior to- and during construction as applicable. Monitoring: CDD shall coordinate with the project arborist prior to initiation of construction to ensure tree protection measures are in place. CDD shall spot check in the field to ensure ongoing compliance with this measure.
10. All ground disturbances and vegetation removal within the 50-foot setback of Franklin Creek shall be limited to the demolition, grading for site preparation, landscaping and storm water improvements depicted on the approved project plans. Plan Requirements:
The 5O-foot setback area shall be shown on all grading plans. Timing: Protective fencing shall be installed along the 50-foot setback prior to any earth movement. Monitoring:
CDD shall perform site inspections throughout all grading and construction activities.
11. The applicant shall implement a creek buffer restoration plan. The plan shall include, but not be limited to, the following measures:
a. Landscaping shall be with native and non-invasive plantings only. b. Only low voltage lighting shall be installed. Lighting shall be directed away from the creek corridor.
c. Only wildlife permeable fencing shall be installed within the creek buffer d. ffll-"u,ru. species shall be removed from the creek buffer area. e. The plantings shall be in place and any non-natives removed prior to issuance of occupancy clearance.
Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5, 2024
12. Plan Requirements: Prior to issuance of a Grading or Building Permit, the applicant shall submit a creek buffer restoration plan, prepared by a CDD approved biologist, io CDD for review and approval. Timing: Restoration work shall commince prior to-issuance of occupancy clearance. Monitoring: CDD staff shall site inspect thi restoration area.
Maintenance shall be confirmed through site inspections.
To minimize construction impacts, the applicant shall prepare and submit a Construction Mitigation Plan to Community Development for revie* uira approval. Such plans, which n1u9! be prepared by 1 Cltr-anproved professional biologist, arborist or landscape architect, shall include, but not be limited to, the following required measures:
Pre-Construction:
a. The limits of the construction area shall be clearly shown on the plans and fenced or flagged on the construction site. All construction activities shall stay within these limits; b. Prior to contmencement of construction activities, protective fencing shall be erected around the outermost limits of the proteited zones of native trees and adjacent to the construction area. Such fencing shall remain in place until all construction is complete. For the pnrposes of this project, the protected zone of a native tree shall extend five feet from thelree dripline or 15 feet from the trunk of the tree, whichever is greater; c' No construction, grading, staging or materials storage shalibe allowed within the fenced exclusion areas or within the proticted zones of any onsite or adjacent native trees; d. Construction activities shall be scheduled to avoid the breeding seasons of sensitive wildlife species located within 300 feet of the ptopor"d improvements;
e. construction Phase Requirements from the city's water euality Protection Regulations shall be implemented to minimize impacts related to runof{ erosion and water quality; f. The use of herbicides shall be minimized by using manual removal methods to eliminate undesired vegetation whenever possible.
Post-Construction:
g' Permanent native landscaping shail be provided to developed areas; h. The planting of any landscape plants liited on the Califomia Exotic pest Plant Council's Lists of Exotic Pest Plants of Greatest Ecological Concem in Califomia is prohibited in any environmentally sensitive habitat areas (*ESHA") or creek setback area; i. Project applicant and any and all successors shall provide informational matsrials to future occupants that ensure protective standards/conditions of approval are recognized andcomplied with throughout the life of the project; j. Post-Construction Requirements from the City's Water Quality Protection Regulations will be implemented to minimize impacts to runoff, erosion, and water quality;
Conditions of Approval; Resolution No. pC-24-001
4745 Carpinteria Ave Mixed-Use project, February 5,2024
k. All new fencing shall be wildlife permeable as defined by the following criteria:
a. Fences shall have a wooden (not wire) rail at the top; b. Fences shall be less than 40 inches high; and,
c. Fences shall have a space greater than 14 inches between the ground and the bottom rail.
Al1 exterior lighting shall be minimized, restricted to low intensity features, shielded and directed away from creek ESHA to minimize impacts to wildlife. Permitted lighting shall conform to the following standards:
i. The minimum necessary to light walkways used for entry and exit to the structure, including parking areas on the site. This lighting shall be limited to fixtures that do not exceed 60 watts, or the equivalent, unless a higher wattage is authorized by the Community
Development Director;
ii. Security lighting attached to the residence that is conholled by motion detectors and is limited to 60 watts, or the equivalent; iii. The minimum lighting necessary for safe vehicular use of the driveway. The lighting shall be limited to 60 watts, or the equivalent; iv. A light, not to exceed 60 watts or the equivalent, at the entrance to any non-re sidential acces sory structures ; and,
v. No lighting around the perimeter of the site, no lighting for sports courts or other private recreational facilities and no lighting for aesthetic purposes is allowed.
Plan Requirements and Timing: Prior to issuance of a Grading or Building Permit, the applicant shall submit a Conskuction Mitigation Plan, prepared by a CDD approved biologist, arborist or landscape architect to CDD for review and approval. All requirements shall be specified on grading and building plans and graphically depicted if feasible.
Protective fencing shall be installed prior to start of grading or construction, Monitoring:
CDD shall site inspect throughout grading and construction activities.
Lannsc.lpn
13. Prior to the issuance of any Building Permits, the applicant shall post a landscape security bond of $500.00 and comply with the following requirements:
a. All landscaping and inigation plans shall be prepared by a State licensed landscape architect or similar professional as determined appropriate by CDD. b. The landscaping shall be maintained in good condition for the life of the project.
After landscaping has become established at three years and found to be in good condition, the security will be released.
c. Landscaping shall be drought resistant, low water species. d. Where feasible, locally adapted native plants shall be required. e. Prior to Occupancy Clearance, all landscaping and planting shall be installed; and, Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5, 2024
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15. In compliance with the Water Conservation in Landscaping Act of 2006 (Assembly Bill 188i, Laird) ) as amended by the May 29,2015 Information Bulletin 2015-03 from the Department of Housing and Community Development and Chapter 15.90 of the City's Municipal Code: Water Efficient Landscaping, a Landscape Documentation package containing the following elements shall be prepared by a design professional: pRorecr INFORMATION; WATER EFFICIENT LANDSCAPE WORKSHEET; SOIL MANAGEMENT REPORT; LANDSCAPE DESIGN PLAN; IRRICATIoN DESIGN PLAN; and cneoruG DESIGN PLAN. The preparation of a Certificate of Completion containing the following elements shall also be prepared by a design professional: cERTIFICATIoN oF rNSTALLATror.r 1p.r the approved PIAN); FINAL SOILS INFORMATION; IRRIGATIoN ScHEDULING PARAMETERS; MAINTENANCE SCHEDULES; and tnzucerloN AUDIT REPoRT. Plan Requirements and Timing: prior to approval of a Building Permit, the applicant shall submit a Landscape Documintation Package to the CDD for review and approval. The CDD shall send a copy of the Documentation Package the Carpinteria Valley Water District. The appiitant shall enter into an agreement with the City to install required landscaping and inigation and maintain required landscaping for the life of the project. Subsequent to installation of the approved Grading, Landscape and Inigation Plans, the appticantshall submit a Certificate of Completion to CDD for review and approval, The Landscape Documentation package and Certificate of Completion forms are available at the CDD, and are required to be appioved by the CDD prior to Occupancy Clearance. Monitoring: CDD shall conduct site visits to ensure installation and maintenance of landscape and irrigation.
Culrun,ll Rrsouncus
f. Specimen trees shall be appropriate to the site and shall be maintained in good condition so as to attain a full and healthy mature appearance.
The project landscaping outside ofthe creek buffer area shall consist ofdroughrtolerant, native and/or Mediterranean type species. Landscaping shall be compatible with the character of the surroundings and the architectural styl; of the structural development.
Plan Requirements: Prior to issuance of a Grading or Building Permit, the applicant shall enter into an agreement with the City to install required landscaping and watei-conserving irrigation systems and maintain required landscaping for the fifJ of the project, The applicant shall also submit the final landscape and irrigation plan to CDD for review and approval. Timing: Prior to occupancy clearance, landscape and inigation shall be installed. Monitoring: Prior to occupancy clearance, CDb shall verifu installation and check maintenance as needed. Release of performance security requires CDD approval.
In the event archaeological remains are encountered during grading, work shall be stopped immediately or redirected until a CDD-qualified archaeofogist and Native American representative are retained by the applicant to evaluate the significance of the find pursuant to Phase 2 investigations of the City Archaeological Guidelines. If remains are found to be significant, they shall be subject to a Phase 3 mitigation program consistent with City Archaeological Guidelines and funded by the applicant.
-Plan
RequirementslTiming:
This condition shall be printed on all building and grading plans. Monitoring: CDD shall Conditions of Approval; Resolution No. pC-24-001
4145 Czrpinteria Ave Mixed-Use project, February 5, 2024
check plans prior to issuance of a Grading or Building Permit and shall spot check in the field for compliance.
17. If human remains are uncovered during ground disturbing activities, the applicant shall immediately halt work and contact the Santa Barbara County Coroner to evaluate the remains. CDD shall be contacted immediately after contact or attempted contact with the County Coroner and all excavation activities on the project site shall cease. If the County Coroner determines that the remains are Native American, the Native American Heritage Commission shall be notified and no further excavation activity shall occur on the site until consultation is complete with the most likely descendant, the Coroner and the CDD staff.
Authorization to resume construction shall only be given by the City after consultation with the most likely descendent and shall include implementation of all appropriate measures to protect any possible burial sites or human remains. Plan Requirements/Timing: This condition shall be printed on all building and grading plans.
Monitoring: CDD shall check plans prior to issuance of a Grading or Building Permit and shall spot check in the field.
GmprNc
18. Grading and erosion and sediment control plans shall be designed to minimize erosion and shall include the following:
a. Methods such as geotextile fabrics, erosion control blankets, retention basins, drainage diversion structures, siltation basins and spot grading shall be used to reduce erosion and siltation during grading and construction activities.
b. All entrances/exits to the construction site shall be stabilized (e.g., using rumble plates, gravel beds or other best available technology) to reduce transport of sediment offsite. Any sediment or other materials tracked offsite shall be removed the same day as they are tracked using dry cleaning methods.
c. Storm drain inlets shall be protected from sediment-laden waters by the use of inlet protection devices such as gravel bag baniers, filter fabric fences, block and gravel filters and excavated inlet sediment traps. d, Graded areas shall be revegetated within three weeks of grading activities with deep rooted, native, drought-tolerant species to minimize slope failure and erosion potential. Geotextile binding fabrics shall be used if necessary to hold slope soils until vegetation is established.
Plan Requirements: The grading and erosion and sediment control plan shall be submitted for review and approved by CDD and Public Works ("PW") prior to issuance of a Grading Permit. The plan shall be designed to address erosion and sediment control during all phases of development of the site. The applicant shall notiff CDD and PW prior to commencement of grading. Timing: Components of the grading plan shall be implemented prior to occupancy clearance. Erosion and sediment control measures shall be in place throughout grading and development of the site until all disturbed areas are permanently stabilized. Monitoring: CDD shall inspect revegetation and ensure Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5, 2024
20. 19.
compliance with plan. Grading inspector shall monitor installation and maintenance of erosion control measure throughout all grading and construction activities.
Drainage shall be consistent with approved drainage plans. Plan Requirements: Prior to issuance of a Grading Permit, a drainage plan shall be submitteO to CbO and Public Works for review and approval. The plan shall include the location(s) of all proposed pipelines, the entire length of all proposed pipelines, trees located within I 5 feei of the pipeiine, pipe diameters, locations where the pipe(s) would surface in the creek and amouni olwater that would flow from each pipeline. Timing: The components of the drainage plan shall be implemented prior to commencement of construction of structures. Monitoring: CDD shall site inspect during grading.
Geolocy
The recommendations outlined in the project specific geotechnical investigation shall be followed in the construction of the subject project and the applicants shall be required to have the project engineering geologist onsite to observe all excavations prior to placement of compacted soil, gravel backfill, or rebar and concrete. Plan Requirements/Timing:
Two copies of the preliminary foundation investigation shall be submitted with the building Pfans for building permit plan check. Applicable plan sheets (i.e., grading, foundation, etc.j shall be in substantial compliance with the recommendations outlined in the soils report.
The project engineering geologist shall be onsite during excavation, recompaction and foundation preparation work, as applicable. Monitoring: Building Inspector shall review and approve building plans and shall site inspect during construction, prior to occupancy clearance.
Norse
21. All noise attenuation measures specified in the Acoustical and Construction Noise Study prepared by Rincon Consultants, dated August 1,2023, shall be implemented to ensure that interior noise levels do not exceed 45 CNEL in habitable rooms. The measures shall include, but not be limited to, the following noise attenuation features:
a. Provide mechdnical ventilation so that windows may be left closed by occupants. This can be achieved passively with z-ducts, fresh air ducts or approved equal.
b' All exterior walls shall meet a Sound Transmission Class (STC) rating of at least
46. c. All windows and sliding glass doors shall be rated STC 26 (assumed to be standard dual pane windows required per Title 24 energy standards) or higher.
d. All entry doors shall be insulated against weather and sound with nonporous seals. Caulk entry door thresholds as they are placed. e. Use permanently non-hardening sealant around perimeter of window frames. f. Window assemblies shall be constructed with effective non-porous gaskets Conditions of Approval; Resolution No. pC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024 Page I 0
or weatherstripping to minimize air infiltration and sound leakage. g. Provide airtight construction at all exterior walls with acoustical or other non-hardening sealant at floor plates.
h. Use door jamb and head gasketing and door bottom gasketing at entry doors to seal the solid core doors against weather and sound.
Plan Requirements/Timing: All sound attenuation measures shall be incorporated into the building plans submitted for building permit plan check. Applicable plan sheets (i.e., mechanical, windows and doors, etc.) shall be in substantial compliance with the measures outlined in the acoustical study. Monitoring: Building Inspector shall review and approve building plans and shall site inspect during construction, prior to occupancy clearance.
22. Construction activity shall be limited to the hours between 7:00 a.m. and 5:00 p.m., Monday through Friday. No construction shall occur on weekends or State holidays (e.g., Thanksgiving, Labor Day). Construction equipment maintenance shall be limited to the same hours. Non-noise generating construction activities such as interior painting are not subject to these restrictions. Plan Requirements; A sign stating this restriction shall be provided to the applicant and posted onsite. Timing: The sign shall be in place prior to the beginning of and throughout all construction activities. Violations may result in suspension of permits and/or citations. Monitoring: Building Inspector shall spot check and respond to complaints.
23. In addition to the construction hour limitations, all construction noise reduction measures specified in the Acoirstical and Construction Noise Study prepared by Rincon Consultants, dated August1,2023, shall be implemented to limit short-term noise impacts during construction, including, but not limited to:
a. Mufflers. During all phases of demolition and construction, all construction equipment, fixed or mobile, shall be operated with closed engine doors and shall be equipped with properly operating and maintained mufflers consistent with manufacturers' standards.
b. Stationary Equipment. All stationary construction equipment shall be placed so that emitted noise is directed away from the nearest sensitive receptors. c. Equipment Staging Areas. Equipment staging shall be located in areas that will create the greatest distance feasible between construction-related noise sources and noise-sensitive receptors.
d. Smart Back-up Alarms. Mobile construction equipment shall have smart back-up alarms that automatically adjust the sound level of the alarm in response to ambient noise levels. Alternatively, back-up alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction equipment is moving in the reverse direction in compliance with applicable safety laws and regulations.
e. Electrically- and Hydraulically-Powered Tools and Facilities. Electrical power shall be used to run air compressors and similar power tools and to power any temporary structures, such as construction trailers or caretaker facilities, where feasible. To the extent feasible, hydraulic equipment shall be Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024 Page I I
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24 used instead of pneumatic impact tools.
f. Noise Disturbance Coordinator. The project applicant shall designate a "noise disturbance coordinator" responsible for responding to any local complaints about construction noise. The distwbance coordinator shall determine the cause of any noise complaint and shall require that reasonable measures be implemented to correct the problem. A telephone number for the disturbance coordinator and the City shall be posted at the construction site.
Plan Requirements: A sign stating this restriction shall be provided to the applicant and posted onsite. Timing: The sign shall be in place prioi to the beginning bf uttA throughout all construction activities. Violations may reiult in rurp.r,rion of permits.
Monitoring: Building Inspector shall spot check and respond to complaints.
The use of amplified sound equipment in the outdoor courtyard areas and unit deck or porch areas shall be limited so as to not constitute a public nuisance or violate any applicable City noise ordinances. Monitoring: CDD shall periodically inspect to ensure compliance. CDD and/or Sheriff Office deputies shall respond to any filed noise complaints.
25 Sor,roWlsrn
The permittee shall develop and implement a Solid Waste Management Program. The program shall include, but is not limited to, the following measures:
a. Provision of One (1) Four-cubic yardbinfor storage of recyclable materials within the project site.
b. Development of a Source Reduction Plan (SRP) describing the recommended program(s) and the estimated reduction of solid waste disposed by the project. c. Implementation of a program to purchase materials that have recycled content for project construction and/or operation (i.e., plastic lumber, office supplies, etc.).
To ensure compliance, the applicant shall develop an integrated solid waste management program, including recommended source reduction, recycling, composting programs, and/or a combination of such progr.rms, subject to CDD review and approval.
Plan Requirement: The applicant shall submit a Solid Waste Management program to CDD for review and approval prior to issuance of a Building Permit. Timing: program components shall be implemented prior to occupancy clearance and throughout the life of the project. Monitoring: CDD shall site inspect during construction, prior to occupancy, and after occupancy to ensure solid waste management components are established and implemented.
26. Sixty-five percent (65%) or more of all construction and demolition debris generated shall be diverted from the landfill, as mandated by Carpinteria Municipal Code. bemolition and/or excess construction materials shall be separated onsite foireuse/recycling or proper disposal (e.g., concrete asphalt). Dwing demolition and grading, separate -bitr*
tot
recycling of construction materials and brush shall be provided onsite. plan Requirements: This requirement shall be printed on demolition plans. Applicant shall Conditions of Approval; Resolution No. pC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024
submit a Waste Management Plan (WMP) prior to demolition and provide Public Works with a completed WMP, including receipts for recycled materials to demonstrate compliance with the City's Construction and Demolition Prograrrls 65Yo mandatory diversion rates. Timing: Materials shall be recycled as necessary throughout demolition and grading activities. Monitoring: Public Works shall review and approve a completed WMP prior to issuance of a Building Permit.
27. To prevent construction and./or employee trash from blowing offsite, covered teceptacles shall be provided onsite prior to commencement of grading or construction activities.
Waste shall be picked up weekly or more frequently as directed by CDD staff. Plan Requirements and Timing: Prior to Building Permit issuance, applicant shall designate and provide to CDD the name and phone number of a contact person to monitor trash/waste and organize a clean-up crew. Trash control shall occur throughout all grading and construction activities. Monitoring: CDD shall inspect periodically throughout grading and construction activities.
Am Qu.rurv
28. Dust generated by the development activities shall be kept to a minimum with a goal of retaining dust on the site by following the dust control measures listed below. During clearing, grading, earth moving, excavation or transportation of cut or fill materials, water trucks or sprinkler systems shall be used to prevent dust from leaving the site and to create a crust after each day's activities cease.
a. During construction, use water trucks or sprinkler systems to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this shall include wetting down such areas in the late morning and after work is completed for the day. Increased watering frequency shall be required whenever the wind speed exceeds 15 miles per how. Reclaimed water should be used whenever possible.
b. Minimize amount of disturbed area and reduce on site vehicle speeds to 15 miles per hour or less.
c. If importation, exportation and stockpiling of fill material is involved, soil stockpiled for more than two days shall be covered, kept moist or treated with soil binders to prevent dust generation. Trucks transporting fill material to and from the site shall be tarped form the point of origin.
d. After clearing, grading, earth moving or excavation is completed, treat the disturbed area by watering, or revegetating, or by spreading soil binders until the area is paved or otherwise developed so that dust generation will not occur.
Plan Requirements: All requirements shall be shown on the grading and building plans.
Timing: Condition shall be adhered to throughout all grading and construction activities.
Monitoring: CDD shall ensure measures are on plans. Grading and Building Inspectors shall spot check and ensure compliance onsite. APCD inspectors shall respond to nuisance complaints.
Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024 Page I 3
29. 31
The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering as necessary to prevent transport ofdust off-site.
Their duties shall include holiday and weekend periods when work may not be in progress.
Plan Requirements: The name and telephone number of such persons shall be provided to the APCD and the Community Development Department. Timing: The dust monitor shall be designated prior to issuance of a Grading or Building Permit. Monitoring: CDD shall contact the designated monitor as necessary to ensure compliance with dust tontrol measures.
30. The following Diesel Exhaust Control Measures should be implemented during construction activities:
a. Diesel construction equipment meeting the California Air Resources Board's current emission standards for off-road heavy-duty diesel engines shall be used. b. The engine size of construction equipment shall be the minimum practical size. c. The number of construction equipment operation simultaneously shall be minimized through efficient management practices to ensure that the smallest practical number is operating at any one time.
d. Construction equipment shall be maintained in tune per the manufacturer's specifications.
e. Construction equipment operating onsite shall be equipped with two-to-fourdegree engine timing retard or pre-combustion chamber engines. f. Catalytic converters shall be installed on gasoline-powered equipment, if feasible, g. Catalytic converters, diesel oxidation catalysts and diesel particulate filters as certified and/or verified by EPA or California shall be installed on equipment operating onsite.
h. Diesel powered equipment should be replaced by electric equipment whenever feasible.
i. State law requires that idling of heavy-duty diesel trucks during toading and unloading shall be limited to five minutes; auxiliary power units should be used whenever possible.
Plan Requirements: All requirements shall be shown on grading and building plans.
Timing: Condition shall be adhered to throughout all grading and construction activities.
Monitoring: CDD shall ensure measures are on plans. Grading and Building Inspectors shall spot check and ensure compliance onsite. APCD shall respond to complainti, as applicable.
WarnnQullrrv
Construction materials and waste such as paint, mortar, concrete slurry, fuels, etc. shall be stored, handled, and disposed of in a rnanner which minimizes the potential for storm water contamination. Plan Requirements and Timing: Bulk storage locations for construction materials and any measures proposed to contain the materials shall be shown on the plans submitted to the Community Development Department for review prior to issuance of a Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024 Pagc l4
Building Permit. Monitoring: CDD staff shall site inspect prior to the commencement and as needed dwing all grading and construction activities.
32. During construction, washing of concrete trucks, paint, equipment or similar activities shall occur only in areas where polluted water and materials can be contained for subsequent removal from the site. Wash water shall not be discharged to the storm drains, street, drainage ditches, creeks or wetlands. The location of the washout area shall be clearly noted at the construction site with signs. Plan Requirements: The applicant shall designate a washout area, acceptable to CDD, and this area shall be shown on the construction and/or grading and building plans. Timing: The wash off area shall be designated on all plans prior to issuance of a Grading or Building Permit. The washout area shall be in place and maintained throughout construction. Monitoring: CDD shall check plans prior to issuance of a Grading or Building Permit and staff shall site inspect throughout the construction period to ensure proper use and maintenance of the washout area.
Sronvr Wlrnn
33. The project shall provide for onsite retention of storm water runoff, infiltration, and recharge where feasible. Feasibility shall be determined by CDD and Public Works.
Retention basin(s) shall be maintained for the life of the project by the landowner.
Recharge systems shall be developed in conjunction with Public Works and CDD. Plan Requirements: A drainage plan showing the location and design of the retention basins shall be submitted to CDD and Public Works for review and approval. Long term maintenance requirements shall be specified in a maintenance program submitted by the landowner. Timing: Retention and/or recharge basins shall be installed (landscaped and irrigated subject to CDD and Public Works approval) prior to occupancy clearance.
Monitoring: CDD shall site inspect for installation and maintenance of landscaping.
Public Works approval is required on final grading/drainage plans, and CDD approval is required for release of the performance security.
34. The applicant shall follow the County of Santa Barbara Stormwater Technical Guide to implement Post-Construction Runoff Control Measures (PCRs) to effectively prevent the entry of pollutants from the project site into the storm drain system during and after development. Plan Requirements: The applicant shall implement a Storm Water Control Plan (SWCP) that includes the following elements: identification of potential pollutant sources that may affect the quality of the storm water discharges; the proposed design and placernent of structural and non-structural PCRs to address identified pollutants; a proposed Operation and Maintenance Plan; a method for ensuring maintenance of all PCRs over the life of the project; and certification by a licensed civil engineer, architect, or landscape architect. The approved measures shall be shown on all building plans. Timing: Prior to issuance of a Grading or Building Permit, the SWCP shall be submitted to Public Works.
All measures specified in the plan shall be constructed and operational prior to occupancy clearance. The terms of the Operation and Maintenance Plan shall be followed to maintain facilities. Monitoring: Public Works shall site inspect prior to occupancy clearance to Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024
ensure measures are constructed in accordance with the approved plan and periodically thereafter to ensure proper maintenance.
Urrlnrns
35. Housrxc
36. This Development Plan and Coastal Development Permit does not constitute approval for the installation of new and/or repair of existing underground utilities. All modifications to, or installations of new utilities shall be under separate permit(s) from the appropriate utility providers and the Public Works Department for any work within the public iigttt-of-*uy.
Utility provider permission for excavation shall precede issuance of any p.r*it. fot construction within the public right-of-way.
The applicant shall provide Three (3) low income dwelling units (16.67% of project units) available for rent at prices affordable to households earning up to 80% of ArJa Median Income (AMI) consistent with the provisions of Government Code g$ 65915-65918 (Density Bonus). Requirements and Timing: Prior to issuance ofthe building permit, the applicant shall execute and record an Affordable Housing Regulatory lgreemenlwhich shall include a Restrictive Covenant. The Agreement and Covenani shall be based on the City's model documents and subject to the review and approval of CDD and the City Attomey. The units shall remain affordable for a period of 55 years, beginning upon date of issuance of the occupancy clearance for said units. The running ofthe coveinant shall toll during any period of violation.
The Agreement shall include, but not be limited to, the following information about the projectl
a. The total number of units approved for the housing development, including the number of affordable dwelling units;
b. A description of the household income group to be accommodated by the housing development and the standards and methodology for determining the corresponding affordable rent or affordable sales price and housing cost consistent with california Department of Housing and community Development and Housing and Urban Development Guidelines;
c. The marketing plan for the affordable units;
b. The location, unit sizes (square feet) and number of bedrooms of the affordable dwelling units;
c. Tenure of the use restrictions for affordable dwelling units for a period of 55 years.
d. A schedule for completion and occupancy of the affordable dwelling units; e. A description of the additional incentives and concessions being provided by the City;
Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024
f. A description of the remedies for breach of the agreement by the owners, developers and/or successors in interest ofthe project; and g. Other provisions to ensure successful implementation and compliance with the City's Density Bonus regulations and Government Code $$65915-65918 (Density Bonus Law).
h. Other provisions to ensure compliance with applicable local, state, and federal tenant protection regulations.
In addition, the Agreement shall provide for the following conditions governing the use of affordable dwelling units during the applicable restriction period:
a. The rules and procedures for qualiffing tenants, establishing affordable rent, filling vacancies and maintaining the affordable dwelling units for qualified tenants;
b. Provisions requiring owners to annually veriff tenant incomes and maintain books and records to demonstrate compliance.
c. Provisions requiring owners to submit an annual report to the City, which includes the name, address and income of each person occupying the affordable dwelling unit and which identifies the bedroom size and monthly rent or cost of each unit; and
d. The applicable use restriction period shall comply with the time limits for continued availability as specified above.
37. None of the dwelling units shall be operated as short-term vacation rentals or otherwise leased for a period ofless than 30 days.
PlRrrxc
A minimum of 53 parking spaces (45 standard spaces and 8 "compact" spaces) shall be maintained onsite for the life of the project. Parking spaces shall remain available for the use of residents and customers only. In addition, bicycle parking for a minimum of 12 bicycles shall be provided onsite and maintained for the life of the project. Additional bicycle parking shall be provided in the public righrof-way in a manner generally consistent with that depicted on the approved site, civil, and landscape plans, subject to final approval of the design and layout by the Public Works Department. Plan Requirements: Parking spaces and bicycle racks shall be shown on the plans submitted for Building Permit and Engineering Permit review. Timing: Parking spaces shall be striped and maintained (as needed) and bicycle racks installed prior to Final Occupancy clearance. Monitoring: CDD and PW shall periodically inspect the site for ongoing compliance.
38. The applicant shall develop and implement a Construction Parking, Staging and Traffic Management Plan. The purpose of the Plan is to minimize parking and traffic impacts to the surrounding residential neighborhood during construction of the project. The plan shall include, but is not limited to, the following measures:
a. Development of a construction vehicle parking plan depicting the location of onsite construction vehicle parking. If all construction vehicle parking on-site is not Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024 Page I 7
feasible throughout the construction phase, the applicant shall implement a construction employee shuttle program documenting the location of offsite construction employee parking and shuttle schedule.
b. Development of a construction equipment, material staging and storage plan confirming that all construction equipment and materials will be located on-site and not within any City right-of-way.
c. Development of a construction traffic managbment plan accounting for the temporary location and movement of construction delivery trucks, large equipment, cranes, and similar construction related activities.
Plan Requirement: The applicant shall submit a Construction Parking, Staging and Traffic Management Plan to CDD and Public Works for review and approval prior to issuance of a Building Permit. Timing: Program components shall be implemented prior to issuance of a Building Permit. Monitoring: CDD shall site inspect durlng construction to ensure compliance with all aspects of the plan.
DEVELOPMENT PLAN CONDITIONS
39 Approval of the Development Plan and Coastal Development Permit shall expire two (2) years after approval by the Planning Commission unless prior to the expiration date, substantial physical construction has been completed on the development or a time extension has been applied for by the applicant. The decision-makei with jurisdiction over the project may, upon good cause shown, grant a time extension.
If the applicant requests a time extension for this permit, the permit may be revised to include updated language to standard conditions and/or mitigation *eu.ures and additional conditions and/or mitigation measures which reflect changed circumstances or additional identified project impacts. Mitigation fees shall be those in effect at the time of issuance of a Building Permit.
40. 41. No permits for development shall be issued except in conformance with the approved Development Plan and Coastal Development Permit. The size, shape, arrangement, use and location of buildings, walkways, parking areas and landscaped areas shall bi developed in conformity with the approved Development Plan marked Attachment A, Exhibit 2, dated February 5,2024. Substantial conformity shall be determined by the Community Development Department Director.
42' On the date a subsequent Development Plan is approved for this site, any previously approved but unbuilt plans shall become null and void.
43. To allow time for the utility companies to locate and mark their facilities for the contractor, the applicant shall telephone Underground Service Alert (USA) toll free at l-800-227-2600 a minimum of 48 hours prior to the start of construction. For best response, provide as much notice as possible, up to l0 working days.
44. Existing and proposed easements for all utilities shall be located and described on the engineering plans or the architectural drawings prior to issuance of building permits.
Conditions of Approval; Resolution No. pC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5, 2024
CITY RULES & REGULATIONS/LEGAL REQUIREMENTS
45. Future commercial uses of all tenant spaces shall be consistent with project zoning, including, but not limited to, the base zone district requirements and any applicable overlay districts, including Visitor-serving Commercial allowed uses. Approval of a Building Permit for all future tenant improvements within the commercial spaces is required. In addition, issuance of a Carpinteria Business License and Occupancy Clearance shall be obtained for all future tenants to confirm respective uses are consistent with allowed uses under zoningprior to initiating business. Individual uses may be conditioned for hours of operation, noise, or similar measures, as needed, to address potential nuisance issues and land use compatibility.
46. No provision of alcohol service, live entertainment or dancing are permitted as part of this approval. Should the applicant or any future tenant(s) choose to provide any of these services or activities, the proper licenses and approvals must first be obtained from the City. Plan RequirementslTiming: Prior to initiating alcohol service, live entertainment or dancing, applicant and/or tenant shall apply to the City (and/or respective State agency) for all necessary licenses and approvals. Monitoring: CDD staff shall ensure all necessary licenses/permits are obtained prior to initiating any of the enumerated ancillary uses_
47. All future food and beverage tenants shall comply with the City's ban on food dispenser containers made entirely or in part from non-recyclable plastic (including but not limited to expanded polystyrene (eps) containers), including the annual self-reporting requirements as outlined in CMC $8.50, and the City's ban on single use plastic and paper bags as outlined in CMC $8.s1.
48. Before using any land or structure, or commencing any work pertaining to the erection, moving, alteration, enlarging, or rebuilding of any building, structure, or improvement, the applicant shall obtain a Building Permit. These Permits are required by ordinance and are necessary to ensure implementation of the conditions required by the Planning Commission. Before any Permits will be issued by the Community Development Deparhnent, the applicant must obtain written clearance from all departments having conditions; such clearance shall indicate that the applicant has satisfied all pre-construction conditions. A form for such clearance is available from Community Development.
49. All Conditions of Approval and mitigation measures shall be printed in their entirety on applicable pages of construction or building plans submitted to CDD. The approved set of plans shall be retained at the consffuction site for review by the Building Inspector during the course of construction.
50. Prior to issuance of a Building Permit, the applicant shall provide a signed copy of the Conditions or Approval on a form acceptable to Community Development. Such form may be obtained from the CDD office.
Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024
51. Prior to issuance of a Building Permit, the applicant shall pay all applicable CDD permit processing fees in full, Any outstanding plan check or inspection feis incurred durlng construction shall be paid in full prior to occupancy clearance.
52. The applicant shall pay the statutory school fees in effect at the time of issuance of Building Permits to the Carpinteria Unified School District. Plan Requirements and Timing: The applicant shall submit final square footage calculations and the required fee payment to the School District prior to issuance of Building Permits. Monitoring: CDD shall ensure payment is made prior to issuance of a Building permit.
53. In accordance with Chapter 15,80 of the Carpinteria Municipal Code, the applicant shall pay Development Impact Fees to the City prior to Building Permit issuance.-The amount of the fees will be determined at the time permits are issued. 54' Any change of use in the proposed buildings or structures shall be subject to environmental analysis and appropriate review by the City, including Building Codeiompliance. 55' The conditions of this approval supersede all conflicting notations, specifications, dimensions, and the like which may be shown on submitted plans.
56. Any and all damage or injury to public property resulting from this development, including without limitation, City streets, shall be corrected or.esult in being repaired and restored to its original or better condition.
57 - All requirements of the City (including but not limited to public improvements as defined in the City Municipal Code (CMC), Section 15.16.110) and *y ot["r applicable requirements of any law or agency of the State and/or any govenmlent entity or District shall be met.
58. The standards defined within the City's adopted model Building Codes (UBC; NEC; UMC; UFC; UPC; UHC) relative to the building and occupancy shall apply to ihis project.
59. Any minor changes may be approved by the city Manager and/or community Development Director. Any major changes will require the filing of a modification application to be considered by the planning Commission.
60. No building permits shall be issued for this project prior to meeting all required terms and conditions listedierein. When not specified herein, all conditionr rhall be satisfied prior to issuance of a building permit or prior to occupancy when allowed by the Community Development Director.
61' If at any time, the_City or Planning Commission determines that there has been, or may be, a violation ofthe findings or conditions of this Development Plan and Coastal Development Plan, or of the Municipal Code regulations, a public hearing may be held before the Planning Commission to review this permit. At said hearing, the pianning Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Avc Mixcd-Use project, February 5,2024
Commission may add additional conditions, or recommend enforcement actions, or revoke the permit entirely, as necessary to ensure compliance with the Municipal Code, and to provide for the health, safety, and general welfare of the City. The applicant shall reimburse the City for all costs associated with gaining compliance with the original conditions of approval.
62. In the event that any Condition of Approval imposing a fee, exaction, dedication or other mitigation measure is challenged by ApplicanilOwner/Permittee in an action filed in a court of law or threatened to be filed therein which action is brought within the time period provided by law, this approval shall be suspended pending dismissal of such action, the expiration of the limitation period applicable to such action, or final resolution of such action. If any Condition of Approval is invalidated by a court of law, the entire project shall be reviewed by the City and substitute Conditions of Approval may be imposed.
63. The owner/applicant ("Owner") hereby agrees to defend, indemnif, and hold harmless the City, its offtcers, employees, agents, consultants and independent contractors ("City's Agents") from any claim, action or proceeding ("Claims") against the City and the Crty's Agents to attack, review, set aside, void or annulo in whole or in part, the City's approval of the Development Plan and Coastal Development Permit (the "Project"), or any condition attached thereto, or any proceedings, acts or determinations taken, done or made prior to the approval that were part of the approval process. Owner further agrees to indemnify and hold harmless the City and the City's Agents from any award of attorneys' fees or court costs made in connection with any Claim. Owner further agrees to pay any and all City costs, permits, attorneys' fees, engineering fees, license fees and taxes arising out of or concerning the Project, whether incurred prior to or subsequent to the date of approval and that the City's costs shall be reimbursed prior to this approval becoming valid. These commitments of defense and indemnification are material conditions of the approval of the Project. Nothing contained in this condition shall prevent the City or the City's Agents from independently defending any Claim. If the City or the City's Agents decide to independently defend a Claim, the City and the City's Agents shall bear their own attomeys' fees, expenses and costs of that independent defense.
64. Written authorization to proceed and consent to conditions of approval by the legal o\urer of the property shall be provided to the City prior to building permit issuance.
SPECIAL DISTRICT CONDITION LETTERS
65. Compliance with the attached Departmental and District letters is required as follows:
a. Carpinteria Sanitary District, dated May 3,2023.
b. City of Carpinteria Public Works Department, dated November 27,2023. c. Carpinteria Valley Water District Intent to Serve Letter, dated November 10, 2023. d. Carpinteria Valley Water District Condition Letter, dated November 10, 2023. e. Carpinteria-Summerland Fire Protection District, dated July 29,2023.
Conditions of Approval; Resolution No. PC-24-001
4745 Carpinteria Ave Mixed-Use Projcct, February 5,2024 Pagc 2l
Approved by the Planning Commission on February 5,2024.
I HAVE READ AND UNDERSTOOD, AND I WILL COMPLY
WITH ALL ABOVE STATED CONDITIONS OF THIS PERMIT.
Applicant/?roperty Owner Date
Conditions of Approval; Resolution No. pC-24-001
4745 Carpinteria Ave Mixed-Use Project, February 5,2024 Page22
5300 Sixth Street
Carpinteria, CA 93013
CARPINTERIA
Sanitary District
Phone (805) 684'7214 . Fax
May 3,2023
Via Email: [email protected]
Mr. Nick Bobroff
Community Development Department
City of Carpinteria
5775 Carpinteria Avenue
Carpinteria, California 9301 3
RE: Proiect No. 23-2221-DPTCDP
4745 Carpinteria Avenue (APN: 003-251-018)
Applicant Western Built Gonstruction - Justin Klentner
Dear Mr. Bobroff:
Thank you for the opportunity to provide comments on the subject project. The Carpinteria Sanitary District (District) has reviewed the application package and conceptual plans provided for the proposed mixed use project, which includes 22 new residential apartment units and 4,304 square feet of commercial spac€.
The District recommends that the following conditions be incorporated into the revieWapproval process to address sewer system improvements:
1. Any sewer improvements shall conform to approved District construction standards for miterials and methods. The applicant shall submit detailed engineered drawings to the District showing all proposed sewer improvements for rcview and approval.
2. The preliminary utility plans show a single connection to the District's existing sewer main in th Street. This may be acceptable for the proposed development (single ownership and not condominiums). Exact configuration will be determined in the design review process described in ltem 1 above.
3. The applicant shall provide the District with an estimate of peak wastewater flow from the proposed development. The hydraulic capacity of downstream sewer conveyance infrastructure in Holly Avenue is limited. The District may require modeling of the District sewer network to verify available capacity to serve the project.
4. A Sewer Construction Permit is required for sewer improvements serving the proposed project. The permit shall be procured and applicable fees paid prior to issuan-ce of euiiding perniits. During construction, it is the applicant's responsibility to notiff the District oi any modificatibns to or variation from the approved engineered drawings.
S. A Development lmpact Fee (DlF) for the project shall be paid to the District prior to issuance'of a Sewer Construction Permit. The applicable DIF shall be determined by C:\UseotkileymlAppOata\Localvl,licrosoft\Windows\lNotCache\Content.Outlook\SYRKMJQM\4745CapAve-PrelimConditions'doc ENVIRONMENTAL LEADERSHIP IN CARPINTERIA SINCE I928
www.carpsan.com
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I
May 3,2023
Sincerely,
CARPINTERIA SANITARY DISTRICT
6. the District according to Ordinance No. 18, or the then cunent District ordinance at the time of permit issuance. Credit for the existing non-residertial connection will be included in the DIF calculation.
7. District sewer service charges (SSCs) are calculated per District ordinance and collected through the County of Santa Barbara property tax rolls on an annual basis. prior to obtaining a Certificate of Occupancy (COO), the applicant shallpay applicable pro-rated SSCs due for the period between COO issuance and the followihg-.tu'nb gOtt'. lf you have a-ny questions or comments regarding any of the conditions provided, please contact me at (805) 684-7214 extension 112, or by email at [email protected].
Craig
4/o
Munav: P.E.
GeneralManager
cc: LanceLawhon([email protected])
5300 Sixth Street
Carpinteria, CA 93013
CARPINTERIA
Sanitary District
Phone (805) 684'7214 . Fax (805) 684-7213
January 17,2024
Via Email: [email protected]
Mr. Brian Banks
Community Development Department
City of Carpinteria
5775 Carpinteria Avenue
Carpinteria, California 9301 3
RE: ProjectNo.23-2221-DPTCDP
4745 Carpinteria Avenue (APN: 003-251-018)
Applicant: Western Built Gonstruction - Justin Klentner Dear Mr. Banks:
Thank you for the opportunity to provide comments on the subject project. The Carpinteria Sanitary District (District) has reviewed the application package and conceptual plans provided for the proposed mixed-use project, which includes 24 new residential apartment units and 4,304 square feet of commercial space.
The District recommends that the following conditions be incorporated into the revieMapproval prooess to address sewer system improvements:
1. Any sewer improvements shallconform to approved District construction standards for materials and methods. The applicant shall submit detailed engineered drawings to the District showing all proposed sewer improvements for review and approval.
2. The preliminary utility plans show a single connection to the District's existing sewer main in 9rh Street. This may be acceptable for the proposed development (single ownership and not condominiums). Exact configuration will be determined in the design review process described in ltem 1 above.
3. The applicant shall provide the District with an estimate of peak wastewater flow from the proposed development. The hydraulic capacity of downstream sewer conveyance infrastructure in Holly Avenue is limited. The District may require modeling of the District sewer network to verify available capacity to serve the project.
4. A Sewer Construction Permit is required for sewer improvements serving the proposed project. The permit shall be procured and applicable fees paid prior to issuance of ENVIRONMENTAL LEADERSHIP IN CARPINTERIA SINCE I928
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i
January 16,2024
Building permits. During construction, it is the applicant's responsibility to notify the District of any modifications to or variation from ine approved engineeied drawings.
5. .Development lmpact Fees (DlF) for the project will be required. The existing building on the site has an existing sewer connection tothe District aria tne project DIF fEes will be credited for that connection. The project will receive a DIF credii ot $t 1,g2t.31 for the existing 1,500 square fool building. The proposed mixed-use development, less the DIF credit, has an estimated DIF fee of $29,741.4g. The fees will be determined when the Dishict reviews the finalized construction plans.
6' District sewer service charges (SSCs) are calculated per District Ordinance 1T and collectedthrough the County of Santa Barbara property tax rolls on an annual basis.
Prior to 9{t1t!ing a Certificate ol Occupancy (COO), the applicant shall pay applicable pro+ated SSCs due for the period between COO issuance and the following iune 30h.
For each new EDU being served. The estimated SSC for the proposed proJect is $19,665.52.
lf you have any questions or comments regarding any of the conditions provided, please contact me at (805) 684-7214 extension 113, or by email at [email protected].
Sincerely,
CARPI NTERIA SAN ITARY DISTRICT
La,+4eJ La a)hotu
Lance Lawhon
Engineering Technician
Attachment: Development Fee Calculation
1 CITY OF CARPINTERIA, cALIFoRNIA
Public Works Department
Memorandum
To: Nick Bobroff, Principal Planner
Community Development Department
From: John L. llasin, Public Works Director/City Engineer /s/ Date: November 27,2023
Subject 4745 Carpinteria Avenue, Project No. 23-2221-DPICDP The Public Works Department has reviewed the project submittal dated April 26, 2023, and has the following conditions of approval:
CONDITIONS OF APPROVAL
An Engineering Permit shall be obtained from the City Engineer for any improvements or other encroachment work within the public right-of-way.
2. All improvements within the public right-of-way shallbe completed to the satisfaction of the City Engineer prior to the issuance of a Certificate of Occupancy.
3. Record drawings or as-built plans shall be submitted to the City Engineer at time of final inspection for all work covered by an Engineering Permit. The record drawings or as-built plans shall be the original construction tracings or permanent mylar copies of a quality acceptable by the City Engineer.
4. A Transportation Permit shall be obtained from the City Engineer for operating or moving any vehicle or combination of vehicles or special mobile equipment in any of the acts as listed in Carpinteria Municipal Code Section '12.12.010.
5. All existing private property encroachments shall be removed from the City of Carpinteria public right-of'way6. lmprovements shall include concrete curbs, gutters, and sidewalks;and street trees along the properly frontage on Ninth Street.
7. lmprovements shall include removal of existing driveway approach at the property frontage on Carpinteria Avenue and replacement with concrete curb, gutter, and sidewalk.
8. lmprovements shall include new concrete driveway approaches at the following property frontage locations for conformance with current Americans with Disabilities Act (ADA) standards:
CITY OF CARPINTERIA
5775 CARPINTERIA AVENUE CARPINTERIA, CA 93013-2603 r (805) 684-5405 r FAX (805) 684-5304 . rvwrv,caminterieca.us I
4745 Carpinteri a Aven u e, Project No. 23-2221-DplCDp
Conditions of Approval
November 27,2023
Carpinteria Avenue
Ninth Street
9. lgProvements sh.all include application of microsurfacing for the entirety of Ninth street between Holly Avenue and the Ninth street termiius.
10. lmprovements shall include the removal and replacement of any lifted or damaged sidewalks, curbs, and gutters along the property frontage on Cirpinteria Avenue. 11- All new and exisling utility services shall be installed underground from the closest point of connection.or utility pole and completed prior to an! paving required for the project. No new utility poles shall be instalied. 12- Stormwater controlplans shall be in conformance with the County of Santa Barbara Technical Guide for Low lmpact Development.
13. A Maintenance.Agreemglt for permanent stormwater quality best management practices shall be submitted to the City Engineer for review ind approvai. ttre Maintenance Agreement shall include, at minimum, the following biements: (1) Operations and Maintenance Plan; (2) Legal description and pla-t ot property; (a1 Site plan of all permanent stormwater quality best nianagement praitic|s; @\' ' Property owner's. printed name, signature, and date of si-gning; and (5) ttdtary public acknowledgement. 14' lmprovements in areas of special flood hazards as shown in the latest effective flood insurance rate map shall be constructed in conformance with the City floodplain management regulations (Carpinteria Municipal Code Chapter iS.SO). 15- Construction and demolition debris generated shall be reported in conformance with the Construction and Demolition Debris Recycling Piogram. Sixty-five percent (650/o) or more of all construction and demolition debris shaJt be diver[ed from the landfill. The Construction and Demolition Debris Recycling Program forms shall be completed and submitted to the City Engineer prior t6 tne-issualnce of a Certificate of Occupancy.
16. Construction and demolition debris shall be separated on site into reuse, recycling, or disposal. Separate bins or containers for recycling of construction and demolition debris shall be provided on site.
17. Self-hauled.disposal receipts from transfer stations shall be submitted to the City Engineer prior to the issuance of a Certificate of Occupancy. 18- Any^self-hauled construction and demolition debris shall be reported in wdting to the City Engineer. A contract waste hauler may be atlowed for disposal of construction and demolition debris subject to the approval of the iity Engineer.
End of Gomments
Carpinteria Valley Water District
1301 Santa YnezAvenue . Carpinteria, CA 9301 3
Phone (805) 684-2816
November t0,2023
Justin Klentner
152 N Almont Dr.
West Hollywood, CA 90048
SUBJECT: Request for lntent to Serve letter regarding proposed proiect at n4S Carpinteria Avenue (the "P;oiect"l
Dear Applicant
ln response to your request, this letter will serve as confirmation that Carpinteria Valley Water District (the "Districf') currently has sufficient water supply to serve the Project, subject to qualifications indicated below.
The Project proposes to redevelop 4745 Carpinteria Avenue into a new mixed-use development.
Per density bonus law, this project set aside 17% of the 18 base units for low-income households, which would equate to three income-restricted units, and would grant the project tup to a 30.5% density bonus (six additional units), which would equal 24 units. The project consists of 23,094 GSF of 18 two-bedroom units, 5,752 GSF of 4 two-bedroom townhouses facing 9th St., 2,155 GSF of 2 one-bedroom unlts, 4,304 GSF of 2 story commercial/retail, and 22,5OO GSF concrete parking podium. 53 proposed parking spaces: 18 commercial and 35 residential.
Perm it #: 23-222I-DP I CDP
While the District currently has sufficient water to supply the Project's proposed use, it is important to note that the District has declared a Stage 1 Drought Emergency (see Ordinance 22-t, www.cvwd.netl, which remains in effect. As a result, while there are currently meters available to service the Project, the District will continue to monitor its water supply, and may be forced to consider declaring more severe stages of drought or imposing further water restrictions or a moratorium on new and/or expanded connections.
Accordingly, the confirmation conveyed by this letter is subject to the following conditions and caveats:
1. lf the intensity of the proposed use increases, this letter is void and you will need to file a new request for an "lntent to Serve" letter. Subsequent issuance of a new lntent to Serve letter is not assured.
2. This letter is only valid for the Subject Project.
3. You must obtain all permits and approvals for the Project as required by local, state and federal law.
S:\Development\4745 Carpinteria Avenue\2023 Klentner Mixed Use\20231110_INTENT_CONDITIONS_23-2221-DP-CDP.docx l
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4. This "lntent to Serye" letter is conditional upon, and shall not be in force or effect until, the project receives final approval from the applicable land use agency.
5. Upon the expiration of any land use and or building permits for the projec! this "lntent to Serve,, confirmation shall be void and you shall be required to submit a new request for confirmation of the District's intent to serve the Project, which shall be subject to any drought conditions, restrictions and/or moratoriums then in effect.
6. lf new meters are required for the Project, issuance of said meters shall be subject to applicable fees, including, but not limited to, Capital Cost Recovery fees, Construction costs and other related costs, and Water Supply lmpact fees.
7 . The District reserves the right to participate in or comment on any analysis or review of the project pedormed by any agency under the California Environmental euality Rct (CEeA), even if said participation or comment may detrimentally impact the resulting CEeA review or analysis. This letter does not constitute analysis or approval under CEeA.
8. You must renew this letter annually after the date of this letter to keep the District apprised of Project status and developments.
9. This letter has a Project specific Conditions Letter attached that will be considered to be included in the conditions above.
Should you have any questions please do not hesitate to contact the District at g05-Gg4-2g16. cc:
Very truly yours,
Carpinteria Valley Water District
Spencer Seale
Field Engineering Technician
TCM to account
Brian King, District Engineer
5:\Development\4745 Carpinteria Avenue\2023 Klentner Mixed use\20231110_tNTENT_coNDtTtoNs_23-2221-Dp-CDp.docx Carpinteria Valley Water District
1301 Santa YnezAvenue . Carpinteria, CA93013
Phone (805) 684-2816
November LO,2023
Justin Klentner
152 N Almont Dr.
West Hollywood, CA 90048
SUBJECT: 4745 CARPINTERIA AVE; APN 003-251-021; AGCOUNT NUMBER 08-082152-02; PROJECT N U M BER 23-2221-DP ICDP; MIXED-USE DE\TEIOPMENT (APARTMENTS + TOWNHOMES + COMMERCIAT SPACE); INTENTTO SERVE WITH CONDffiONS To Whom lt May Concern,
Please be advised, this parcel is within the jurisdiction of Carpinteria Valley Water District and therefore is entitled to District water service ln accordance with District Rules and Regulations. Currently the District is in a Stage 1 Drought Emergency; for more information on Ordinance 22-1, please visit the District website www.cvwd.net.
This letter is good for one year from the date of the letter The subject property is currently served by a 0.75" commercial water meter and does not have a backflow protection device immediately downstream of the water meter (Account #08{82152{2). Based on the grading and drainage plans dated April 14th, 2023, the District has the following conditions:
o lnclude the District on the City's building permit issuance and final sign off routing sheets. r lnclude the District on the City's final sign off for occupancy. e The project must have a meter for each dwelling unit and the project must be plumbed accordingly and note which meter is servicing each dwelling unit. Water demand calculations must be provided to the District in order to determine the meter sizes prior to sign off of the building permit. r Commercial units will require commercial water meter(s) for the project. r Unless utilized for the project, the existing 0.75" commercial water meter and service line on Carpinteria Avenue is to be abandoned and shown on water utility plan. o The property will require a dedicated landscape meter or meters to water landscaped areas. The irrigation meter(s) will require an appropriately sized reduced pressure principle backflow assembly (RP) per Standard Detail W-115. Calculated water demand will determine landscape meter size, as to be approved by District.
. Provide landscape plan that displays water system layout prior to issuance of building permit. r Provide a complete Civil plan set prior to issuance of building permit. o Once meters are installed, accounts will be open and owner will be responsible for monthly fees, charges, and account deposit.
S:\Development\4745 Carpinteria Avenue\2023 Klentner Mixed Use\20231110_INTENT-CONDITIONS-23-2221-DP-CDP.docx a The owner is responsible for all Capital Cost Recovery Fees and Construction Deposits as outlined in Appendix B and Appendix c of the District's Rules and Regulations. Construction Deposits required prior to signing the Building Permit. Capital Cost Recovery Fees due prior to the installation of water meters.
The owner is responsible for all water Supply lmpact Fees for the project prior to the installation of water meters if such fees apply.
lf fire sprinklers are requlred, fire demand calculations must be supplied to the District prior to building permit issuance to ensure the meter size is adequate. lf the water meter must be upsized to meet fire sprinkler demand, the owner is responsible for all fees and deposits associated with upsizing the water meter.
lf fire sprinklers are required, the owner is responsible for installing a reduced-pressure principle backflow assembly (RP) at the water meter per District standard detail w-115-01. Any deviations from the standard detail must be approved by the District prior to installation. Fire sprinkler demand calculations would need to consider the pressure loss across the backflow assembly. The backflow assembly must have a passing test performed by a certified backflow tester and submitted to the District prlor to final sign off. Backflow device installation and testing fees are the responsibility of the owner and the backflow assembly would be added to the District's Cross-Connection Control program and require annual testing.
lf an independent fire system is required, the owner must install a double-check detector assembly (DCDA) approved by the District and the Foundation for Cross-Connection Control and Hydraulic Research (FcccHR)' Fire demand calculations would need to consider the pressure loss across the backflow assembly. The backflow assembly must have a passing test performed by a certified backflow tester and submitted to the Dlstrict prior to final sign off. Backflow device installation and testing fees are the responsibility of the owner and the bacKlow assembly would be added to the District,s CrossConnection Control Program and require annual testing. lf other fire improvements are required for the project, the owner is responsible for all fees, deposits, and development costs associated with these improvements, including, but not limited to, fire hydrants, independentfire services, water meter upgrades, backflow assembly installations, plans, facility upgrades, and main extensions.
Should changes to the plans, including landscaping, irrigation, or water fixtures occur we require an additional opportunity to review revised plans.
lf you have any questions, please feel free to contact me at [email protected] or g05-6g4-2 gI6xI24.
Very truly yours,
Carpinteria Valley Water District
Spencer Seale
Field Engineering Technician
a
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s:\Development\4745 Carpinteria Avenue\2023 Klentner Mixed use\20231110_tNTENTJoNDtTtoNs-23-2221-Dp-CDp,docx cc: TCM to account
Brian King, District Engineer
S:\Development\4745 Carpinteria Avenue\2023 Klentner Mixed Use\20231110_INTENT_CONDITION5-23-2221-DP-CDP.docx N
FIRE Q HTwINTERIA - S unnMERLATND
Fnn PnorncrroN Drsrrucr
I
4745 carpinteria Ave carpinteria cA 93018, Apr',l 26,2ozg I l
l
Location
Status
SubmittalDate:
Project Address/Location
APN:
Project Description:
Applicant:
Applicant Address:
Applicant Phone Number:
Applicant Email:
SubmittalType:
PlanninglGonceptual Design
Date Review Completed:
Permit Number:
Planner:
Plan Checker:
Actions Taken:
34. 400926, - LL9.52L7 28
S Planning Complete
April26,2023
4745 CarpinteriaAve
Carpinteria CA93013
o03-25L-O2L
Mixed Use Project Commercial/Residential
Western Built Construction/Justin Klentner
152 N. Almont Dr
West Hollywood CA 90048
3to-927-40LL
[email protected]
Planning
May 25,2023
23-222t CDP/DP
Nick Bobroff
Michael LoMonaco
Letter sent
PROJECT CONDITIONS:
Access Requirements:
All required access ways (public or private) shall be installed and made serviceable prior to vertical construction or stacking of lumber for construction, or storage of combustible materials.
Access ways shall be extended to within 150 feet of all portions of the exterior walls of the first story of any building. The Fire Marshal may extend this length for sprinklered structures.
Fntty gates require an approved Knox entry system. lt shall be installed in an accessible location.
Building address numbers shall be visible from the street. Numbers shall be a minimum 4', high l" stroke on a contrasting background for residential structures. g', high 2', stroke minimum on commercial structures.
"Community First"
1140 Eugenia Place, Suite A. Carpinteri4 California 93013 . [g0S) 6g4-4SgL N
FIRE CIRpINTERIA - S unnMERLAh{D
Frnn PnorncrroN Dlsrrucr
Application for address changes or additional addresses shall be submitted to CSFPD Fire Prevention Bureau.
Additional Comments: gth street is a dead end street. Afire department turnaround is required. lt is recommended to use the 9th street entry driveway as part of the required turnaround. Contact the Fire Prevention Bureau for further clarification.
Water Requirements:
Fire hydrants capable of supplying the required fire flow for fire protection shall be provided for all buildings or portions of buildings which have been or are hereafter constructed within this project.
Acurrent fire flow form shall be submitted to Carpinteria-Summerland Fire Protection District. Contact the Carpinteria Valley Water District to schedule having the test performed.
Fire hydrants shall be installed within 250 feet driving distance of all structures. The hydrant(s) shall be of the type approved by the Fire District and acceptable to the Carpinteria Valley Water District. The fire hydrant and mains supplying the same shall be installed in accordance with the current CFC and CSFPD standards. The minimum gallons per minute at2} PSI shall be determined by the fire flow requirements in the current CFC.
Prior to vertical construction or stacking of lumber for construction the fire protection water system shall be installed flushed and approved by the Fire District to assure compliance with the standards expressed herein.
Additionar comments:
Iv: :iJ:lTt;?T',J$ffJi,lJlili,Llie"onrhe
caroiffi
second will be installed on the 9th street side of the project.
Exact location to be determined with Carpinteria Valley Water District.
Fire Protection Systems Requirements:
All new buildings and structures shall be protected by an approved automatic fire sprinkler system.
FDCs shall be located within 150' of a fire hydrant capable of providing the required fire flow.
Prior to installation plans for the proposed fire sprinkler system shall be designed by a qualified person and submitted to this otfice for approval.
A fire alarm or sprinkler monitoring system shall be installed or modified. Prior to installation plans for the system shall be designed by a qualified person and submitted to this office for approval.
"Community First"
1140 Eugenia Place, Suite A. Carpinteria, California 93013 . (805) 684-459L I
1 I
CenpINTERI A - Sun IMERI-AI{D
Fnn PnorucrroN Dlsrnrcr
Smoke detectors and carbon monoxide alarms must be installed in all residences in accordance with the current National Electric Code Per the provisions of the California Building and Fire Codes.
Prior to occupancy all alarm systems that are monitored shall be tested.
Prior to occupancy portable fire extinguishers shall be mounted such that the maximum travel distance from any area will meet the standard or be less than 75 feet.
Additional Requirements:
llluminated exit signs and emergency exit lighting shall be provided in accordance with the provisions of the current California Fire Code.
Any future changes including fufther division, intensification of use, or increase in hazard classification may require additional conditions in order to comply with applicable fire district development standards.
Fees:
Pursuant to county ordinance chapter 15 & carpinteria Municipal code chapter g.26 Section 8.26.030 - lmposition of fire protection mitigation fees: ihe applicant will be required to pay a fee for the purpose of mitigating the increased fire piotection needs generated by the development. The amount of the fee is as follows:
D. Multiple Family Residential Development. Afee of $2004.76 per Dwelling Unit will be assessed on all Multiple Family Residential development.
H. Retail/Service/office Use Development. A fee of $4.35 per square foot of floor space will be assessed on all new Retail/ Commercial/ Office Uses development.
PURSUANT to CSFPD ordinance 2019-01 imposition of fire protection fees for service:
]h.e applicant may be required to pay fees for additional plans reviews and/ or additional field inspections. The amount of the fee is as follows: A. TWo Hundred Twenty-Four ($224.00) Dollars for Additionat Plan Review Fees will be assessed as additional plan reviews are completed. B. Two Hundred Ten ($210.00) Dollars per hour for Field lnspections will be assessed for additional inspections.
Checks shall be made P?yabl.e to: Carpinteria-Summerland Fire protection District (CSFpD) and delivered to Fire District Headquarters at 1140 Eugenia Place, Suite A Carpinteria, bdifornia 93013.
Mgney orders and cashiers'checks will be accepted. Cash payment will n<it be accepted. Credit and debit cards can be used online. The link can be tound at carpfire.com "Community First"
1140 Eugenia Place, suite A. carpinteri4 california 93013 ' (B0s) 694-4sgl FIRE Cenp INTERIA - S urvrnnERr-Al\.lD
Fnn PnorncrloN Dtsrrucr
lnspector's Signature
Signed 612912A23,11:55:44 AM PDT
The above conditions apply to this project as submitted. Future changes including, but not limited, to further division, intensification of use, or increase in hazard classification, may require additional conditions in order to comply with applicable development standards in effect at the time of the change. lf you have questions please do not hesitate to contact this office at (805) 684-4591 "Community First"
1140 Eugenia Place, Suite A. Carpinteria, California 93013 . (805) 684-4597 Attachment B
Exhibit 1:
Minutes from the December lgrzaz2 Joint ARBPC-CC Meeting 4745 Carpinteria Avenue Mixed Use Development
23-222I-DPlCDP/ARB
February 5,2024
City of Carpinteria
Special Joint Gity Council, Planning Gommission and
Architectural Review Board Meeting Minutes
Monday, December 1 g, 2022
ln-Person and Virtual
CALL TO ORDER
Mayor Clark called the meeting to order at b:30 pm.
ROLL CALL
City Cou ncilmembers present: Councilmernber Roy Lee
Councilmember Wade T, Nomura
Councilmember M6nica Sol6rzano
Mayor At Clark
City Councilmembers absent: Vice Mayor Natalia Alarcon
Planning Commissioners present: Commissioner David Allen Commissioner John Callender
Commissioner John Moyer
Mce Chair Glenn LaFevers
Chair Jane Benefield
Architectural Review Boardmembers present: Boardmember Richard Johnson Boardmember Patrick O'Connor
Boardmember Jirn Reginato
Chair Brad Stein
Architectural Review Boardmembers absent:
Staff members present:
Vice Chair Amy Blakemore
Dave Durflinger, Gity Manager
Mack Carlson, on behalf of Brownstein
Hyatt Farber Schreck, LLP acting
as City Attorney of the City of
Carpinteria
Brian C. Barrett, Gity Clerk
Nick Bobroff, Principal Planner
Steve Goggia, Community Development
Director
PLEDGE OF ALLEGIANCE: NONE
Specjal Joint City Council, planning Commission
and Architectural Review Board Meeting Minutes
December 19,2022
Page2
CITY COUNCIL BUSINESS
The City Council, Planning Commission and Architectural Review Board met to discuss the following subject matter:
Conceptual review of a mixed-use commercial/residential development on a 0.87-acre lot located-il t!9 City's Downtown Core at 4745 Carpinteria Avenue (ApN 003-251-OZ1). Project No. 22-2193-CON.
Recommendation: Receive public comment and provide conceptual review and comments on the subject mixed use development proposal.
Councilrnember Sol6rzano recused herself due to her real property being within S00 feet of the project and left the Council Chambers at 5:33 fm anO did not return for the remainder of the meeting.
Principal Planner Bobroff and community Devetopment Director Goggia presented the staff report and Powerpoint presentation.
Michael Stroh with DMHA Architecture and Justin Klentner, prospective buyer and developer presented the developer's presentation.
PUBLIC COMIVIENT WLL BE HEARD CONCERNING ONLY THE AGENDIZED ITEM FOR THIS SPECIAL MEETING Speakers in-person: Mike Wondolowski, Joseph Viens, John Nicoli, and Karen (no last name provided)
Emails distributed: Mike wondolowski and steve McMahon
Mayor clark opened up comment from the Architectural Review Board.
Boardmember Reginato appreciated that the project includes warehousing, liked the project appearance from Carpinteria Avenue and the 50-foot setback near Franklin Creek and saving the trees. He suggested that the parking be lowered so the entire project can be lowered, th.e apartments be stepped back a bit, -Ninth Street fagade is too much, and preferred smaller housing units broken into smallersections so Ninth Street residents can see the mountains. .He noted that parking would be an issue for a visitor serving business such as a restaurant and would impact nearby businesses along Garpinteria Aienue. He also recommended mitigating the project height by losing volum6 ceilings on the top units, put as much soil on the project as possible, instail eV c[arging stationi in parking areasr do not install natural gas on the siie, and place more studii units and less two bedroom units to reduce the project scale.
Special Joint City Council, planning Commission
and Architectural Review Board Meeting Minutes
Decernber 19,Z0Zz
Boardmember O'Connor observed that it will be a challenge to create a beach feel with a three-story building and suggested lowering the parking- level. He identified that the project w_ill impact parking and questioned how the egr6ss into the businesses on the second floor will work in the courtyard and asked lf there was an opportunity for greenspace in the second floor courtyard.
Boardmember Johnson noted caution with high-density living. He liked the animation of the project elevations tha-t 3re being propoied, but iemarked that the wedding cake gongnJ.should apply to all four sides. He didn't mind the 36-foot height as longlas it's looated in the middle of the property and comrnented that the developir should focus on the exterior exposure concept to ailow for 360degree potential views to the oommunity around the project instead of focusing on the interior bourtyard as the entry and open space,
Chair Stein expressed concern over issues with parking and traffic and that the project was out of scale with the neighborhood on Ninth Sireet and Linden Avenue. He commented that the project has some consistency with applicable City regulations; however, the project is not compatible with the bowntown core and small beach character, nor is it compatible with surrounding residential development on Ninth Street.
He recommended the developer make the property earn what will be built so there won't have to be an excessive number of housing'units. He remarked that the City needs housing, but the housing needs to fit in Carpinteria.
Mayor clark opened up comment from the planning commission.
Vice Chair LaFevers felt the mixed-use was appropriate for the site. He identified that there should be flexibility in exploring the amount of commercial versus residential use for the project, if the proposed comm-ercial is a restaurant that will exacerbate the issues with.parking, he supported having apartments instead of condos, and felt that the project location was appropriate for rental dnts. He remarked that there was room for creativity when designing the substructure parking. He was not overly concerned with the lot coverage as that could be given up for consideration to tier and step back, nor was he concerned with height as long as it is appropriately balanced. He suggested reducing the size of the units to help reduce the oveiall massihg and that Carpinteria might be better served with small more affordable units.
Commissioner Callender explained that the project can have a certain amount of leeway in.the early conceptual review as it's an opportunity to discover what the applicant has in mind and see if it is consistent with what the City has in mind and how the iiw is applied.
He said the City and developer need to be on the same page and figure out what is the overall approach in terms of the project scope. He liked the restorltion of the riparian habitat as part of the project. In regards to parking impacts, he expressed that the cornmunity take on a more community-wide strategy to address parking issues rather Special Joint Gity Council, planning Commission
and Arehitectural Review Board Meeting Minutes
December 19,2A2Z
than.saddling it on individual project applicants to meet an outdated set of requirements spelling out how much of the community should be devoted to automobiles, He saw difficulty in reconciling lhis project with th-e City's General plan with r"guiJ to preserving mountain views as he felt the existing Ninth Sireet residents would be disadvantaged by this project, Commissioner Allen commented that it was impoilant for the community to understand the impact of State.law on local governments. He agreed on looking at a community- wide vision for dealing with parking issues. He advocited to stick to lhe go-foot height, lowgl the parking level and stepping back the units, look at affordability by design for rental housing, and make smaller housing units. He appreciated that the iropct included creek restoration and suggested a long-lerm restoration into the channel. He observed that the rear parking can iit more tnari to spaces and recommended that for any new development with a lot of people that residenis have free wi-fi and internet connectivity. commissioner Moyer appreciated the improvements proposed by the project. He preferred smaller housing units and step backthe units. l-ie observed that the Ninth Street elevations show the bulkiness of the project and that this is tfre neginning of the conversation about a project that could have great benefit to the city.
Chair Benefield recommended the project have an onsite manager living there as it,s a rental property. She. remarked that there is a need for communication between the developer and the City and that each needs to understand the other. She commented that she would like to -see.this project move fonruard with many changes and identified that there is a need for housing and a need for an overall parkin! discussion and discussion with the developer. She was in favor of the overall project c6ncept fresented.
Mayor Clark opened up comment from the City Council.
Councilmember Lee expressed concern about the impact to Ninth Street residents from this project such as trqffic, congestion, and public sariiy. He preferred to see more two and three bedroom units for families.
Councilmember Nomura suggested taking a look at opportunities/options for how this projecl is going to work and fit and to t<eep in rnind whai aspects of this project will set precedence in the future. . _He expressed concern about where the parking for the commercial space wjll go' He appreciated having underground parking w1h two-stories of residential above it and the S0-foot setback "nl ,u"orhended addiig a walking path along the creek to connect to Ninth Street. He also suggested moving thicourtyara"a*ay from the center and bring it towards Ninth Street, he fl"lt the proposed central location of the courtyard could create issues such as echoing. He commented that parking will be a challenge and requested the developer look at th6 design.
Special Joint City Council, planning Commission
and Architectural Review Board Meeting Minutes
December 19,2022
Mayor Clark identified the need for the developer to balance keeping Carpinteria a small Wn l$ also provide housing, He noted thatthe developer should look at smaller more affordable housing gnhl induting low incorne housing. He recommended the developer f9 morg density, but at the same time, respect the nei-gnnorhood and town in developing this project.
Mayor clark asked if the applicant had any comments or questions.
Justin Klentner, prospective buyer and developer summarized that he wants to work with the City and find common ground among all siakeholders.
ADJOURNMENT
Mayor Clark adjourned the meeting at 7:3g pm.
Ci U*-
Al Clark, Mayor
ATTEST:
C. Barrett, CPMC
City Clerk
Attachment B
Exhibit 2:
Reduced PIan Set from the December lgrZ0Z2
Joint ARB-PC-CC Meeting
4745 Carpinteria Avenue Mixed Use Development
23-2221-DPICDP/ARB
February 5r 2024
47 45 CARPINTERIA AVENUE
PROPOSED MIXED USE DEVELOPMENT
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Attachment C
Exhibit tr:
Minutes from the May 25r 2023 Conceptual
Review ARB Meeting
4745 Carpinteria Avenue Mixed Use Development
23-222t-DPlCDP/ARB
February 512024
CITY OF CARPINTERIA
5775 Carpinteria Avenue
Carpinteria California 930 I 3
ARCHITECTURAL REVIEW BOARD
Meeting Date: May 25,2423
ACTION MINUTES
The meeting was called to order at 5:30 p.m.by Acting Chair Johnson.
ROLL CALL
Boardmembers present: Richard Johnson (selected by present Boardmembers as "Acting Chair') Richard Little
Patrick O'Connor
Boardmembers absent: Brad Stein, Chair
Amy Blakemore, Vice Chair
OTHERS PRESENT: Approximately 40 members of the public were in attendance.
PUBLIC COMMENT: None
REVIEW
Rolph Residence Addition and Remodel, Project 22-2182-ARBICDP 4715 Aragon Drive
Alex Pujo, architect, for Mark Rolph
Souter
architect, for Mark Rolph, to consider project22-2 for
review ofa request to construct 852 square- additions to the first a new 408 square-foot covered ajacuzzi and outdoor
the existing garage, an interior and demolition of an
The resultant be2,875 square feet in
ofthe residence remain unchanged xt 22 feet. The
Single Residential (7-R-1) and shown as
Dri
last meeting. The proposed second story
a new pitched roof, and the colors and
comments.
back the project. He added
roof, most of the new
match the existing
would
be
size and the maximum roof
property is a9,147 square-foot
APN 003-600-036, addressed as47l
No ex parte communications were disclosed.
Syndi Souter described the revisions to the
addition was eliminated, the existing
materials for the exterior were
1)
Planner:
Mark Rolph
match the
existing bedroom and
Request of Alex
continued
floor of the existing
kitchen, exterior
Alex Pujo (architect),
that the new roof over the
addition is in the back
with new doors and
Boardmember Johnson inquired about the color of the windows and the shed roof over the front entry. He added that all of the new windows response to the prior
wouldremain
since
throughout.
of public views, and the exterior materials
would match the pitch of the existing
project and said that they had
that they wouldbe Milgard blask.
shared that the new shed roof over the master
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 2
public comment letters from Nancy Ganison were submitted pnor to the ARB meeting. The are summarized below. Copies ofthe letters are on file with the Community Both of
provide
Garrison ,
letters suggested that the ridge ofthe garage roof could be mountain vlews from the south. Her second letter also suggested a over the new bedroom window instead of a shed roof dormer Boardmember Little that he was pleased to see the reduction in the applicant had glven consideration to turning the new gable roof over suggested in the public letters. Mr. Pujo responded that the new match the existing roof,
Boardmember Johnson asked story poles had been revised to staffreplied that they had not. A
regarding the neighbor's idea to
began befween the
the roof ridge by 90o.
Boardmember O'Connor commented appeared the
addressed and that they were now
ACTION: Motion by Boardmember O'
preliminary approval to the Community
VOTE:3-0
the new garuge design, and
previous concerns had been
by Boardmember Little, to recommend
90" to
dormer
He asked whether
garage 90o as
roof was designed to
Boardmembers, and staff
the project as presented.
Director as presented.
2) Project Mickelson Residence
ARB/CDP
Address: 5518 Calle Arena
Applicant: Johnny Hirsh,
Planner: Syndi Souter
No ex
Request ofJohnny
ARB/CDP for
rear of the
square-foot
existing 369
exterior
Remodel, & Structure, Project 22-2195-
,
for Laura Mickelson
with
Souter presented the project and described the proposed scope ofwork. She explained that presently has three driveways off of Calle Arena, and the proposal would remove the two She described the seven-foot-tall horizontal batten
7,405
-38
The property ls a square-foot site, zoned Single Family APN 003 I -03 0, addressed as 55 I 8 Calle Arena.
communications were disclosed.
designer, agent for Laura Mickelson to project 22-2195- review ofa request to construct a new 713 addition at the ,184 square-foot single-family residence and ofa new 300 of an room accessory strucfure. The proposal includes
sunroom in the area of the proposed addition. The
to the existing residence, an interior remodel, new
(6-R-1), and
would include
and new
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 3
at the sides and rear ofthe property, the three-foot-tall vertical batten fence at the front ofthe the proposed eyebrow trellis constructed from horizontal battens, and the proposed plan. Boardmember Johnson asked about the landscaping material between the the accessory building, and staff responded that it was pea gravel. Boardmember that the lot coverage, FAR, and drainage plan were acceptable to staff. designer), described the existing residence as, "charming, yet ti and that the and would be an improvement to the neighborhood. He shared many of the project. He responded to the public comment letters clarified that of the garage would be removed and that the neighbor's not be property has a lot ofconcrete surfaces and that one project goals is to as possible. Boardmember O'Connor noted raised floor elevation the drainage pattern of the site. Mr. Hirsh that a civil prior to construction, and that the
run-off.
tncrease
the landscaping reiterated the goal to remove
permeability on She shared that the inspiration for
Marsh and Boardmember Little inquired
and his preference for it to mimic the
explained that the stripe design was
that in front yards is limited by policies in
be furtherreduced to more of awalkway
driveway should be elirninated because it is
site drainage is problematic due to the
did, however, note that there were no
Additionally, she thanked the
thanked her project team.
was beautiful, but they
their fence along the
on the respective
problems along the
Mailheau asked about
mock-up the sevenand
lines
also
Johnny
proposal was
neighbors are
the sheds on the
altered. He added
remove as much of the
for the addition and
engineer would review the
permeability on site to
Natasha Elliot (landscape
and break up the existing concrete
the plant palate came primarily from
about the design for the eastern
permeable pavers proposed for the western
meant to mimic the boardwalk planks. Staff
the Municipal Code, and that the eastern
scale. Boardmember Johnson commented that
unnecessary.
Laura Mickelson (applicanVowner), added the
amount of concrete, and the water either or runs off.
water leaks or flooding during the of this past
neighbors attending the meeting for support ofthe
Public Comment:
Susan Mailheau and Randall commented that they thought the had questions about the of the new perimeter fence in relation property line. Staff that the new fence would run parallel to sides of the propedy . Moon shared that there had been historical common properly line the prior owner of the Mickelson properly fixed. the height of the Boardmember Johnson suggested that the applicant foot-tall fence so the neighbors can see the proposed height.
Roxanne shared that she supports the project and thinks the proposal is appropriate the neighborhood and Carpinteria.
stated that he had reviewed the plans and was 100% supportive of the the renovations would make a dramatic improvement to the property and modest proposal would add to the eclectic look of the street. He suggested that the Jamie
be fast-tracked through the process
'i
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 4
Randall Moon submitted an
project be installed underground.
Josh Louda & Cara Mcshane
Boardmember Discussion:
Boardmember Little expressed
the utilities would be undergrounded as part of
were added as a simple accent to break up
B oardmember O nConnor commented
legal nonconforming elements of the
noting that in general his preference
included in the civil plans. He
Stan & Ellen
Jan Guerrero
are
Randall Moon &Susan
carried
general support
much ofthe character ofthe existing house had
not used more extensively or to the
ACTION:
current conforming
Acting Chair Johnson
to the grade differences.
between the house and
noted the proposed
driveway and
walkway
proposed fencing,
poles.
McQuary commented that he liked the
to the neighbors and neighborhood.
small scale of the project and the minimal impact of
letters were submitted ahead of the meeting by five parties. Summaries of the below Copies ofthe letters are kept on file with the Community Development submitted a letter of support for the project.
she had reviewed the plans and was pleased with the
submitted a letter commenting on the setbacks, the
with the proposed west-facing a request for story
to his first letter requesting all wired utilities serving the a letter expressing support for the project.
noting that in particular he liked that
He asked why the cedar battens were
the front elevation. He confirmed with staff that
Mr. Hirsh responded that the cedar battens
stucco.
liked that the was notmassive and how the
structure were handled and subtly improved,
for legal nonconformities be removed and replaced by
noted that drainage for the building should be
the proposed landscaping was
out that the elevations did not appear to be correctly with respect also suggested the roofplan could be alarger cricket
He expressed general support for trellis detail, and colors. He plan was nlce but he did not like the appearance "secondtt this be narrowed or further broken up to appear and more as a by Boardmember Little, seconded by Acting Chair Johnson, to approval with comments attached to the community Development Director. 3-0
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 5
Project: 700 Linden Sign Program, Project 2l-209O-ARBiSIGN Address: 700 Linden Avenue
Mike Shoh, DMHA Architects, for CHT, LLC
Nick Bobroff
of Mike Stroh, DMHA Architects, architecVagent for CHT, LLC to 2lfor preliminary review of a comprehensive sign program for the Linden multi commercial development currently under consffuction. The sign program would provide specifications on the permissible locations, sizes, and of tenant signage and other building signage, murals and for the entire commercial development. The property is a 0.69-acre zoned Central Business ("CB") with a Visitor-serving Commercial ("V") district, and shown as APN 003-313-001, as 700 Linden Avenue.
No ex parte communications disclosed.
Nick Bobroff presented the sign program and described particulars of the various allowed sign types and locations. He that the sign with the minimum standards of the Zoning Code and, in staff was in ofthe sign program as presented.
Staff did, however, seek input from the on the of signage allowed under the sign program for the development as a whole, buildings that comprise the development warranted greater differentiation allowed sign standards.
Michael Stroh and Ryan Mills (project architects) the reasoning and inspiration behind the sign program. They explained a general desire sign types and designs relate to the architecture without overwhelming it. They that sign program shows general areas on the building(s) where signage would be to be a tenant, rather than the allowed area for signage. To address variety between the while for a cohesive theme, the different buildings (or portions for different (e.g., wall signs, window signs, blade signs, awning signs, etc.).
Public Comment:
Joseph Viens expressed with noise from outdoor music or events related to the rooftop bar or other uses within the development.
Acting Chair it as a well thought out sign program. He it as being understated and for the design of the buildings. He suggested that font styles and sizing be kept throughout to avoid allowing the signage to look too "busy Little and O'Connor were in concurrence with their support for the sign Motion by Boardmember O'Connorn seconded by Boardmember Little, to 3-0
approval to the Community Development Director as submitted.
I
l
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 6
4\ Pdect: Klentner Mixed-U
Address: 4745 Carpinteria
se Development, Proj ect 23 -222 I -Dp I CDp
Avenue
Applicant: Michael Stroh, DMHA Architects, for CHT, LLC Planner: Nick Bobroff
Request of Michael Stroh, DMHA Architects, agent/architect for Justin Klentner, to consider project 23'2221-DP/CDP for conceptual review of a new commercial / residential mixed-use development. The contemplated proposal calls for removing all existing site improvements and constructing a three-story mixed-use building comprised of 4,303 squui. feet of commercial space, 24 apartment units (2 one-bedroom units and 22 two-bedroom units), and a 53-space ground level parking.garage. Total project square footage would be approximately 57,805 square feet and reach a maximum height of approximately 36 feet. The project seeks to utilize statedensity bonus provisions in exchange for setting aside a percentage of the apartment units for low-income affordable housing. The property is identified as ApN 003-Z5l--02l,and addressed as 4745 carpinteria Avenue (presentry occupied by ,'sun coast Rentals").
No ex pafte communications were disclosed.
Nick Bobroff described the proposed project and explained how the design of the project had evolved in response to comments provided at the previous joint City Council- plaining CornmissionArchitectural Review Board conceptual review meeting in December 2022. He noted that while, overall, staff believed a number of important changes had been addressed, the project was still at a conceptual stage and feedback was being sought on a number of different topics including, but not limited to, architectural style and materials, neighborhood compatibility, sizelbulk/scale/massing, the mix of unit t1pes, and frontage designs.
Michael Stroh and Ryan Mills, both of DMHA Architects, and Justin Klentner (owner/applicant) presented the project to the Board and provided a detailed exphn[tion ofhow the project had been revised to respond to comments from the initial joint-conceptual review, They also atiempted to answer various questions from the public related to street improvements and -on-street
parking,
particularly along Ninth Street.
Public Comment:
John Nicoli, Property Manager for Arbor Trailer Park, asked if the plans show l0 on-street parking spaces on Ninth Street. He.also asked why the project needs a driveway on Ninth Street, co--"rrtirrg that it would significantly impact the residents of Ninth Street. He described the project as being ver! overbearing, impactful and onerous on Ninth Street residents, and suggested the -incieased
traffic on
Ninth Street would be troublesome because it is already very dense unO bu.y. He also expressed concem that the proposed Ninth Street frontage improvements would eliminate or interfere with street lmprovements completed by Arbor Trailer Park and the (only) street light on this portion of Ninth Street.
Susan Hathaway expressed concerns with privacy impacts for nearby residents from the new upper floor apartments and private deck areas. She expressed disappoint over the loss of residents' mountain views as a result of this project and anticipated increased trirhc in the area.
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 7
Beth Anderson was concerned that second- and third-level decks facing the creek could impact nesting raptors that utilize the existing trees along the Franklin Creek channel. She also urged the developers to not utilize any solid fuels in the new building.
Joseph Viens did not feel the project fit the neighborhood. He cited concerns over impacting wildlife in the area, and parking impacts along Ninth Street. He felt like this was yet another project catering to out-of-town tourists rather than Carpinteria citizens and that it would add to increasing the busyness and noise of this residential area. He acknowledged that the state is pushing for housing throughout the state, including in Carpinteria, but encouraged City decision-makers to push back.
Jose Lopez noted he lives directly across from the project on Ninth Street and that he was primarily concerned with impacts to parking and safety/traffic on Ninth Street, noting many of the area kids use Ninth Street as aplay area.
Karen Aragaki described herself as not being opposed to the project, but had a number of reservations with the proposal as currently shown. She did not feel that three-story development was appropriate on Carpinteria Avenue. She was also concerned with the types of commercial uses that would be allowed to occupy the commercial portions of the project and whether such uses may bring additional impacts to the area. After reviewing the revised proposal, she indicated that she prefened the previous design that provided larger interior courtyard areas for residents rather than individual private decks around the perimeter. She felt that animating and articulating the development's two street frontages is important, but that animating the Franklin Creek side of the development is less important in the interest of buffering nearby residents. She ended with a suggestion to the developer to design the project as ifhe lived next door.
John Gonzalez expressed concerns over the impact of additional parking demands for limited spaces on Carpinteria Avenue, citing existing overflow parking impacts. He described the project as being too big for the block. He also cited concerns with water availability and the need for more green spaces and open spaces for residents of the development.
Carlena McKhemey felt the project included too many units and not enough parking. She asked whether the project can be redesigned to face away from Ninth Street and Franklin Creek.
Catherine Decker asked about the size of the units and anticipated rents.
Public Comment letters were submitted prior to the meeting by Beth Anderson, Karen Aragaki, and two anonymous individuals. The letters are summarized below. Copies of the letters are on file with the Community Development Department.
A letter from Beth Anderson urged that the use of commercial spaces should be restricted to not allow for the sale of alcohol, tobacco or cannabis products. She also advocated for no burning of solid fuels in the development, and no residential open spaces for residents on the Franklin Creek side of the development.
A letter from Karen Aragaki suggested no revisions had been made to the project since the last review and that the project could be supported if more consideration was given to immediate residents, citing concerns over three stories, impacts to parking on nearby streets, potential for impacts to the creek and concerns over the of certain of commercial businesses and vacation rentals.
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 8
The letter concluded that the proJ ect atea ls too dense and all new dense housing should be instead tn single family neighborhoods where there 1S more space between dwellings.
Anonymous letterno. I was submitted via Granicus expressing a desire to not allow any solid buming fuels-aspart of the projec! a preference for there being no resiiential open spaces along the Franklin Creek-side of the building, and a desire to see the commercial spaces associated with the development being prohibited from the sale of any arcohol, tobacco ot .*nubi, products.
Anonymous letterno. 2 was also submitted via Granicus and largely mirrored many of the same concerns in Ms. Aragakai's letter, above.
Boardmember Discussion:
Boardmember O'Connor observed that many of the comments from the previous joint-conceptual review had been addressed. He felt that the Ninth Street frontage in particular was much impioved but that more could be done to improve its architecture. He really tircA itre bioswale idea for stormwater treatment and encouraged the applicants to incorporate as many trees as possible into the site plan. He understood that the architecture and finishes werl still being diveloped, Lut he encouraged thi team to think "beachy." He also asked that the neighboring house on Ninttt Street be better detailed on the rendering(s) so it was clear to the viewer.
Boardmember Little engouraged the applicant to continue to work with the neighbors to develop and implement a plan forNinth Street that would better address the neighborhood,s-concems. He thought the architecture felt too industrial still and should be further softened. He also felt the Carpinteria Avenue frontage felt too generically commerciar in its appearance.
Acting Chair Johnson appreciated the efforts to revise and refine the project. He encouraged the applicants to explore ways to animate each of the units or given each a tittte tit of their own unique llentities through differences in colors, materials, window-types or sizes, roof shapes, and/or details.
He liked the massing overall, but suggested the second- ano*rird-level units could be animated further by either turning them slightly_more or pulling some of them further ir/out to break up massing. He suggested that wood exterior finishes feels like an appropriate direction as the architecture and finishes continuelo be developed.Ile urged the applicants to consider how the project should feel to the community in terms of affecting overall livability of the area.
ACTION: Public comment received and conceptual-level comments provided to the applicant.
VOTE: N/A
New Richard Little
BUSINESS:
CONSENT CALENDAR:
MATTERS RDFERRED BY THE /CITY COUNCIL: None
MATTERS
I
and revised the
Staffpresented the new
as of the
BOARDMEMBERS/STAF'F':
remodel Staff
ACTIONS, ARCHITECTURAL REVIEW BOARD May 25,2023
Continued-Page 9
would be approximately two feet taller than previously recommended by the Board, but had approved it. The ARB had no reservations with the as'built changes as the meeting at 9:03 p.m. to the next
held at 5:30 pm on Thursday, 2023. AllBoardmembers
expected to be present.
Chair, Architectural Review Board
ADJO
Secretary
Acting Chair Johnson
ATTEST:
Review Board
meeting to be
they
Attachment C
Exhibit 2:
Reduced Plan Set from the May ZSr 2023
Conceptual Review ARB Meeting
4745 Carpinteria Avenue Mixed Use Development
23-222I-DPlCDP/ARB
February 512024
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Attachment D
Exhibit L:
Minutes from the August 31r2023 Preliminary
Review ARB Meeting
4745 Carpinteria Avenue Mixed Use Development
23.222I-DPlCDP/ARB
February 51 2024
CITY OF CARPINTERIA
5775 Caryinteria Avenue
Carpinteria Califomia 93 0 I 3
ARCHITECTURAL REVIEW BOARI)
Meeting Date: August 31, 2023
ACTION ITIINUTES
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The meeting was called to order at 5:31 p.m. by Chair Stein.
ROLL CALL
Boardmembers present: Brad Stein, Chair
Amy Blakemore, Vice Chair
Richard Johnson
Richad Little
Boardmernbers absent: Patrick O'Connor
OTHBRS PRESENT: Approximately 40 members of the public were in attendance.
PUBLIC COMMENT: None
REVIEW
l) 503 0 Carpinteria Aven ue, L LC, Proj ec t 23 -2Zj 6-CDP/ARB 5030 Carpinteria Avenue
Jon-Ryan Schlobohm
Planner: Smith
Request ofJon- Schlobohm, applicant, to consider Project RB for preliminary an exterior remodel of an exi sting commercial building, including various bui
reorganization of the
and site improvements. Proposed is limited to a partial and other suite improvements. property is a 12,632 square foot parcel zoned Central Dishict (CB) and shown 004-041-007 and -008, addressed as 5030 Carpinteria
Recusals: None
Ex Parte Communications Disclosure: None
StaffComments: Marysol Smith briefly the of the project, which includes primarily exterior changes, defening a detailed to the The project meets all zoning requirements. She described items consideration, incl preservation and enhancement of the downtown area, exterior materials, landscaping
Aoglisant Comments: J
main goal is to enhance
Schlobohm, agent, introduced the saying the project's
building and bring more activity to downtown Mr. Schlobohm showed the Board additional potential design features not included on plans. He noted the air unit would be moved to the top of the building with One Public Comment letter was submitted on August 31,2023by O'Connor asa citizen. A copy of the letter is on file with the Community Development wrote that he is generally supportive of the project and would support preliminary for clarification regarding the elevations and plan drawings, ifthe interior O'
any structural modifications , and if the Downtown "T" Committee had been consulted Mr
ACTIONS, ARCHITECTURAL REVIEW BOARD August 31,2023
Continued-Page2
the renovation. He suggested that the vertical brick feature on the building's front should and noted that the awning and pathway are nice improvements.
An speaker asked if the plans shown were the first set of plans drawn for the which confirmed they were. The speaker said they liked the design.
Chair Stein asked metal had not been chosen as a material on face. Mr.
Schlobohm responded wood and brick was chosen to maintain the old-town character.
He recommended that a wood be used for the wooden
Boardmember Little asked for on the intention for the between the parking lot and building. Mr. Schlobohm said
parking lot would be "pinched in"
the sidewalk would run length of that side, and the
to accommodate sidewalk, which would provide
pedestrian access to two tenant spaces. Bobroffalso that the parking spaces will be reangled as well. Boardmember Little also if there a plan to brighten the skylights in the existing hallway, and Mr. Schlobohm said
hallway could be painted a lighter color.
a plan to change the skylights, but that the
Boardmember Johnson commented that the the storefronts would not protect the entrances, to which Mr. Schlobohm intent was to light through. He suggested that the of the trellis members not be so small so to minimize the for boards warping over time, and said that he liked the wall planters exterior lighting. He also if there would be a gutter on the Carpinteria Avenue Mr. Schlobohm confirmed would be.
Vice Chair Blakemore really likes the wall sconce planters, but be hard to maintain and the heat might kill
be good to include
them- in-ground planting may be better. She the future, it would to screen the trash enclosure. She also applicant to use an agave is less "pokey''. Overall, Vice Chair Blakemore really proposal.
ACTION: by Boardmember Stein, seconded by Boardmember Blakemore, to prelimi approval of the project with comments.
4-0
2) Project: Klentner Mixed-Use Development, Project 23-2221-DP/CDP Address: 4745 Carpinteria Avenue
Applicant: Michael Stroh, DMHA Architects, for Justin Klentner Planner: Nick Bobroff
Request of Michael Stroh, DMHA Architects, agent/architect for Justin Klentner, to consider project 23-2221-DP/CDP for preliminary review of a new commercial / residentialmixed-use development. The contemplated proposal calls for removing all existing site improvements and constructing a three-story mixed-use building comprised of 4,202 square feet of commercial space, 24 apartment units (2 one-bedroom units and22 two-bedroom units), and a 53-space ground level parking garage. Total project square footage would be approximately 56,999 square feet and reach a maximum of 36 feet. The seeks to utilize state ACTIONS, ARCHITECTURAL REVIEW BOARD August 31,2023
Continued-Page 3
1 density bonus provlslons ln exchange for setting aside a percentage ofthe apartment units for low-income affordable housing. The pfoperty ts identified AS APN 003-2s I -02I and addressed as 4745 Carpinteria Avenue (presently occupied by t'Sun Coast Rentals").
Ex Parte Communications Disclosure: None.
StaffComments: Nick Bobroff presented the project. He gave a general project description, and presented images and renderings provided by the architect. Images of the story poles, viewed from all angles, were also displayed. Mr. Bobroff explained the lot's overlapping zoniig and land use designations, which include commercial and residential. He atso ctaiifreA how ihe proposed project uses State Density Bonus law to add 6 additional units, bringing the unit total to Zi, up trom-ttre t S that would be allowed per zoning. The density bonus also reduces parking requirements, and grants concessions for height and lot coverage. He reminded the Board thlt the -ityir required to harmonize the Coastal Act with Density Bonus and other State housing directives. Theiroposed project aligns with goals for infill development and mixed-use to add housing units in the bity's downtown.
Mr' Bobroffexplained this project was previously seen by the ARB, Planning Commission and City Council in December 2022 at an early conceptual level, and had a formal ARB conceptual review in May 2023. He presented a recap of previous ARB suggestions for the project, including softening the architecture toward a more residential feel. lmages were displayed to higtrtight how the applicani changed the design from the conceptual review to the present preliminary r&i.w.
Applicant Cornments: Michael Stroh and Ryan Mills of DMHA Architecture, and Katie Klein of Parryi Landscape introduced themselves toihe Board. Mr. Stroh explained the changes made in response to the December2022 early conceptualreview, notably in regards to massing on 9th Street and Franklin Creek. He also explained the changes made since the May 2023 conceptial review, which further align the design with nearby buildings and add animation to the elevaiions. Mr. Stroh and Mr' Mills reviewed the 3D renderings of the streetscapes with the Board in detail, emphasizing their efforts to minimize the buildings' bulk as seen from ihe street. Ms. Klein then reviewed the landscape architecture for the creekside buffer area and smaller green spaces within the building complex, noting that green areas and trees were implemented whereveipossible.
Justin Klentner, project applicant, noted that he was not against undergrounding utility poles and wires. However, he sees the project as a "give and take" scenario where Carpinieria nL.Or tn. housing units, and not everything desired can be completed at once. He noted that he has lived in Carpinteria for a long time, and understands the importance of infill development and improving the area for both current residents and residents of the proposed project. Answering a questionfrom Boardmember Little, Mr' Klentner explained that there is not enough right-of-way width on 9th Street to create headin parking, but that parallel parking spots, sidewalk infiliand improved landscaping could be implemented. He noted that the project has not truly "maximized" the size and O.n.ity of the pdect per State law and that the project could be larger, but that he chose the proposed size and Oenslty in accordance with local style and character. He also said he is open to further working on the design to make it more "Carp Cottage" style.
ACTIONS, ARCHITECTURAL REVIEW BOARD August 31,2023
Continued-Page 4
Public Comment:
Glenn Butelo, a resident of Arbor Trailer Park, expressed concerns with the project's impact on parking.
Beth Anderson, a resident of Arbor Trailer Park, was primarily concerned with gas barbeques on decks and the rooftop patio. The architects noted that gas barbeques are prohibited by State law on patios and balconies.
John Gonzalez, tenant at neighboring4T4g Carpinteria Ave for 42years, expressed concerns with the noise and haffic flow at the proposed Carpinteria Ave driveway entrance. He also wondered about trash collection traffic, and the ability of vehicles to safely enter and exit his driveway that abuts the project property line.
Carol Kernahan, a resident of Arbor Trailer Park, was unhappy with the proposed balconies, which would look into her bedroom window and block the view of the sunrise. She requested information on State density bonus law, and questioned why density bonus allowances would be "pushed" in a small town. Ms. Kernahan inquired why the third floor unit roofs are peaked. She hoped that Carpinteria Avenue's transition toward a Linden Ave-like design does not eliminate housing. She noted that she appreciates the large setbacks of the Village Gardens buildings across Carpinteria Ave, another three story multifamily development.
Chuy Curez expressed agreement with prior comments on the project's height.
Karen Aragaki, a nearby resident, was concemed with parking availability on nearby streets and feels the City needs to take charge of the ongoing parking issue. She preferred the original "donut" configuration of the project (common open space provided in the interior of the site), and was concerned with privacy issues caused by the balconies.
Joseph Viens liked the project and the creekside greenbelt. He was concemed with street safefy and how tourists will impact traffic and safety in the area, especially with the proposed project's commercial spaces. He felt that Carpinteria Avenue cannot support the tourist trafTic, and that street parking issues will increase.
Kathleen Lord expressed that neighborhood compatibility is missing in this project. She noted that having balconies looking into neighbors' windows is not being neighborly.
Catherine Decker, at4755 Carpinteria Ave, expressed concerns that the project's Carpinteria Avenue garage door will open and close at night and be very loud.
Carlena McKnemey felt the project is too big and too tall, and would prefer the residential be comprised of one bedroom apartments and studios.
Public Comment letters were submitted by five people and are summarized below. Copies of the letters are on file with the Community Development Department. All were submitted on August 31, 2023.
Patrick O'Connor digitally submitted comments on the project as a private citizen. He wrote that he the and the it but would not recommend with
ACTIONS, ARCHITECTURAL REVIEW BOARD August 31,2023
ContinueFPage 5
l
its current design. He feels the applicant has appropriately addressed feedback for slze and bulk ofthe third story and along gth Street, although the proposed intensity and density ofthe project ls concernlng. The mixed zoning ofthe parcel, he noted, introduces comp lications, but over 8A% ofthe parcel ls zoned CPD and yet the majority of the project wilI be residential. He felt that the lot coverage and open space calculations were taking advantage ofthe less strict requirements for commercial space and was not attuned to the primarily residential use ofthe proposed project. He wrote that he understands the limitations placed on the City by State density bonus law, but that the project's "scale, intensity, and neighborhood effects wanant a more nuanced view.,, exceedance of PRD lot coverage requirements using density bonus of lot coverage and increased open space along the 9th Street side.
H stated he does not support the
law He recommended a reduction
Connie Thompson expressed disapproval for the project proposed at over two stories.
Van Latham wrote that after seeing the story poles, the project feels too massive for the site, and that the scale should match the "small town nature of Carpinteria." Steve McMahon wrote that the project has the right idea of minimizing traffic and being close to services, but that it has "too much profit built in" and should be "taper-d down" where adjacent to other properties. McMahon added that the City should engage the diveloper in a transportation mitigation measure such as shuttles or e-bike charging stations.
Carol Kernahan submitted a list of questions and comments for the Board, including questions about the number of parking spaces designated for commercial versus residential, truck loading spaces, the types of businesses that will be allowed in the commercial spaces, and the enforcement of the 25 MpH speed limit on 9th Street.
Boardmember Discussion:
Chair Stein asked about the percentage of the lot zoned specifically for residential, which Mr. Bobroff answered was approximately l3Yo. Chair Stein opined that in the CPD zone, although mixed-use is permitted, the City is not obligated to approve a residential-commercial mixed use froject. He asked if the utility poles and wires would be removed and undergrounded, and the applicanf raid they were not currently proposed to be removed. Chair Stein also expressed his dislike for larger housing projects that take advantage of state law, citing the small-town identity of Carpinteria. ni felt thatitrl project is not suited to Carpinteria, and that its main goal is to make a profit, rather than to fit in the neighborhood. He said the design is not neighborhood-compatible in style and size, and that it should be reduced in all respects. He also noted that the construction period for the project would further impact parking in the area.
Boardmember Little wondered about the impact of two bedroom versus one bedroom units on parking demand. He commented that the design does not feel very "beachy," and wondered if the roof pitch oi second story massing could be changed to improve 9th Street residents' view of the mountains.
Boardmember Johnson asked lt the public would have access to the proposed Creekside path on private properfy, and Mr Bobroff clarified that discussion ls happening between the County Public works, and the
t
applicant to design a traiI along the creek, potential ly tn both the flood control area and private property Boardmember Johnson asked if Fire and Emergency acces were ok, and Mr.
Klentner confirmed that the design fire trucks site.
J felt that the
allows
cannot be
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and that a
ACTTONS, ARCHITECTURAL REVIEW BOARD August 31,2023
Continued-Page 6
three-story building cannot fit the "Carp cottage scale" no matter the design. He suggested the third story plate be reduced by one foot. He praised the "serrated" and angled units and liked the interior courtyard, although the second story residents will not receive much direct sunlight. He suggested that more variation be introduced in the east and west sides of the project, perhaps by stepping in some portions, as "cookie cutter" designs do not fit Carpinteria style. Material or color variation could also help introduce variation. He further suggested the Carpinteria Ave staircase be made more grand and inviting. He expressed appreciation for the applicants in taking on a larger project with affordable housing.
Vice Chair Blakemore inquired if the actual amount of landscaping would match the landscape plans or the architectural drawings, and the applicant confirmed it would match the landscape plans. Vice Chair Blakemore questioned the parking garuge layout and maneuverability within the garage. She agreed that the design feels too "cookie cutter" for Carpinteria, but applauded the landscape architecture. She felt that the project is too "aggressive" and "maxed ouf'for the available space. She noted that the designated low-income unit above the 9th Street garage door and below the rooftop deck is poorly situated, and would be impacted by activities both above and below the unit.
ACTION: Motion by Boardmember Johnson, seconded by Boardmember Little, to recommend preliminary approval of the project with comments.
VOTE: 2-2* (Blakemore and Stein opposed).
*At the applicant's request, the split 2-2 motion was left in place to allow the applicant to decide whether to proceed to the Planning Commission without a recommendation from the ARB or to return to the ARB at a later date with revised plans.
-""\*USINESS; None
coNsENK)AR:None
I\,IATTERS PLANNING CIL: None
MATTERS PRESENTED BY
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replace siding. They propose to update the
lap siding on the bottom. The Board
improvements. They the gutters, along the trim
to match the trim. Little suggested that if the satellite dishes are no longer utilized, they be
twocolors to
dark grey
with accents in
belly band and support for the exterior
also be updated to white
scheduled meeting to be held at 5:30
Chair, Architectural Review
ATTEST:
Architectural Review Board
ADJOT]RNMENT
Chair Stein adjourned the meeting at 8: 14 p.m.
pm on Thursday, September 14,2023.
Attachment D
Exhibit 2:
August 18 Story Pole Photographs for the
Preliminary Review ARB Meeting
4745 Carpinteria Avenue Mixed Use Development
23.222I.DPICDP/ARB
February 5,2024
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Attachment D
Exhibit 3:
Reduced Plan Set from the August 31, 2423
Preliminary Review ARB Meeting
4745 Carpinteria Avenue Mixed Use Development
23.222I-DPlCDP/ARB
February 51 2024
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Attachment E
Exhibit L:
Minutes from the October 261 2023 Continued
Preliminary Review ARB Meeting
4745 Carpinteria Avenue Mixed Use Development
23-222I.DP/CDP/ARB
F'ebruary 5,2024
l
CITY OF CARPINTERIA
57 7 5 Carpinteria Avenue
Carpinteria California 93 0 I 3
ARCIIITECTURAL REVIEW BOARI)
Meeting Date: October 26, 2023
ACTION MINUTES
The meeting was called to order at 5:31 p.m. by Chair Stein.
ROLL CALL
Boardmembers present: Brad Stein, Chair
Amy Blakemore, Vice Chair
Richard Little
Patrick O'Connor
Boardmembers absent: Richard Johnson
OTI{ERS PRESENT: Approximately 13 members of the public were in attendance.
PUBLIC COMMENT: None
REVIEW
l) Davis Residence Remodel, Project Z3-2228-ARB/CDP
5459 Shemara Street
Gabriel Zamora, Architect, for Emma Davis
Planner: Smith
Request of architect, for Emma Davis to consider 23-2228-ARB/CDP for preliminary/final of a request to comprehensively
to construct a new covered front
exterior of an existing
new hellis over the
site improvements. The
single family residence a
garage. The project also an interior remodel and
property is an 8,712 square zoned Single (8-R-l) shown as APN 001-272-009 and addressed as Street.
Ex Parte Communications Disclosure: None
StaffComments:
Marysol Smith described the proposed work. feedback from the Board on the and trellis, and on the proposed garden border wall in the the covered expansion of hardscaping in the
Applicant Comments: Architect, highlighted the dri for the project. The intent of the project ts to open the house up more to the gardens, slightly more privaoy ln the front yard, home would be achieved by the proposed and plantings. The house-side ofthe wall would be infi lled the mtnlmum necessary to meet grade of the yard, which downward towards the sidewalk. Careful attention to yard heatments neighborhood guided their proposal. AIthough the neighborhood a variety properties have different types of border walls at different heights. Mr that the new hardscaping ln the front yard would have a slml lar paver installed over the driveway and would be installed to allow for permeabi lity sfyle to
of
ACTIONS, ARCHITECTURAL REVIEW BOARD October 26,2023
Continued-Page2
None.
O'Connor commented that the project was nicely designed and is compatib the He supports the project as proposed.
Boardmember support for the feature in front ofthe garage as it soften the look.
He shared he has building rock walls and observed that the rock would be dry stacked. He instead to incorporate some mortar to help stability. Overall he supports the project.
Boardmember Blakemore noted project would use both Barbara Sandstone and Bouquet Canyon Flagstone. She recommends an variety, such as Sweetwater, Cherokee or Fossil Creek, for enhanced color ofthe Santa Barbara Sandstone.
The water use/inigation calculations need ZoysiaTurf is not a low water use plant to and the water feature in the backyard was not for in the hydrozone table. She confirmed that the plant selection for the top of the border wall yard is appropriate (it is a type of salvia that will stay low). She requested that the the pavers be shared with Staff, with input from the Board, to ensure the design is Blakemore expressed support for the project and identified the project asset to the
Boardmember Stein agreed the previous comments. The of the border wall can be found to be appropriate plant selection. He had no objection additional permeable paving in the front yard. he supports the project and finds it to be with the neighborhood.
ACTION: by Boardmember Little, seconded by Boardmember Blakemore, approval with their comments attached.
4-0 (Boardmember Johnson Absent)
2) Projects: Klentner Mixed-Use Development, Project 23-2221 -DP / CDP Address: 4745 Carpinteria Avenue
Applicant: Michael Stroh, DMHA Architects, for Justin Klentner Planner: Nick Bobroff / Brian Banks
Request of Michael Stroh, DMHA Architects, agenVarchitect for Justin Klentner, to consider project 23-2221-DP/CDP for continued preliminary review of a new commercial / residential mixed-use development. The contemplated proposal calls for removing all existing site improvements and constructing a three-story mixed-use building comprised of 4,202 square feet of commercial space, 24 apartment units (4 one-bedroom units and20 two-bedroom units), and a 53-space ground level parking gar.age. Total project square footage would be approximately 57,188 square feet and reach a maximum height of approximately 36 feet. The project seeks to utilize state density bonus provisions in exchange for setting aside a percentage of the apartment units for low-income affordable housing. The property is identified as APN 003-251-021, and addressed as4745 Avenue "Sun Coast
ACTIONS, ARCHITECTURAL REVIEW BOARD October 26,2023
Continued-Page 3
Ex Parte Cqmmunications Disclosure: None
StaffComments:
Nick Bobroff described the proposed scope of work. He presented a summary of project revisions in response to the previous ARB comments at the August 31,2023 preliminary review meeting, including revisions to the unit mix, elevations and landscaping along the Franklin Creek propedy line.
Images were displayed to highlight the revisions, including how the applicant responded to the Carpinteria Avenue and 9th Sheet frontages.
Mr. Bobroffnoted that along the Carpinteria Avenue frontage, the square footage of the commercial tenant spaces were slightly adjusted downward to allow for a larger, more prominent entry stair to the second floor, and that the vehicle gate on the Carpinteria Avenue driveway was also recessed farther back into the garage.
On the Ninth Street elevation, Mr. Bobroffnoted how each of the townhome units was offset from the neighboring unit to further animate the 9ft Street frontage, which also created an opportunity for each unit to be clad in different color siding, to help with more of a residential charactei io the fagade.
On the side elevations, he noted that further animation was introduced by slightly varying the offsets between units and using more variety in the layouts and dimensions of the units;deck. and that subtle roofoverhangs have also been reintroduced.
Mr' Bobroffalso presented more information on the project's proposed colors, materials and architectural details in response to previous ARB commentsFinally, Mr. Bobroff explained how the proposed revisions to the landscape scheme, principally related to changes to the layout and location of the proposed onsite bioretintion faciliiies to create a larger buffer from the dripline of the large sycamore tries along the creek.
Apolicant Comments: Michael Stroh and Ryan Mills of DMHA Architecture, Katie Klein of parryi Landscape, and the project applicant, Justin Klentner, introduced themselves to the Board. Mr. Stroh explained the changes made in response to the August3l,2023 Preliminary ARB review comments.
Mr' Stroh related that two additional one-bedroom units were incorporated to replace two twobedroom units and that the overall size of the commercial units was reduced, wtri"h allowed for a mor€ open frontage and stairway on the carpinteria Avenue frontage.
Ryan Mills summarized the evolution of the 9e Street portion of the project including slightly pushing-back some of the units from the street, in addition to revisions to colors/materiali, dicks, and awnings to create a variety along the fmntage and to allow for additional landscape areas. Mr. Mills then summarizedthe principal changes along the Carpinteria Ave portion of the iroject, which included reducing the ground floor commercial units and pushing-back from the sidewalk which allowed for a greater opening on the frontage and stairway in response to previous ARB comments.
Ms. Klein then provided a brief overview of the proposed landscape revisions, including how incorporation of proposed trees and their location will help screenthe Creekside (west) elevation and the incorporation of evergreen species to ensure that there would not be bare trees in the winter.
ACTIONS, ARCHITECTURAL REVIEW BOARD October 26,2023
Continued-Page 4
Public Comment:
Betty Songer, a resident on Calle Pacific, asked questions related to how the number of affordable units was determined, the length of time the affordable units would be restricted, and what the rental rates would be for the proposed units.
Amrita Salm, expressed concern that the project is large and that neighborhood compatibility is an issue. She further expressed that the project feels "suburban" and the scale of the project removes the "small town feeling" of the area. She also questioned if the project was proposed as condominiums or rental units and what the rental rates would be.
Gary Campopiano, a resident of 8rh Street, commented that the project's type of housing was needed, but the height of the project was concerning. He further expressed that parking in the immediate area is "a nightmare" that would be exacerbated by the proposed project.
John Nicoli, Manager of the Arbor Trailer Park, expressed concem about the loss of parking on 9th Street. He also commented that the City needs to find a comprehensive solution to the 9e Street parking situation and the project should not move forward without a solution. Mr. Nicoli commented that he did appreciate meeting with the applicant to discuss the project and related impacts to the 9s Sheet residents, but that there should be a "team effort" with the applicant, City and 9ft Street residents.
Bob Franco, a resident at 4745 Carpinteria Ave, related that he grew up in the neighborhood and expressed concerns that the project would result in a loss of mountain views and access to sunlight, especially to the residents of 9th Street. He further commented that the project is out of proportion and is offensive to the character of the community. As a side comment, he noted that it was difficult to hear the proceedings and the speaker volume needs to be amplified for the public to be able to clearly hear the meeting.
John Gonzalez, a resident at 4749 Carpinteria Ave and immediately adjacent to the project, expressed concems about the project's irnpact on traffic safety on Carpinteria Ave, specifically related to cars existing from the development on to Carpinteria Ave, which he related is already a problem due to the curve and traffic speeds.
Catherine Decker, a resident at 4677 Carpinteria Ave, noted that there are currently 16 cars that currently park on 9th Street and the project would result in a loss of parking on the street. She expressed that assigned parking would be beneficial. Ms. DEcker commented that she felt the applicant did make some nice adjustments to the project.
Kathleen Lord commented that the 9th Street portion of the project could be designed as more of a transition from larger portions of the project the to the existing neighborhood and for the applicant to think not just about the neighborhood, but thE community and that architectural style is less important than the massing. Ms. Lord also commented that the project would benefit the community more if it proposed more one-bedroom or studio units rather than two-bedroom units.
Gail Marshall commented that Carpinteria has a certain ambiance that the proposed project doesn't have, and that Carpinteria is a small City and proposed projects should be small as a result. She how the ect could be made smaller while still with the State's ACTIONS, ARCHITECTURAL REVIEW BOARD October 26,2A23
Continued-Page 5
mandates (such as lowering
development projects.
plate heights) and how the General Plan update would impact new Three Public Comment Letters/Emails were submitted and summarized below. Copies of the letters were presented to the ARB members at the hearing and on file with the Community Development Department.
John Gobbel wrote that he was opposed to the project in its current form and that the City should not provide any special allowances above the cunent zoning standards which would "overdevelop" the City and that the project should be scaled down out of concems related to lack of parking, lack of water availability, pollution, and traffic congestion. Finally, Mr. Gobbel exp.essed that a beach cottage or Spanish style architecture would be more in keeping with classic Carpinteria architecture.
Salley Graham, a resident on the 4700 block of 9th Street, wrote to protest the size and scale of the project. She questioned if any consideration had been given to the current 9th Street residents with respect to the availability of parking and expressed that parking is already difficult and will become even more of a challenge as a result of the project. Finally, Ms. Graham expressed concern that the project would result in the loss of views of mature trees and open sky and hbw that would impact the lives of neighbors.
Van Lathamn a resident at 1750 Santa Monica Road, wrote to express concern about the project. He ryla1ea that the story poles *did tell the story" and that the project is too massive/tall, esplciiily for ttre 9tn Street residents. He also lamented the loss of a business that caters to working class citizens and replaced by'trpscale" retail and housing.
9ity.Attomey Cotnments: At the invitation of the Director, City Attorney Mack Carlson presented a brief overview of State Housing laws, including State Densit Bonus law and related limits on ARB and staff s discretion when reviewing housing projects. Mr. Carlson highlighted applicable housing laws and context because the project is afforded certain protections under the Houling Accountability Act and State Density Bonus law. Mr. Carlson related that the ARB has nalrow grounds to deny or request modifications/conditions that would result in lesser unit density, but the ARB does still does have latitude to consider the design elements and make recommendations so long as the comments do not seek to condition the project to reduce housing density. Finally, Mr. Carlson answered questions that certain public commenterc had related to affordability thresholds and how the affordabli rent is calculated and restricted/monitored.
Mr. Carlson and Mr. Bobroff answered several questions from the ARB members related to the state housing laws and how they are applied to the project.
Boardmember Discussion:
Boardmember O'Connor complimented the applicant on the changes to the Carpinteria Avenue entrance, the proposed undergrounding of the power lines on the 9th Street side of the project, and the staggering of the 9th Street units. Boardmember O'Connor expressed that the lot coverage calculation is flawed and that the 50 ft creek buffer should be accounted for, while also noting that the project is meeting "the letter of the law." Boardmember O'Connor commented that the applicant doei not have to use the less restrictive calculation and that is what creates the "tension" with the project density.
ACTIONS, ARCHITECTURAL REVIEW BOARD October 26,2023
Continued-Page 6
Boardmember Little noted that the project revisions on the Street frontage including the setbacks and offsetting, awnings, and textures was a
oohuge improvement" although he wondered if the roof
heights could be reduced by even as little as I ft, it could soften the impact of the project. He commented that while he did like the idea to open the Carpinteria Avenue stairway, the design does not feel very "beachy," and still looks too commercial. Boardmember Little noted that the ARBs "hands are tied" with respect to size and density and that makes it difficult and while he expressed that housing is needed, he questioned if there is a way to reduce the size and make the Carpinteria Avenue side "beachier" it would be greatly appreciated.
Vice Chair Blakemore commented that she completely agreed with Boardmember Little's comments and they we are "between a rock and a hard place" considering what State housing laws allow. Vice Chair Blakemore commented that she appreciated the project revisions and that the architecture is much better, however she commented that the Carpinteria Avenue frontage is skewing more contemporary and could be softened to make it more "Carpinteria." She further expressed concerns about parking, especially the size and arrangement within the parking garage that might not actually work as designed. Finally, Vice Chair Blakemore commented that the landscaping was very nice.
Chair Stein noted that the project o'had come a long way" however he expressed frustration that what the State Law allows is not realistic for a small City like Carpinteria with such limited room. Chair Stein commented that traffic on Carpinteria Avenue is a concem, as are the public comments related to neighborhood compatibility. He wondered if there was still a way to reduce the 9th Street side, but appreciated the colors and how the elevations have been broken up. He further commented that the appreciated the eclectic look along Carpinteria Avenue and everything along the corridor cannot look the same. Chair Stein noted the location is a good spot for housing but more one-bedroom units are needed and neighborhood compatibility remains a concern.
ACTION: Motion by Boardmember Little, seconded by Vice Chair Blakemore, to recommend preliminary approval of the project with comments.
VOTE: 2-2* (Little and O'Conner opposed).
*After the initial motion, the applicant advised that he is willing to continue to refine the architectural design to address the ARB's comments if the project can proceed to the Planning Commission for a decision on the overall project scope and its consistency with applicable ordinance regulations and land use policies. A discussion commenced with the applicant Team, the ARB members, the Planning Director, and City Attorney as to options to revise or propose a new motion. 2"d ACTION: A Revised Motion by Chair Stein, seconded by Vice Chair Blakemore, recommend preliminary approval with the ARB's comments, with specific emphasis on scaling-down the mass of 9th Street frontage and the noting the ARB's concern about the size, bulk, and scale of future projects that the Planning Commission should consider.
2nd VOTE: 3-l (O'Conner opposed).
OTHER BUSINESS:
ACTIONS, ARCHITECTURAL REVIEW BOARD October 26,2023
Continued-Page 7
'1
I
Minutes of the Architectural Review Board Meeting of August 17,2023 by Boardmember O'Conner, seconded by Boardmember
CALE]TIDAR:
absent)
as proposed.
absent)
Review Board Meeting of
Blakemore, seconded by
VOTE: 3-0-l (O'Conner abstain;
Action Minutes of the Architectural
ACTION: Motion by Boardmember
adopt the Minutes as amended.
VOTE: 3-0-l (Stein abstain;
3 4.
5 VOTE: 4-0-l
Action Minutes of the
adopt the
ACTI
ACTION: Motion by
Minutes as proposed.
absent)
Meeting of September 14,2023
by Boardmember Blakemore, to
Little, to adopt the
to
31,2023
MATTERS RET'ERRED BY PLANNING COUNCIL: None
MATTERS BY BOARDME MBERS/STAFF':
be no
a
a
and would feature overlaid lpe slat walls tn select areas. The side yard gates with Ipe metal framing. The Board expressed support for the proJect s scope, and materials, and landscaping.
This project
roofline.
exterior remodel as well as re-landscaping the properfy There or changes to the The exterior walls would be finished ln Attachment E
Exhibitz 2
Reduced Plans from the October 261 2023
Continued Preliminary Review ARB Meeting
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CEQA Notice of Exemption
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23-2221-DPlCDP/ARB
February 5r2024
IF78ffiffi
Notice of Exemption Appendix E
From: (Public Agency):
5775 Carpinteria Ave
City of Carpinteria
Carpinteria, CA 93013
County 91. Santa Barbara (Address)
105 East Anap"mu Skeet
Santa Barbare, CA 93101
Project 11,1". 4745 Carpinteria Avenue Mixed Use Project Project Applicant: Edward DeVicente, DMHA Architecture
Project Location - Specilic:
4745 carpinteria Avenue, carpinteria, cA 93013 (ApN 003-2s1-021 ) Project Location - City: Carpinteria Project Location - County: Santa Barbara To: Olfice ol Planning and Research
P.O. Box 3044, Room 113
Sacramento, CA 9581 2-3044
County Clerk
Name ol Public Agency Approving Project; City of Carpinteria Name of Person or Agency Carrying Out project: Justin Klentner, owner Exempt Status: (check one): tr Ministerial (Sec, 21080(bXt); 15268); tr Declared Emergency (Sec. 21080(b)(3); 15269(a));
tr Emergency Project (Sec. 21080(b)(a); 15269(b)(c));
tr Categorical Exemption. State type and section number: S15332 (ln-fill Development Projects) tr Statutory Exemptions. State code number:
Reasons why project is exempt:
Lead Agency
Contact Person Brian Banks, Principal Planner Area Code/Telephone/Exte nsion (805)7s54414 Description of Nature, Purpose and Beneficiaries of project; The proposed mixed-use dev€lopment would be comprised of a 24-unit, 31,026 square foot apartment complex built around and atop lgroundJevel 22,'l9Esquarefootconcreteparkingpodium, anda4,O44squarefoottwo-storycommercial 6uildingfronting Carpinteria Avenue. All existing site improvsmsntJwould be removed to facilitate the proposed development. Curiulativeiquare footage for the proposed project would total approximately 64,0S3 square feet.
The project includes only the construction of an in-fill mixed use project with grading and landscaping, wherein the project is consistent with the City's GP/LCP & Zoning Cbde, is witfrin ciiy limits on a projLct site of no more than flve acres substantially surrounded by urban uses, and the project site has no value as habitat for endangered, rare or threatened species. See attachment for additionil analysis. ll liled by applicant:
1. Attach certified document of exemption tinding.
2. Has a Notice of Exemption been filed by the public agency approving the project? Signature: Date: Title: Principal Planner
Yes No
Signed by Lead Agency Signed by Applicant
Authority cited: Sections 21083 and 21 1 10, Public Resources Code.
Fleference: Sections 21108,21152, and 2ll52.l, public Resources Code. tr
Date Received for liling at OPR
Revised 201I
4745 Carpinteria Ave Mixed Use Project; 23-2221-DPICDPIARB PC Hearing Date: February 5,2024
NOE Attachment
CEQA Notice of Exemption Additional Analysis Attachment 4745 Caryinteria Avenue Mixed Use Development
23-2221-DPICDP/ARB
This project can be found to be categorically exempt from environmental review pursuant to 15332 (In-fill Development Projects) of the Guidelines for the implementation of the California Environmental Quality Act (CEQA). Class 32 Exemptions consists of projects that are categorized as "in-hll" development provided the project is: a) consistent with the City's General/Coastal Plan and Zoning Code; b) is located within city limits on a project site of no more than five acres substantially surrounded by urban uses; c) the project site has no value as habitat for endangered, rare or threatened species; d) approval ofthe project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and; e) the site can be adequately served by all required utilities and public services.
a) The project is consistent with the City's General/Coastal Plan. The project site's General/Coastal Plan Land Use is split-designated as Visitor-Serving Commercial ("VC") and General Commercial ("GC"), with the VC-designated approximately one-third of the property located along the Carpinteria Avenue frontage and the remaining GC-designated portion of the property located on the remaining southerly two-thirds of the property. The VC General/Coastal Plan designation is intended to provide for uses that serve visitors to the City in addition to uses that serve City residents. The proposed commercial elements of the project would allow for uses such as restaurants or retail business, consistent with the VC designation. The GC GeneraVCoastal Plan designation allows for a mixture of retail, service and office uses as would be typical of a mixed-use project. Further, the property is identified in the Community Design Element of the General Plan/Coastal Land Use Plan as being located within Community Design Subarea 2a:the Downtown Core District. This district encourages two and three-story mixed-use projects that are pedestrian-oriented and which transform the existing Carpinteria Avenue highway commercial strip to an integrated downtown street similar in character to Linden Avenue to further define a "downtown core.tt
The project is consistent with the City's applicable Zoning designations and regulations.
The project site is split-zoned: the majority (approximately eighty percent) of the property is zoned Commercial Planned Development ("CPD"), with the southeastern corner of the property along Ninth Street and adjacent a multi-family residential development is zoned Planned Residential Development ("PRD-l3"). The CPD zone designation allows for commercial development including a variety of office, retail, service, and wholesale businesses, as well as residential development with "dwelling units integrated into the overall commercial development" (i.e., mixed-use developments). The project would place all the commercial elements and a portion of the residential elements of the project within the portion of the property zoned CPD, consistent with the types of uses permissible in this zone district. The PRD zone designation allows for a variety of residential densities, housing types and designs, including multifamily residential developments (such as apartment complexes). The proposed portion of the project site within the PRD-I3-zoned 27170253.1
4745 Carpnteria Ave Mixed Use project; 23-2221-Dp/CDplARB PC Hearing Date: February 5,2024
NOE Attachment
are of the lot would include ground-level parking and two levels (above) of residential apartments. Such uses would be consistent with the types of land uses permissible in this zone district as modified by Density Bonus Lawl.
b) The project site is located within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site located entirely with the city limits, is approximately 0.87-acres in size, and i; substantially ,*ound"d by urban uses including both residential and commercial development.
c) The project site has no value as habitat for endangered, rare, or threatened species. The project site is currently developed with a commer"ial equipment and tool rental business with the entirety of the site disturbed and devoid of any-sensitive habitat. Additionally, consistent with the Crty's Creeks Preservation Program, the proposed project includes the required 50-foot setback from the adjacent Franklin Creek channel which, though channelized and not designated as Environmentally Sensitive Habitat Area ("EiHA") on the City's General/Coastal Plan maps, is considered habitat a atea. This creek setback "buffer" area would be protected in perpetuity as part of the project and restored as riparian and/or upland habitat as incorporated into the project plans. Additionally, the projecf incorporates vegetated bioswales that would be used tb capture, treat ani retain stormwater runoff from the project site, and other Low Impact Development ("LID') measgres to treat stormwater and project the adjacent creek from untreated runoff. Finally, the project incorporates tree protection measures to ensure that the offsite native ryr"*or" trees west ofthe project site along the creek corridor are protected during construction ofthe project. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A traffic study prepared by a qualified traffi engineer was provided by the applicant as part of the project review. The study utilized thJCounty,s Vehicle Miles Travelled (VMT) calculator and regional traffic models in addition to an analysis of certain project-specific elements including the mixed-use design, integration of aflordable rental units, location in close proximity tolransit stops, and the-inclusion of electric vehicle charging and parking spaces for the analysis. Tie study was provided to the City's contract traffic engineering consultant for peei-review, and tire City,s consultant confirmed the study was adequate and agreed with its conclusions that the project would not result in a significant environmental impact due to traffrc. Further, an acoustical and construction noise study was provided to the City by a qualified consultant, which studied project related impacts to both interior and exterior noisi levels. The study concluded that with the incorporation of standard City construction noise conditions of approval (e.g., construction hour restrictions, equipment mufflers and silent alarms, specified equipment staging areas and on-site "noise disturbance coordinator"), the project would compiy with the City's General/Coastal Plan Noise Element policies, wouldnoi result in noise in excess of the City's environmental thresholds, and would therefore not have a significant noise impact. Additionally, with construction materials and techniquer ptoporJd for the project, including the specified windows, doors, mechanical ventilation and sialant details,lnterior noise levels of the project would not result in a significant impact on project residents.
I lVoilmer v. City of Berkeley (20 Il) I 93 Cal.Ap p.4th t329, 1347 -1350 27170253.1
4745 Carpnteria Ave Mixed Use Project; 23-2221-DV/CDP/ARB PC Hearing Date: February 5,2024
NOE Attachment
Further, the project would not result in a significant effect on air quality because the completed project's emission would be less than the screening significance level of air quality pollutants and greenhouse gas emissions as established by the Santa Barbara Air Pollution Control District (APCD) (i.e., reactive organic compounds (ROC), nitrogen oxides (NO'), carbon monoxide (CO), and particulate matter (PMro and PMz.s)), and shortterm construction related impacts would be adequately addressed through project conditions of approval. Finally, the project complies with the City's stormwater regulations and incorporates Low Impact Development ("LID") measures to treat stormwater, and thus would not result in significant impacts to water quality. e) The site can be adequately served by all required utilities and public services. The project was reviewed by the Carpinteria Valley Water District, Carpinteria Sanitary District and Carpinteria-Summerland Fire Protection District, with each indicating ability to serve the project. Electrical, natural gas, and telecommunication services are all available at the site.
Finally, none of the specific or general exceptions to the Class 32 exemption apply here. The project would not result in damage to a scenic resource within an official state scenic highway, is not located on a listed hazardous waste or contamination site and the project would not result in a substantial adverse change in the significance of a historical resource. Furthermore, the project will not result in a significant effect on the environment due to an unusual circumstance. Finally, cumulatively significant impacts from projects of the sarne type in the same place over time will not result. Accordingly, none of the exceptions set forth in CEQA apply and the categorical exemption for In-frll Development Projects is properly relied upon. 27170253,',1
Attachment C
Planning Commission Action Letter
FebruaY! 61 2024
47 45 Carpinteria Avenue Mixed Use Development
23-222I.DP/CDP/ARB
March 26,2024
Re
CITY of CARPINTERIA, cALrx.oRNrA
February 6,2024
Michael Stroh, DMHA Architects
1 N Calle Cesar Chavez, Suite 102
Santa Barbara, CA 93103
Notification of Planning Commission Action
4745 Carpinteria Avenue Mixed Use Development, Z3-2ZZt-Dp/CDp 4745 Carpinteria Avenue (APN 003-251-021)
Dear Mr. Stroh
on February 5,2o24, the Planning commission took action on the following item:
Request for a Development Plan and Coostal Development Permit to allow redevelopment of the property at 4745 Corpinteria Avenue (currently occupied by iun Coost Rentats) into o new three-story mixed-use (commercial/ residential) development. The proposed mixed-use development would be comprised of o 24-unit 37,026 squore foot apartment complex built oround ond atop a ground-level 22,798 squore foot concrete porking podium, ond a 4,044 square foot two-story commercial building fronting Carpinterio Avenue. All existing site improvements would be removed to facilitate the proposed development. cumulative square footage for the proposed project would total approximately 64,O53 square feet. Maximum building height to the top of the proposed three-story element would be opproximatety 35 feet, seven inches from finished grode.
The 24-unit oportment complex would be comprised of 4 one-bedroom units, 76 twobedroom units, ond 4 two-bedroom "townhouse" units focing Ninth Street. The 4 onebedroom units wauld range in size from 996 - r,16g square feet; the 16 two-bedroom units would ronge in size from r,122 - r,3lo squore feet; ond the 4 two-bedroom "townhome" units would ronge in size from 7,472 - 7,486 square feet. The four "townhouse" units ond one of the one-bedroom units (Unit 5) would be two-story units fronting on Ninth Street. Of the remaining units, lJnits 6 through 75 would be second floor flats and lJnits 16 through 24 would be third ftoor ftots. The "townhouse" units would be provided with either a ground floor covered porch (lJnit 7 and unit 4) or both a ground floor covered porch ond o second floor privote deck (units 2, 3 and 5). All other units would be provided with second- or third-level privote decks oriented toward the perimeter of the property.
5775 CARPINTERIA AVENUE o CARPINTERIA, CA 93013-2603 (S05) 6t4-5405 o FAX (80s) 684- 5304 www.carpinteria.ca. us
4745 Carpinteria Ave Mixed Use Project; 23-2221-DPICDP/ARB PC Hearing Date: February 5,2024
The proposed two-story commerciolbuilding would be located olong the property's Carpinteria Avenue frontoge ond would contain o ground level commerciol spoce of 7,303 square feet dnd on upper-level commercial space of 2,747 squore feet. The commercial squore footage is proposed to be divided into (up to) five tenant suites, with a single ground floor spoce and the remaining four spaces on the second floor. The ground floor commercial spoce would feoture o covered patio area along the Carpinteria Avenue frontoge.
The ground-level covered parking podium would provide o totol of 53 parking spdces onsite to serue both the proposed commerciol and residential elements of the project, and would rely upon o mix of "standdrd" ond "compoct" spaces. The applicont is requesting opproval of a Development Plan Modification to allow eight of the totol parking spqces provided onsite to be designoted "compoct" spaces (15% of the totol number of spaces).
Bicycle storoge, trash enclosures, and utility/mechanicalclosets would be provided within the covered porking podium area. Vehicular access to the porking would be provided from a "primary" driveway on Carpinteria Avenue and a "secondary" driveway entrance from Ninth Street, at the rear of the project site. Room for six porallel spaces would be provided in the Ninth Street right-of-way for public on-street parking as part of the required project frontoge improveme nts.
Open space and landscaping for the project would be provided along the west side af the property within the required S0-foot setback buffer from the adjacent Franklin Creek channel. The buffer areo would feature bioretention swales that can doubly serve as part of the restored protective creek buffer and stormwoter measures for the proposed development. A meandering walking poth would leod through the buffer, connecting Ninth Street and Carpinterio Avenue. Spoces for ornamental landscaping would olso be provided along the project's two street frontages ond along the interior side property line.
Additional open space ond londscape areas for the use of aportment residents would be provided in centralized courtyard spoces on the second and third levels, in a "rooftap" deck space in the reor corner of the third level, ond on e "green roof" space above the ground floor commerciol spoce's covered patio.
The proposal calls for utilizing the stote's Density Bonus Law (Gov. Code 59 65915-65918) ("Density Bonus Low") to ollow for the inclusion of odditional dwelling units beyond whot the City's moximum density would allow for under the current zoning designotion in exchange for designating a certoin number of the apdrtment units os income-restricted rentals. Specifically, the project colls for setting aside three units for households thot foll within the low-income level (50% to 80% of the oreo median income ('AMl")) in exchonge for o density bonus of six odditional units. These additionol gronted units qnd the lowincome restricted units are included the project figures described above. The three lowincome restricted units are proposed as one-bedroom units (Units 5,6 ond 77). 4745 Carpinteria Ave Mixed Use Project; 23-2221-DplCDp/ARB PC Hearing Date: February 5,2024
Pursuont to Density Bonus Law, the proposal requests the use of incentives or concessions from the local iurisdiction's development standards to facilitate the construction of the project ond/or to accommodate the increased density. Specificatly, the project proposes to utilize the reduced required parking rates for residentiol developments subject to density bonus provisions, and to request the two fotlowing concessions/incentives and/or woivers or reductions in development standards to: 1.) Attow for increosed building height beyond the 3}-foot maximum allowed by the City; and 2.) Allow for buitding lot coveroge in excess of the 50% maximum limit for the Planned Residential Development ("pRD-13") zoned portion of the property.
The Planning Commission approved the project with the following Findings and revisions to the Conditions of Approval:
The design, scale and character ofthe project architecture and landscape shall be compatible and blend harmoniously with vicinity development and consistent with the city's "small beach town" character. As agreed to bv the applicant at the plannine Commission meetine on Februarv 5. 2024. the applicant shall set back the western edee of the western third floor units (Units 21-24) toward the center of the oroiect bv Three (31 feet while maintainine the interior courtvard dimensions. The apolicant further shalt studv revisions to the olans to reduce the overall height of the proiect. and privacv considerations for the portions of the units facing the interior courtvards. plan Requirement and Timing: The applicant shall submit plans for the project for final review by the Architectural Review Board prior to approval of any Building permit for physical development. Monitoring: Community Development Department staff (CDD) shall review submitted plans, provide direction to the ARB regarding this condition, and site inspect during the construction phase.
36. The applicant shall provide Three (3) low income dwelling units (16.67% of project units) available for rent at prices affordable to households earning up to 80% of Area Median lncome (AMl) consistent with the provisions of Government code ss 65915-b591g (Density Bonus Law). Requirements and Timlng: Priorto issuance of the building permit, the applicant shall execute and record an Affordoble Housing Regulatory Agreement (Aereement|. which shall include a Restrictive Covenant {Covenant}. The Agreement and Covenant shall be based on the City's model documents and subject to the review and approval of CDD and the City Attorney. As aereed to by the applicant at the plannine Commission meetins on Februarv 5, 2024. Tthe units shall remain affordable for a period of 99 55 years, beginning upon date of issuance of the occupancy clearance for said units.
The running of the covenant shall toll during any period of violation.
The Agreement shall include, but not be limited to, the following information about the project:
a' The total number of units approved for the housing development, including the number of affordable dwelling units and manaeer,s unit; 2 1
4745 Carpinteria Ave Mixed Use Project; 23-2221-DPICDPIARB PC Hearing Date: February 5,2024
b. A description of the household income group to be accommodated by the housing development and the standards and methodology for determining the corresponding affordable rent or affordable sales price and housing cost consistent with California Department of Housing and Community Development and Housing and Urban Development guidelines;
c. The marketing plan for the affordable units;
d. The location, unit sizes (square feet) and number of bedrooms of the affordable dwelling units;
e. Tenure of the use restrictions for affordable dwelling units for a period of 55 99 years;
f. A schedule for completion and occupancy of the affordable dwelling units; g. A description of the additional incentives and concessions being provided by the City;
h. A description of the remedies for breach of the agreement by the owners, developers and/or successors in interest of the project; i. Other provisions to ensure successful implementation and compliance with the City's Density Bonus rcgulati€n+gltlilglggand Government Code Sg 55915- 65918 (Density Bonus Law), and California Department of Housins and Cornmunltv Develooment and Housine and Urban Development euidelines; and j. Other provisions to ensure compliance with applicable local, state, and federal tenant protection regulations.
ln addition, the Agreement shall provide for the following conditions governing the use of affordable dwelling units during the applicable restriction period:
a. The rules and procedures for qualiffing tenants, establishing affordable rent, filling vacancies and maintaining the affordable dwelling units for qualified tenants;
b. Provisions requiring owners to annually verify tenant incomes and maintain books and records to demonstrate compliance.
c. Provisions requiring owners to submit an annual report to the City, which includes the name, address and income of each person occupying the affordable dwelling unit and which identifies the bedroom size and monthly rent or cost of each unit; and
d. The applicable use restriction period shall comply with the time limits for continued availability as specified above,
4L. No permits for development shall be issued except in conformance with the approved Development Plan and Coastal Development Permit. The size, shape, arrangement, use and location of buildings, walkways, parking areas and landscaped areas shall be developed in conformity with the approved Development Plan marked Attachment A, Exhibit 2, dated February 5,2024, and with the aereed uoon to increase the setback from the western edee of the western third floor units (Units 21-24) toward the center of the proiect bv Three {3} feet while maintainine the interior courtvard 4745 Carpinteria Ave Mixed Use Project; 2g-2221-DptCDp/ARB PC Hearing Date: February 5,2024
dimensions durlnf,the Februarv 5. 2024 Plannine Commlssion meetlnE. Substantial conformity shall be determined by the Community Development Department Director.
The Planning Commission approved the project with the following additions to the Findings and Conditions of Approval:
8. Owner shall not install anv over-the-air reception devices (OTARDI, such as satellite dishes. television or radio antenna or other communication or transmission devices. on the bulldins- in common areas or on roofs located more than thlrtv (3Ol feet above finished {rade. All other OTARD devices located on the buildine. in common areas. on roofs or on the prooertv shall include reasonable screenine to orevent imoacts to surroundine orooerties consistent with apolicable Federal Communications Commission regulations.
38. Owner shall orovide direct connections to hieh-soeed internet service. includine wireless access (e.q.. Wi-Fil. to each residential unit and all residential tenants at no charee. The not resoofislble to configure a tenantls personal computer or other similar devices and t€rfioor3w irt€rhet services outages mav occur outside the control of the Owner. Owner mav reauire residential tenants to comolv with reasonable restrictions on the use of the internet service consistent with aoolicable federal. state and local laws and resulations.
Tensots shall have the rieht to alternative internet service at the tenant's own exoense.
39. owner shall desisnate at least One Ll) on-site manaeer that resides in the proiect consistent with applicable California Deoartment of Housins and Communitv Develooment and Housing and Urban Development euidelines.
This decision to approve the project is appealable to the City Councit. The appeal period is ten days commencing on February 6,2O24, and ending on February 75,2024,at 5:00 p.m. Because the project is within the Coastal Appeals Overlay, the project approval is also subject to a 10- working day CCC appeal period which commences after the 10-day local appeal period has expired. No appeal fee is required for projects located within the cA overlay. ln accordance with Chapter L5.80 of the Carpinteria Municipal Code ("CMC"), the applicant shall pay Development lmpact Fees (DlFs). The amount of the fees as detailed in the staff report prepared for the Planning Commission hearing is estimated to be 5397,93J.4I with other fees estimated to be S L23,L45.97. CMC 515.80.090 requires payment of DlFs for commercial projects prior to the issuance of a Building Permit; residential DlFs are allowed to be collected consistent with Government Code section 66007(a), which states that DlFs for residential projects shall be collected on the date of final inspection or issuance of a certificate of occupancy, whichever occurs first, except as provided in Government Code section b6007(bX1).
Fee amounts are updated no less frequently than in July of each year; thus, when final fee 4745 Carpinteria Ave Mixed Use Project; 23-2221-DPICDPIARB PC Hearing Date: February 5,2024
calculations are made at the time the fees are paid, the fee amounts may vary from the estimate given at the initial development approval. Fees are always considered an estimate until the date of payment. The 90-day period during which you may file a protest regarding the imposition of these fees pursuant to Government Code S66020(a) commenced on February 6, 2024.
Conditions of Approval for the project are attached to this letter for your records. A separate coov of the last oage of the Conditions of Aporprnl is also attached. Please sien and return this pare to thF Gommunltv Development Deoartrnent. Should you have any questions or need further information regarding this action letter or the project, please contact Brian Banks at (80s) 75s-44t4.
H%"-.,
Community Development Department
Attachment: Planning Commission Resolution with Attachments Justin Klentner, Owner
IDAG members
P roject file, 23-222L- D P/CD P/AR B
cc:
RESOLUTION NO. PC-24-OO1
A RESOLUTION OF THE CITY OF CARPINTERIA PLANNING COMMISSION
APPROVING A DEVELOPMENT PLAN AND COASTAL DEVELOPMENT
PERMIT FOR PROJECT 23.2221. DP/CDP/ARB
FOR THE 4745 CARPINTERIA AVEITUE MIXED USE DEVELOPMENT
PROJECT. THE PROJECT IS LOCATED AT 4745 CARPINTERIA
AVENUE (APN 003.251.021), REQUESTED BY EDWARD DNVICENTE, DMHA ARCHITECTURE.
WHEREAS' the Carpinteria Planning Commission has considered an application for a Development Plan and Coastal Development Permit filed by Edward DeVicente, Architect, on behalf of Justin Klentner, on April 14,2023,to allow redevelopment of the property at 4745 Carpinteria Avenue (cunently occupied by Sun Coast Rentals) into a new tlrree-story mixed-use (commercial /residential) development consisting of a24- unit, 31,026 square foot apartment complex built around and atop a ground-livel22,198 Fyge foot concrete parking podium, and a 4,044 square foot trvb-story commercial building fronting Carpinteria Avenue; and
WHEREAS, the application was subsequently deemed complete and accePted by the City as being consistent with the applicable submittal requirements on Novemb er 28, 2023 ; and
WHEREAS, a similar mixed-use proposal was previously reviewed at a conceptual level during a joint meeting oftfr. City Council-Planning CommissionArchitectural Review Board on December 19,2022 wherein feedback was provided to the applicant; and
WHEREAS, the ARB considered the proposed project at a conceptual review level at their May 25,2023 meeting, and at a preliminary review at their August 31,2023 and October 26,2023 meetings, culminating in an ARB recommendation foi preliminary approval with comments; and
WHEREAS' applicant has made good faith effort to respond to and revise plans to address the City of Carpinteria Architectural Review Board comments; and WHEREAS, the Planning Commission has conducted a noticed public hearing and received evidence regarding the apptication for the Development Plan and Coastal Development Permit; and
WHEREAS, applicant is applying provisions of the state's Density Bonus Law (Gov. Code $$ 65915-65918) ("Density Bonus Law") to allow for the inclusion of additional dwelling units which exceed the City,s maximum density under the current zoning designation in exchange for designating three of the units as lowincome-restricted rentals; and R.ESOLUTION NO, PC-24-OO I
4745 Carpinteria Ave Mixed Use Project, February 5,2024 Page I
WHEREAS, applicant is requesting concessions or incentives and/or waivers or reduction of development standards under the provisions of Density Bonus Law to allow the project building height and lot coverage to exceed the City's maximum height and lot coverage under the cunent zoning designation to facilitate the construction of the project; and
WHEREAS, applicant is requesting use of the specified parking ratios under provisions of Density Bonus Law to allow the project to provide 53 total parking spaces for the onsite commercial and residential uses, including visitor spaces; and WHEREAS, the Planning Commission has considered a request for a modification of the zoning district requirements for allowance of fifteen percent (15%) of the project parking spaces to be of compact size as specified in Chapter 14.54; and WHEREAS' the project is categorically exempt from the Califomia Environmental Quality Act ("CEQA") under CEQA Guidelines Section 15332 (in-fill development projects); and
WHEREAS, the Planning Commission has reviewed the policies of the General Plan/Coastal Land Use Plan and the Zorung Code standards that are applicable and relevant to the project.
NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS F'OLLOWS:
1. The Development Plan, including a Modification to allow compact parking spaces, and Coastal Development Permit are approved, making the Findings for approval outlined in Exhibit 1;
2. The Notice of Exemption prepared for the project (A&ShIBg$ F to the staff report) is accepted as having satisfied the requirements of CEQA; and
3. The Development Plan and Coastal Development Permit consistent with the plans shown in Exhibit 2 are approved subject to the project conditions of approval set forth in Exhibit 3.
PASSED, APPROWD AND ADOP?ED this 5th day of February 2024,by the following called vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners: Benefield, La Fevers, Moyer and Allen
Commissioner(s): None
Commissioner(s):
Commissioner(s): Salant
RESOLUTION NO. PC-24-OOI
4745 Carpinteria Ave Mixed Use Project, February 5,2024 Page2
(
L.
ATTEST:
Nick
7z
I heteby certify that theforegoing Resolution was duly and regularly introduced and odo|ted at.u regular nueting of the Planning Commissbn ofl*e City of Carpinteria heldthe f'dry of February 2024.
RESOLUTION NO. PC-24.OOI
4745 Carpinteria Ave Mixed Use Projec! February S,2OZ4
ATTACHMENT A
EXIIIBIT 1: FINDINGS FOR APPROVAL
CITY OF CARPINTERIA PLANNING COMMISSION HEARING
P RO JE CT 23.222I.DP/CDP/ARB
FEBRUARY 5,2024
4745 CARPINTERIA AVENUE MIXED USE DEVELOPMENT
4745 CARPINTERIA AVENUE
REQUESTED BY EDWARD DEVICENTE, DMHA ARCHITECTURE
FINDINGS PURSUANT TO GOVERNMENT CODE. LOCAL COASTAL PLAN.
GENERAL PLAI\. AND TITLE 14 OF THE CARPINTERIA MUNICIPAL CODE
1.0 AdministrativeFindings
The Planning Commission hereby incorporates by reference as though set forth in full all Community Development Department staff reports and attachments thereto presented to the Planning Commission and all comments made or received either orally or in writing at the public hearings on this project.
1.1 Procedures
Pursuant to the California Coastal Act, the Administrative Regulations of the Califomia Coastal Commission and the Crty's Local Coastal Program, it has been found that the process for public review of the subject Development Plan and Local Coastal Development Permit has been properly conducted as follows:
a. An application for a Development Plan and Coastal Development Permit was submitted on April 14,2023, and deemed complete and accepted by the City as being consistent with the applicable submittal requirements on November 28,2023. Said application and all related material have been available for public review at City offices since the date of submittal.
The application has been evaluated and found to conform to the applicable zone dishict and to be consistent with the applicable City's Local Coastal Program Land Use Plan, the Interpretive Guidelines of the Coastal Commission and the California Coastal Act.
c. The project has been reviewed by the City's Architectural Review Board at duly noticed public meetings which included, but is not limited to, mailed notice to all properly owners within 300 feet and occupants within 100 feet ofthe subject properly.
FINDINGS OF APPROVAL, PC RESOLUTION 24-OOI
23 -222 I -DP I CDP/ARB ; 4745 Carpinteria Ave Mixed-Use Proj ect Page I
b
The project has been reviewed by the city's planning commission at a duly noticed public hearing which included, but is not limited to, mailed notice to all propefty owners within 300 feet and all occupants within 100 feet of the subject property and publication in the local newspaper, the Coastal View News.
1.2 California Environmental euality Act
As presented in the staff report and Notice of Exemption prepared for the planning commission hearing of February 5,2024, and herein incorporated by referenr., ti" Plaruring Commission finds that the project is categorically exempt ii"om the California Environmental Quality Act pursuant to Section 15332 (In-frll Development projects) of the Guidelines for the Implementation of the California Environmental euality Act as the project includes redevelopment of a project site substantially surrounded by uib* ur", and that meets all of the statutory criteria required for use of the In-fill Development Projects exemption.
1.3 l)evelopment Plan Findings
Pursuant to Carpinteria Municipal Code $14.68.030(9), the Planning Commission shall determine that all of the following criteria have been met prior to approving or approving with conditions a Development Plan:
1. The proposed development is in conformance with the provisions of the applicable zoning district, Local Coastal Plan and implementation programs, and Gineral plan.
As presented in the staff report prepared for the Planning Commission hearing of February 5,2024, and herein incorporated by reference, the proposed mixed-use project is consistent with the City's General Plan/Coastal Plan. -The
project site,s
General/Coastal Plan Land Use is split-designated as Visitor-Serving Commercial ("VC") and General Commercial ("GC"), with the VC designated afproximately onethird of the property located along the Carpinteria Avenue frontage *a tne."*uining GC-designated portion of the property located on the remaining southerly two-thirds of the property. The proposed commercial elements of the project would allow for uses such as restaurants or retail business, consistent with the VC designation. The GC General/Coastal Plan designation allows for a mixture of retail, seivice, office, and residential uses as would be typical of a mixed-use project.
The project is also consistent with the City's applicable Zon\ngdesignations and development standards. The project site is split-zoned with thi majority of the properly zoned Commercial Planned Developrnent ("CPD'), and remaining portion zoned Planned Residential Development ("PRD-l3"). The CDP zone designation allows for commercial development including a variety of office, retail, seiice, and wholesale businesses, as well as residential development with "dwelling units integrated into the overall commercial development" (i.e., mixed-use developments).
The project would place all the commercial elements and a portion of the residential FINDINGS OF APPROVAL, PC RESOLUTION 24-OOI
23 -222 I -DP I CDP/ARB ; 4745 Carpinreria Ave Mixed-U se project