Carpinteria City Council
June 18, 2024

City of Carpinteria
Special Joint City Council, Planning Commission &
Architectural Review Board Meeting Agenda
Tuesday, June 18, 2024
Council Chamber, 5775 Carpinteria Avenue, Carpinteria, CA 93013 5:30 p.m. Special Meeting
In-Person and Virtual Participation Options
Teleconference Location: 2915 Oakdale Dr., Ann Arbor, MI 48108 Attendance/Viewing Options:
• Attend the in-person meeting in City Council Chambers at City Hall (5775 Carpinteria Ave.).
• View the meeting live through the City’s website (https://carpinteria.ca.us/cityhall/agendas-meetings). • View the meeting on Government Access Television Channel 21 (broadcast live and rebroadcast on the Wednesday and the Saturday following the meeting at 8:00 p.m. and 5:00 p.m., respectively).
• Call 669-900-9128 (and enter Webinar ID 849 5178 9727) to listen to the meeting. • Join the City’s Zoom webinar by CLICKING HERE. Alternatively, you can join the Zoom webinar by logging on to www.zoom.us, downloading the application, selecting "Join Meeting", and entering Webinar ID 849 5178 9727. • Spanish interpretation will be available at the in-person meeting and through the City’s Zoom webinar.

Public Comments
• Provide a live public comment in City Council Chambers at City Hall (5775 Carpinteria Ave.).
• Provide a live comment through the City’s Zoom webinar platform (through the link provided above). To make public comments through this platform please use the “raise your hand” feature to notify staff that you would like to make a public comment during designated public comment times. Once it is your turn to provide a public comment, staff will unmute your microphone and you will be given a designated amount of time to provide your comment. At the end of your comment, staff will once again mute your microphone.
• Submit a written comment (on a specific agenda item) to be distributed to Council Members by 12:00 P.M. on the day of the meeting by either submitting your Special Joint City Council, Planning Commission
& Architectural Review Board Meeting Agenda
June 18, 2023

comment via (1) email to [email protected], or (2) the eComment link on the City's agenda website https://carpinteriaca.gov/cityhall/agendas-meetings/). Please reference the agenda item to which your comment pertains. Although written comments become part of the record, they will not be read aloud at the meeting.

Please note that the City will make every effort to make the meeting accessible virtually; however, if one of the above virtual attendance/viewing or public comment options is unavailable due to technological issues, you are invited to take advantage of one of the other participation options outlined above (including attending and providing public comment in-person in the City Council Chambers). Additional options may be made available at the meeting.

Levine Act Warning
Applicants and their agents before the City Council are subject to the campaign disclosure provisions detailed in Government Code Section 84308. No City Council Member may accept, solicit, or direct a contribution of more than $250 from any party or agent for 12 months following the date a final decision is rendered by the City. This prohibition commences when an application has been filed, or the proceeding is otherwise initiated.

A party to a City proceeding—which includes both applicants and agents—shall disclose on the record of the proceeding any contribution of more than $250 made to any Council Member by the applicant or agent, during the preceding 12 months. No party to a City proceeding, or agent, shall make a contribution to a Council Member during the proceeding and for 12 months following the date a final decision is rendered by the City.

Prior to rendering a decision on a City proceeding, any Council Member who received contribution of more than $250 within the preceding 12 months from any party, or agent, to a proceeding shall disclose that fact on the record of the proceeding, and shall be disqualified from participating in the proceeding. However, if any Council Member receives a contribution that otherwise would require disqualification, and returns the contribution within 30 days of knowing about the contribution and the relevant proceeding, the Council Member shall be permitted to participate in the proceeding. If you believe that these provisions apply to you or a Council Member, please inform the City Clerk at the earliest possible opportunity. Failure to do so may affect the City’s ability to process your application.

CALL TO ORDER

ROLL CALL

PLEDGE OF ALLEGIANCE
CITY COUNCIL BUSINESS:

Special Joint City Council, Planning Commission
& Architectural Review Board Meeting Agenda
June 18, 2023

The City Council, Planning Commission and Architectural Review Board will meet to discuss the following subject matter:

1. Conceptual review of three options for a mixed-use project that would include:
6,718 square-feet of research and development office space; a 2,224 square-foot café/deli; and either 159, 147, or 153 apartment units, respectively for each option, on an 8.63-acre parcel located at 6380 Via Real (APN 001-190-097), proposed by Troy White, agent, for Steve Leonard, Manager for RPG Carpinteria, LLC.

Recommendation: Receive public comment, and provide individual comments on the mixed-use development proposal.

Staff presenter: Syndi Souter, Senior Planner
a. Staff presentation
b. Public comment
c. Discussion

PUBLIC COMMENT WILL BE HEARD CONCERNING ONLY THE AGENDIZED ITEMS

FOR THIS SPECIAL MEETING

ADJOURNMENT
The next regular City Council meeting will be held June 24, 2024 at 5:30 p.m.

In compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk's Office at (805) 755-4403 or the California Relay Service at (866) 735-2929. Notification two business days prior to the meeting will enable the City to make reasonable arrangements for accessibility to this meeting.

Materials related to an agenda item submitted to the City Council after distribution of the agenda packet are available for public review at the City Clerk's Office, located at 5775 Carpinteria Avenue, Carpinteria, CA 93013 or by going to the City’s website at https://carpinteriaca.gov/city-hall/agendas-meetings/.

This agenda was posted on Thursday, June 13, 2024, in the City Clerk's Office, on the City Hall Public Notices Board, and on the Internet.

City of Carpinteria
Specnl Jorrur Gny Gour.rcu- / Pmnxrtrc ColrrurrssroN / AncnrecruRAL Reuew Boano Aceuoa Srarr Reponr
Jurue 18,2024
Gorceprulr Reuew
Llcunrns ApaRTMENTS & Mxeo-Use Pno.lecr
Proj ect No. 23 -2243 -DP/C U P/TPM/C D P/A RB

ITEM FOR CONSIDERATION
Conceptual review of three options for a mixed-use project that would include: 6,718 square-feet of research and development office space; a 2,224 square-foot caf6/deli; and either 159, 147 , or 1 53 apartment units, respectively for each option, on an 8.63- acre parcel located at 6380 Via Real (APN 001-190-097), proposed by Troy White, agent, for Steve Leonard, Manager for RPG Carpinteria, LLC.

STAFF REGOMMENDATION
Receive public comment, and provide individual comments on the mixed-use development proposal.

Sample Motion: None required

PROJECT DESCRIPTION
This is a conceptual review of three different options to construct a mixed-use project that would include Research and Development (R&D) office space, a corner market caf6/deli, and an apartment complex with amenities. All three of the proposed options would include two- and three-story buildings, surface and underground parking, and associated hardscape/landscaping and site,improvements. The project would have primary access from Via Real with emergency-only and maintenance access points along Lomita Lane (a private road). Each of the options proposes a different number of residential units and each option would require the approval of a Conditional Use Permit, Modification(s), or both. The options and the discretionary entitlement requirements are described separately below.

Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-Dp/CUp/TpM/CDP/ARB June 18,2024
Page2 of27
Option 1: 159 Units hs reviewed by the Architectural Review Board on 4/11/2024) The proposed mixed-use project consists of five (5) two-story residential buildings comprised of 86 apartment rental units, and one (1) three-story mixed-use building containing 73 apartment rental units, 6,718 square-feet of research & development S&Ol office space, and 2,224 square-feet for a corner store occupied by a caf6/deli.

The residential unit mix includes 20 studios, 721-bedroom units, and 622-bedroom ' units, totaling 159 apartment units with an overall density of 18.4 dwelling units per acre The project provides additional amenities such as an outdoor pool, exercise room, leasing office, club house, bike storage rooms, and associated site improvements on an

8.64-acre vacant lot. The project would provide a total of 301 parking spaces, including 196 surface parking spaces and 105 parking spaces within a subterianean parking garage.

Two onsite underground chamber systems will be installed to treat and retain the gsth percentile storm volume per County of Santa Barbara Flood Control requirements. An existing onsite detention basin would be resized to mitigate the net change in peak flows/runoff from the additional developed impervious areas by detaining tne offsite impervious area that currently drains to it, with a metered outflow into Ligunitas Creek.

The project requires the following entitlements: 1) a Coastal Development to allow development within the coastal zone; 2) a Development Plan to allow a mixed residential/industrial use in the M-RP zone district; 3) a Conditional Use permit to allow commercial uses (e.9., caf6ldeli, etc.) in the M-RP district and conjunctive use of parking spaces; 4) a Modification to allow the proposed mixed-use three-story building height of 31'-11" (avg.), which is approximately 1 foot 11 inches above the maximum 30- foot height permitted within the M-RP district, to allow parking in the required front yard setback, and to allow the use of 47 compact parking spaces at g' x 1g'; and 5) a Tentative Parcel Map (TPM) to allow a subdivision for condominium purposes to allow for as many as three R&D/commercial airspace units and one airspace unit for the residential apartment project components. The TPM would not subdivide the apartment buildings into separate residential units; the individual apartment units would be rentals and would not be for sale.

Option 2: 147 Units
The proposed mixed-use project consists of five (5) two-story residential buildings comprised of 86 apartment rental units, and one (1) three-story mixed-use building containing 61 apartment rental units, 6,718 square-feet of research & development (R&D) office space, and a 2,224 square-foot corner store occupied by a caf6ideli. The residential unit mix includes 14 studios, 60 1-bedroom units, and 73 2-bedroom units, totaling 147 apartment units with an overall density of 17 dwelling units per acre. The project provides additional amenities such as an outdoor pool, eiercise room, leasing office, club house, bike storage rooms, and associated site improvements on an 8.64- acre vacant lot. The project would provide a total of 292 parking spaces, including 187 N:\Project Files\2023 (2199-
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1U243 Lagunitas Mixed Use, 6380 Via Reat\CC-pC-ARB Concept Rev iew 6- 1 8-2024\F i n a I C C- PC-AR B staff re po rt 6-1 8-2024 . docx Lagunitas Apartments & Mixed-Use Prolect Concept Review, Project #23-DP/CUP/TPM/CDP/ARB June 18,2024

surface parking spaces and 105 parking spaces within a subterranean parking garage The project would also require the same stormwater measures as were described for Option 1, above.

The Option 2 project would require the same entitlements as described above for Option 1, with the exception that Option 2 would not require approval of any Modifications or deviations from M-RP zone district or city parking standards.

Option 3: 153 Units
The proposed mixed-use project consists of five (5) two-story residential buildings comprised of 86 apartment rental units, and one (1) three-story mixed-use building containing 67 apartment rental units, 6,718 square-feet of research & development (R&D) office space, and a 2,224 square-foot corner store occupied by a caf6/deli. The residential unit mix includes 14 studios, 66 1-bedroom units, and 73 2-bedroom units, totaling 153 apartment units with an overall density of 17 .7 dwelling units per acre. The project provides additional amenities such as an outdoor pool, exercise room, leasing office, club house, bike storage rooms, and associated site improvements on an 8.64- acre vacant lot. The project would provide a total of 318 parking spaces, including 194 surface parking spaces and 124 parking spaces within a subterranean parking garage.

The project would also require the same stormwater measures as were described for Option 1, above.

This Option would require the same entitlements as were described for Option 1, above However, the Conditional Use Permit would only be required for the inclusion of the caf6/deli space, and the Modification would be requested only to allow parking in the front yard setback. The Conditional Use Permit for conjunctive parking and the Modifications for exceedance of the City's building height and use of compact spaces would not be required for Option 3.

The three options are summarized in the table below for comparison N:\Project FilesVO23 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Review 6-1 8-2024\F i nal C C-PC-AR B staff report 6- 1 8-2024. docx Option I Option 2 Option 3
R&D Office Space (s0 6,718 6,718 6,718
Cafe/Deli (sfl 2,224 2,224 2,224
Apartment Units
Total 159 147 153
Studios 20 14 14
1-bedroom 72 60 66
2-bedroom 67 73 73
lncome-restricted
affordable units 0 0 0
Height of Two-Story
Buildinqs (averaqe) 22',-9" 22',-g', 22'-9"
Option 1 Option 2 Option 3
Height of Three-Story
Buildi a 31 -11', 30'-0" 30'-0'
De units/acre 18.4 17 17.7
Parking Spaces
Total 301 292 318
Standard 254 292 318
Compact 47 0 0
Surface 196 187 194
Und round 105 105 124
Modification to
Exceed 3O-foot Height
Limit
Yes No No
Modification for
Compact Parking Yes No No
Modification for
Parking in the Front
Yard Setback
Yes No Yes
CUP for Conjunctive
Use of Parking
Spaces
Yes Yes No
CUP for Caf6/Deli in
M-RP Zone District Yes Yes Yes
Lagunitas Apartments & Mixed-Use Prolect concept Review, project #23-Dp/cupiTpM/cDp/ARB June 18,2024

The conceptual architectural plans for all three Options are included in Attachment A

BACKGROUND
Purpose of Concept Review
The purpose of the conceptual review process is to allow an applicant to submit tentative plans, prior to the submittal of a formal project applicaiion, in order to receive early feedback from the public and advisory comments and suggestions from the City's decision makers. T.hese advisory comments shall constitute a conceptual review onry. n conceptual review is not binding upon the Architectural Review Board, planning Commission or City Council as to any further determinations to be made with respect to the project. No action will be taken by any government body on the project at the Conceptual Review hearing. lnput received at this meeting will be "onsid"ted
at future
Architectural Review Board, Planning Commission or City Council meetings. The City decision makers shall be wholly free to render a differenf determination and/or decision upon formal review of the project. Since only limited information regarding the project is provided at this time, the analysis in this report is preliminary and tentative.

N:\Project Files\2023 (21?6_-
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)"U243 Lagunitas Mixed Use, 6380 Via Reat\CC-pC-ARB Concept Review 6-1 B-2024\F i na I CC-PC-AR B staff report 6- 1 g-2O24.docx Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-DP/CUP/TPM/CDP/ARB June 18,2024

Following the conceptual review, as with any development project in the City, the Developers could submit a formal application for the project. Once the City has deemed the formal application complete, environmental review would be conducted pursuant to the California Environmental Quality Act (CEQA), followed by formal review by the Architectural Review Board and Planning Commission, unless appealed to the City Council and/or California Coastal Commission.
ln the case of this proposal, the applicant has already submitted their formal application and received an initial preliminary review by the Architectural Review Board at their April 11,2024 meeting. However, in response to the comments received at that meeting from members of the public and the ARB, the applicant hds decided to "take a step back" and study alternative designs. The applicant has elected to present these three options for conceptual review by the decision makers before deciding how to move forward. The feedback received from this conceptual review may assist the applicant team in further developing and refining their project design.

Proiect Settinq
The project site is an 8.63-acre parcel located on the north side of Via Real, just over one-half mile east of Bailard Avenue. Lagunitas Creek runs along the northwest property boundary. The existing Lagunitas residential development is located to the northwest of the project site on the northern side of Lagunitas Creek. A 2.5-acre parcel located to the southwest of the site has been dedicated to the City for a future public park and would remain in open space. A private road easement (Lomita Lane) runs along the eastern portion of the property and serves a residential neighborhood located north of the site and just outside of the City limits. Limited landscaping and a detention basin adjacent to Lagunitas Creek have been previously installed at the northern end of the project site. Site improvements associated with the larger Lagunitas project have been installed and include private roadways, trails, bridges, two detention basins, and infrastructure for all site utilities, including a bus stop on Via Real.

The project site is located in the Northeast Neighborhood which is comprised of a mix of residential types, agricultural, industrial, and office uses. lmmediately adjacent to the subject property are industrial and R&D offices to the east; single- and multi-family residences and open space to the west; the US 101 freeway to the south; and Lagunitas Creek and single-family residences to the north.

The site is zoned lndustrial/Research Park (M-RP) and has a Research Development lndustrial land use designation (RDl). The site is subject to the Coastal Appeals overlay district due to the proximity of Lagunitas Creek.

N:\Project Files9023 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Rev iew 6 - 1 8-2024\F i n a I C C- PC-AR B staff re port 6 -1 8 -2024. docx Lagunitas Apartments & Mixed-Use Project Concept Review, project #23-Dp/CUp/TpM/CDP/ARB June 18,2024

Project Historu
A prior proposal to construct a 360,000 square foot office park on a site including this parcel was submitted in 1999 and proceeded through the permit review process and received certification of an Environmental lmpact Report (ElR) by the ptanning Commission in June 2000. The project was consequently withdriwn by the ap=plicants as a new zoning regulation to allow for mixed residential/commercial use on fhe subject site was under consideration by the City and California Coastal Commission.

Following preliminary adoption of the new mixed-use policy provision, a revised project for 38 single-family detached residences, 36 condominium units, and a 145,425 rqj"r" foot industrial office park was submitted in April 2OO1 .ln July 2003, the City Council took action to conceptually approve the project and continued their final aciion until the Zoning Code Amendment implementing the new mixed-use provision was finalized. The Lagunitas mixed use project subsequently received unanimous approval by the City Council in 2006.

Following the City_Council approval, the Carpinteria Valley Association (CVA) appealed the project to the California Coastal Commission (CoastaiCommission) and circulated a referendum for signatures to place the matter of the City's approval of ine project on a ballot for review b.y a vote of the people. However, as the referendum signatuie deadline approached, the developer and representatives of the CVA agieed on a reduced project scope, thereby avoiding the referendum and the CVA withdrew their pending appeal with the Coastal Commission.

The reduced project design that was ultimately re-approved by the City Council in September 2008 included a mixed-use project with an 84,550 square ioot office building and 340 associated parking spaces; 37 detached single-family residences and 36 condominium units; and left approximately 2.5 acres of the site in open space offered for dedication to the City for use as a public park. The residential units, now known as the Lagunitas neighborhood, were constructed in 2013. ln June 2O1g,the City Council accepted the offer for dedication of the 2.5-acre public park space. The officgbuilding complex had a few proposals for minor design revisions over the years, but was nev6r constructed.

On August2,2023, a proposal for a new mixed-use project application was submitted for the parcel that was originally intended for the office buildings. Due to the postCOVID pandemic changes in the market for office space, the new proposal is focused primarily on longterm rental residential use. The project would continue to be mixeduse with commercial/office spaces and an apartment complex in order to comply with the mixed-use provisions allowed for under the M-Rp zoning district.

On April 11,2024, the new project application was reviewed by the Architectural Review Board (ARB). For that meeting, 21 written and electronic publii comments were submitted prior to the meeting, and 14 members of the public spoke at the meeting. The N:\Project Files\2023 (2.196_-
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PageT of27
public comments were primarily from neighbors of the project site and generally expressed concerns regarding the size/density of the development, the height, the introduction of rental units into the area, and a perceived conflict with the CC&Rs regarding the change of project scope from commercial to mixed-use. The ARB Boardmembers provided the followingi summarized comments:
o The project is too tall; size, bulk, and scale are too much, o Compact parking spaces are not practical,
o The CC&R issue needs to be resolved,
. More functional open space should be provided,
. Support for the underground parking,
. Concern that the large number of units did not include any affordable units, o 4 of the 5 ARB Boardmembers were not supportive of the Modification requests A copy of the ARB Meeting Minutes from April 1 1,2024 are included in Attachment B

DISCUSSION
The following discussion provides an overview analysis of how the concept proposal conforms to applicable Carpinteria Municipal Code ('CMC'), and General Plan/Coastal Land Use Plan (GP/CLUP) regulations and policies. A discussion concerning the adopted Conditions, Covenants and Restrictions (CC&Rs) associated with the original Lagunitas mixed-use development has also been included given the level of attention devoted to this topic during the April 11,2024 ARB preliminary review meeting.

Carpinteria Municipal Code, Title 14. Zonins
Mixed-use development is a permissible use in the M-RP zone district, subject to specific development standards and approval of a Development Plan, Coastal Development Permit, and the additional findings for mixed-use development listed in CMC S14.26.140. The following table identifies Option 1's conformance with applicable M-RP requirements, as Option 1 requires the most discretionary entitlements:

N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use, 6380 Via ReaI\CC-PC-ARB Concept Review 6- 1 8-2024\Fi nal CC-PC-AR B staff report 6-1 8-2024. docx Standard RequiremenUAllowance Proposal
Setbacks
Front
Side
(East)
Side
(West)
80 feet from centerline of
street or 50 feet from property
line, whichever is greater.
10 feet
10 feet
120 feet from centerline of Via
Real and 68 feet from property
line

72.5 feet

65.5 feet
Lagunitas Apartments & Mixed-Use Project Concept Review, Project #29-DplCUp/TpM/CDp/ARB June 18,2024
Page I of 27
*See Modification Reguesfs dr'scussion below **See Conjunctive Use of Parking dr'scussion below Modification Requests
As described in the project options comparison table, two of the three options would require approval of at least one Modification to allow the project to exceed the zone district height limit (Option 1), to allow parking within the front setback (Options 1 and 3), N:\Project Files\2023 (219q-
_ _
)"U2!3 Lagunitas Mixed Use, 6380 Via Reat\CC-pC-ARB Concept Review 6- 1 8-2024\Fina I C C-PC-AR B staff report 6-1 8-2024.docx Standard RequiremenUAllowance Proposal
Rear
10 feet
108.5 feet
Height 30 feet Buildings: 31.92 feet.

Screens/Elevator Shaft: 35.6
feet*
Building Coverage Total: 40%
(147,407 square feet)
Dwellings: 30%
(110,555 square feet)
Total: 20.2%
(74,493 square feet)
Dwellings:17 .8o/o
(65,551 square feet)
Common Open
Space
20o/o min. (1.73 acres) -29.7o/o (-2'57 acres)
(lnclusive of detention basin)
Landscaping 30o/o (2.54 acres) -!7o/o (-3.13 acres)
Density 20 units/acre (172 units) 18.4 unitslacre (159 units) Bicycle Parking None required Commercial- markeUcaf6: 6 spaces
Residential: 56 spaces
Parking Com m e rcia l-m a rkeU caf 6: 23
spaces
(1 space/25Osf+ 1 space/4
seats)
R&D office: 14 spaces
(1 space/S0Osf)
Residential: 279 spaces (1 5g
covered)
Studio&1bdrm: 1cov.
space/unit
2 bdrm: 2 spaces/unit (min. 1
cov.)
Guest parking: 53 spaces
(1 space/3 units)
Total residential: 279 spaces
TOTAL PROJECT: 316
spaces
in. 159 cove
Com mercial- marke tt caf,6:
23 spaces**
R&D office:
14 spaces**
Residential 264 spaces*"
Covered-u ndergrou nd= 1 05
spaces
Covered-carports= 1 02 spaces
Uncovered=57 spaces*
TOTAL PROJECT: 301
spaces**
(207 covered, 94 uncovered)
Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-DP/CUP/TPM/CDP/ARB June 18,2024

or to allow the use of "compact" parking space dimensions (Option 1). An analysis of the Modification requests for each project option is provided below:

Proposed project Option 1 includes three Modification requests:

1. To allow the maximum height of Building #1 to be 31-feet 11 inches instead of 3O-feet, (CMC S14.26.060),

2. To allow 47 parking spaces to be "compact" at a size of 8-feet-wide by 18-feet deep instead of the standard size of 9-feelwide by 18-feet-deep (CMC S14.54.070.1.a), and

3. To allow 15 parking spaces to be located within the required front-yard setback (cMc S14.54.070.2.a).

The first Modification request is for Building #1, which fronts Via Real. The request would allow the roof height to exceed the maximum height of 3O-feet by three feet at the tallest point, for a maximum roof height of 31.92-feet above average finished grade. The roof height would not include the additional "architectural projections" for the mechanical screen on the roof that would add 1.2S-feet of height, nor the elevator shaft which would add three feet to the roof height, for a maximum total structure height of 36-feet above average finished grade. Additionally, the project includes approximately three- to fourfeet of fill over the site to raise the average finished grade, so the maximum total structure height of Building #1 would be approximately 4O-feet above the existing site elevation.

The second Modification request is to allow 47 of the proposed 94 uncovered parking spaces to be reduced to a "compact" size rather than the standard parking space size.

The proposed "compact" parking spaces would be grouped together in sections near Building #1, rather than dispersed throughout the site. A more functional parking layout, which would take the parking needs of future residents, employees, and markeUcaf6 customers into consideration, would be to provide the compact spaces in locations throughout the site. This would aid to prevent standard-sized vehicles, especially markeUcaf6 customers, from parking in the "compact" spaces or covered resident parking spaces to access Building #1.

The third Modification request would allow 15 parking spaces to be located within the front yard setback in front of the R&D office spaces in Building #1. The front property line along Via Real is irregular with a "notch-out" for the bus stop in the street rightofway. The affected 15 parking spaces would range from 17.33-feet to 31 .83-feet from the front property line at the closest points, rather than SO-feet from the front property line.

Oak and redbud trees are proposed along the street frontage in this location, along with succulents and grasses for groundcover. Additional bushes/shrubs could be planted in this area to better screen the parking spaces from public street views.

N:\Project FilesVO23 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Review 6- 1 8-2 024\Fi n al CC-PC-AR B staff report 6-1 8-2024.docx Lagunitas Apartments & Mixed-Use Project Concept Review, project #23-Dp/CUp/TpM/CDP/ARB June 18,2024

Proposed project option 3 includes one Modification request: 1' To allow 15 parking spaces to be located within the required front-yard setback (cMC S14.54.070.2.a).

The proposed parking arrangement for Option 3 is the same as Option 1, with 15 parking spaces located within the front yard setback in front of the R&D office spaces in Building #1.

The Carpinteria Municipal Code (CMC) S14.50.120 provides the following provision to allow for modifications to zoning district requirements, "/n reviewing a deietopment plan, the planning commission or city councit may consider modification-of require'ments of the base zoning district in which the proposed development is located, inctuding building height, yard setback, parking, buitding coverage or tandscaping, if it is determiied that such modificationis necessary to accommodate an innovative-project which witt resutt in at least one of the following public benefits:

1. Energy efficient heating/cooling; or

2. Provision of affordable housing units through mix of housing types, innovative design and construction techniques, or other means; or

3. Provision of a larger amount of open space or landscaping than the minimum requirements of the district."
The Planning Commission (or City Council on appeal) would need to make at least one of the required findings for each of the requested Modifications discussed above in order for the project to be approved.
ln reviewing recent projects which have sought Modifications to zoning district requirements, the Planning Commission has rarely relied upon the first tinOing related to energy efficient heating/cooling to grant Modifications because the most recent updates to the Green Building Standards Code already include mandatory measures that require new construction to meet higher energy efficient standards. Therefore, it is likely thai a project would need to substantially exceed the minimum current energy code requirements for the decision makers to make the finding of a public benefit related to energy efficiency.

With respect to the second finding related to the provision of affordable housing, because the proposed project includes a combination of studio, one-bedroom, ind twobedroom units, the decision makers maybe able to support the second public benefit finding due to the range (or "mix") of unit types being proposed. However, because the units are all currently proposed as market-rate, the decision makers may desire a portion of the units to be designated as income-restricted ("affordable") units to provide functionalworkforce housing for community members in oider to make this finding.

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The final Modification finding related to the provision of additional open space may be supportable. Each option includes approximately 3.13 acres (or 37o/o of the project site) of landscaping (including the stormwater detention basin area), which exceeds the MRP zone requirement for 3oo/o of the net lot area to be landscaped. However, the residential component of the project is also subject to the PUD zone requirement that at least 20% of the gross lot area be provided as common open space. The intention of the PUD open space requirement is to provide functional outdoor living space for residents to enjoy. While each option proposes approximately 2.57 acres of common open space (including the residential amenities), only approximately 0.82 acres would be functional outdoor recreation/living space, and the majority of the provided landscaped area is at the northern end of the parcel along Lagunitas Creek, including the proposed stormwater detention basin. As such, the decision makers may desire additional common areas and/or additional amenities for residents, such as playground areas for children, to support making this finding. lt should be noted that the adjacent City-owned parcel has been dedicated for public park purposes, but there are no plans to develop the property in the immediate future.

Commenb on the respective modification requests, including the potential public benefits of each, would be appreciated by Staff.

Coniunctive Use of Parkinq
As depicted in the project options comparison table above, two of the three options (Options 1 and 2), would require approval of a Conditional Use Permit (CUP) for the conjunctive use of some of the onsite parking spaces.

Project Option 1 would require 316 parking spaces per the CMC parking standards:226 residential parking spaces; 53 residential visitor parking spaces; 23 parking spaces for the markeUcaf6; and 14 R&D office parking spaces. The proposed project Option 1 provides 301 parking spaces, but does not provide exclusive dedicated spaces for the R&D office, markeUcaf6, or residential visitor parking. lnstead, the applicant is considering a conjunctive use parking arrangement for 15 spaces to be shared with the required residential visitor parking spaces.

Project Option 2 would require 306 parking spaces per the CMC parking standards:220 residential parking spaces; 49 residential visitor parking spaces; 23 parking spaces for the marketlcafl; and 14 R&D office parking spaces. The proposed project Option 2 provides 292 parking spaces, but does not provide exclusive dedicated spaces for the R&D office, markeUcaf6, or residential visitor parking. lnstead, the applicant is considering a conjunctive use parking arrangement for 14 spaces to be shared with the required residential visitor parking spaces.

Pursuant to CMC 514.54.060, conjunctive use is defined as "the joinf use of parking spaces for two or more land uses where the hours of operation and demand for parking are such that the parking spaces can be used by the individualuses af different times of N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Review 6- 1 8-2024\Fin al CC-PC-AR B staff report 6-1 8-2024. docx Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-Dp/CUp/TpM/CDp/ARB June 18,2024

the day or week and, therefore, can serve more than one use." The intent is to provide "a special provision of possible reduction in the number of parking spaces ordinarity required for two or more /and uses and the sharing of parking spices under a set of unique circumstances including the compatibitity of tand usei adjacency of properties, and lack of need for separate parking facilities;,
According to $14.54.060, a Conditional Use Permit (CUP) is required for the conjunctive use of parking spaces, and must be able to satisff all of the following findings in order to be approved:
a. The site for the proposed use is adequate in size and shape to accommodate the use;
b. The site for the proposed use is serued by streets and highways that are properly designed to carry the type and quantity of traffic generated by the subject use; c. The granting of the permit will not materialty adversely affect such nece.ssary community serytbes as sewage disposa l, fire protection, water supply, and potice protection;
d. The granting of the permit will not be detrimentat to the heatth, safety, and general welfare of the neighborhood;
e. The proposed use rs consisfent with the coastal plan, general plans, and applicable specific plan (s) ;
f. The proposed use witl not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; g. The proposed development will not conflict with recorded easements acquired by the public'at-large foraccess through or use of the property within the proposed development or any easements granted to any public agency or required as a condition of approval; and
h. Any other conditions which are reasonably necessa4t/ to protect the public peace, health, safety, and general welfare.

The conjunctive use standards also stipulate that any approved Conditional Use permit shall be subject to the following requirements:

1. The applicant(s) shall demonstrate a need for such conjunctive use and reasons for a reduction in the number of parking spaces required of the individual uses according to the parking regulations of fhis titte. The appticant(s) shatt state the type of use(s,) proposed, time periods of operation, and any other necessary information to demonstrate that the conjunctive use of parking spaces witt not create traffic congestion or be detrimental to sunounding uses.

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2. /n cases where the required number of parking spaces for individual uses differ, the parking requirement which is greater shall become effective.

3. The applicant(s) shall submit a title report for the parcel proposed for conjunctive parking use and an agreement between the owners of record of the parcel and prospective users. Said agreement shall obligate the parcel for conjunctive parking use, clearly define the obligation of each party to the agreement, and be recorded in the county recorder's office. The agreement shall provide that any modification to the terms of the agreement shall be subject to the c$'s approval.

4. The planning commlssion may modify the terms of the agreement and/or recording requirements of this section when the conjunctive use parking is to be located on public property.

5. Violation of the conditional use permit shall be grounds for revocation of the conjunctive parking use.

A detailed analysis of the concept proposal's consistency with the above findings and requirements has not been completed at this time. lt is assumed that the occupants of the R&D office spaces and markeUcaf6 employees/customers would primarily use their 37 parking spaces during regular business hours, Monday through Friday, leaving the parking spaces available in the evenings and on weekends for the use of residential visitors. Additionally, some of the residents of the apartment complex may also be employed at the R&D offices or markeUcaf6, or at other businesses in the nearby M-RP zone district, which may result in a "live-work" situation that could reduce the demand for some parking spaces. The majority of the residents of the apartment complex would likely work off site during the weekdays and only be at home to have visitors in the evenings and on weekends, although retirees, students and residents with alternative work schedules (nurses, night-shift, restaurant workers, etc.) may have visitors during the day.

There is precedent for the use of conjunctive parking arrangements in other mixed-use developments in the City, most recently at the Lavender Court mixed-use development (4650 Carpinteria Avenue). Similar to this proposal, the Lavender Court project assigned parking spaces to the onsite commercial uses during normal business hours and reserved the spaces for residential visitors outside of those hours. ln staffs experience, such arrangements require ongoing monitoring and education of property managers/tenants to ensure the terms of the conjunctive parking arrangement are complied with over the life of the project.

Gomments on the contemplated conjunctive use parking arrangement, as it relates to site design and neighborhood compatibility, would be appreciated by Staff.

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Mixed Use Development Standards and Findinqs
ln addition to the above findings, each of the three options would also be subject to the mixed-use development standards and findings for approval as provided below:

CMC 514.26.120 - Mixed use development standards.

The industrial component of any mixed-use development shatt be devetoped pursuant to the standards and regulations of this chapter. Residentiat use shatt be devetoped pursuant to the standards and regulations in Chapter 14.16 (PUD Planned Unit Development District), Sections 14.16.030-14.16.140. Residentiat density shatt not exceed twenty (20) units per acre including any bonus density allowancei. fne city shail determine the appropriate residentiat density on alt or a portion of a parcel and shalt consider, but not be limited to, the following factors:

1. Availability and cost of providing localseryices and infrastructure; e.g., sewer, water, schoo/g and transportation and parking avaitabitity; 2. Unique site characteristics such as size, shape, topography, and easements; 3. The existence on site or adjacent to the site of Environmeitalty Sensifive Habitat area;

4. The need for protection or enhancement of other coastal resources; e.g., viewsheds, coastalaccess, recreation, yr'sifor-se ruing commerciat andbther coastal dependent or coastal related uses.
cMC 514.26.140 - Findings for approval of mixed-use development.

P_rior to approving a mixed residential/industrial use, the city shatt make alt of the Development PIan Permit findings pursuant to Chapter 14.68 of the Carpinteria Municipal Code and the following additionatfindings:

1. The mixed-use development encourages rehabititation of important existing housing stock, or would result in the production of affordabte housing and that the mixed use would assr'sf the city in maintaining an appropriate baiance between jobs and housing;

2. The mixed-use development is compatibte with existing and anticipated uses in the area surrounding the site;

3. Industrial use of the site is the primary use and residential use r's secondary. The industrial use shall be found to be the primary use if it is greater in area than the residential component and/or is situated and designed such that it appears and functions as the primary use of the parcetfrom its primary sfreef froniage.

During the Planning Commission's review of the project (or City Council on appeal), the development standards for a mixed-use project would be analyzed, and if tne proj6ct complies, then the specific mixed-use findings would need to made for the projeci to be approved. As discussed above, with respect to the first finding related to the pioduction N:\Project Files\2023 (2196^-
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of affordable housing, because the proposed project includes a combination of studio, one-bedroom, and two-bedroom units, the decision makers maybe able to support the first finding due to the range (or "mix") of unit types being proposed. However, because the units are all currently proposed as market-rate, the decision makers may desire a portion of the units to be designated as income-restricted ("affordable") units to provide functional workforce housing for community members in order to make this finding. The second finding could likely be made by the decision makers since mixed-use development has already been approved in the area. The "industrial use" of the site would be comprised of the R&D office spaces, which would front along Via Real (the primary street frontage), so it is likely that the decision makers could make the third finding.

Densitv Bonus Law
As previously discussed in the Modification Requests section above, two of the three options would require approval of at least one Modification to allow the project to exceed the zone district height limit (Option 1), to allow parking within the front setback (Option 1 and 3), or to allow the use of "compact" parking space dimensions (Option 1) Options 1 and 2 also require approval of a Conditional Use Permit to allow conjunctive shared use of some of the onsite parking spaces.

While not proposed at this time, the applicant could avail themselves of provisions within State Density Bonus Law (DBL) to make use of concessions or incentives to allow deviation from the City's zoning standards, in exchange for setting aside a specified percentage of the units for targeted affordability rates for a defined period of time. For instance, the applicant could utilize DBL to obtain an incentive or concession to exceed the 3O-foot height limit without approval of a Modification.

Similarly, utilizing DBL would automatically grant reduced residential parking rates which would reduce the overall number of parking spaces required for the project and therefore enable the applicant to revise the parking plan for each option such that a Modification to park within the front setback or to allow the use of "compact" spaces would no longer be required. Likewise, the reduced residential parking rates granted to DBL projects may no longer need a conjunctive shared parking arrangement either.

Specifically, Density Bonus projects are only required to provide residential parking at a maximum rate of one space per studio or one-bedroom unit, and one and one-half spaces per two-bedroom unit. For Options 1 and 2, this would result in a reduction of 71 parking spaces; for Option 3 it would result in a reduction of 91 parking spaces, which could potentially eliminate the need for the underground parking garage entirely. The required parking spaces for the commercial component of the project would not qualify for relief under DBL.
ln order to obtain relief from the City's height or parking zoning standards under DBL, the applicant would be required to set aside a minimum of 5o/o of the units as very-lowincome restricted units, or 1oo/o as low- or moderate-income restricted units. ln addition N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Review 6 - 1 8 -2024\F i n a I C C- PC-AR B staff re po rt 6 -1 8 -2024. docx Lagunitas Apartments & Mixed-Use Project Concept Review, project #23-DP/CUp/TpM/CDP/ARB June 18,2024

to use of granted concessions, waivers or reductions to zoning stdndards, use of DBL would also allow the applicant the option of gaining additionali'bonus" units in exchange for the provided income-restricted units. ln either oJ tne minimum scenarios described here (i.e., 5% very-low or 10% low income), the project would be eligible for up to a20o/o density bonus.
ln January 2024,the City re-adopted its2023-2031 Housing Element. The Housing Element outlines how the City will meet its Regional Housing Needs Assessment ("RHNA') allocation for the planning period, by income category, to meet the City's growth projections and address existing housing capacity islues as it relates to affordability, overcrowding and/or availability of housing. The City's RHNA for the 2O2S2031 planning period requires the City to plan for a totil of g01 housing units, broken down by income category, as shown in the top row (RHNA 2023-2031lof the table below excerpted from the City's adopted Housing Element:

Table ll-{
Land lnventory Summary
Sggrcg; Qr.ty 9f ,CapinteriS, ?9?!
lmportantly, each conceptual project option discussed in this staff report is designed exclusively as a rental apartment project rather than privately-owned condominiums, and consistent with many of the recently re-adopted Housing Element programs and policies, each option would provide rental housing units to mLet the needJof the City,s local workforce population. As it relates to the City's current RHNA and Housing !leme1t, the subject project site was identified as an existing pending project in tne City's Housing Element, and is included in the figures shown in the s6cond row (completed, approved and pending projects) of the above table as providing 159 Above Moderate units (Option 1). However, should the applicant proceeO witn Option 2 (147 units) or Option 3 (153 units), the RHNA pending unit count would be adjusted downward accordingly. ln such a scenario, the remaining RHNA shortfal| would increase and the City would be faced with potentially needing to identify additional sites for rezoning to meet this added shortfall. Relatedly, and as discussed in tfre State Density Bonus Law section above, if the applicani were to propose some percentage of N:\Project Files\2023 (2196_-
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& 3 259 262
Net RHNA 415 135 89 639
Vacant Sites B4 10 5 15
Underutilized Sites with R able 56 47 103
Other Underutilized Sites 153 153 306
ADUs 84 8 4B 140
Su (2751 83 117 r5)
Very Low Low
_celcgqy
r Mod Total Above
lncome
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either very-low or low-income units as a part of the project, these units would be reassigned to count towards the City's 275 low-income unit shortfall and removed from the above-moderate income category where the City currently anticipates a surplus of units above what is currently required to meet its RHNA.

Although not proposed at this time, the applicant could also request to include this property in the candidate sites list for proposed rezones to allow for residential-only projects needed to meet the current RHNA shortfall of 275lower-income units. The necessary rezones would potentially allow for a minimum density of 20 units/acre and up to a maximum density of 25 units/acre. For this site, that would correlate to 172 to 215 potential new residential units. Additionally, with the provision of 20o/o of those potential units as low-income units, the applicant would receive the benefit of a streamlined ministerial permit process rather than a discretionary permit process, provided the project met all required objebtive zoning standards.

General Plan/Coastal Land Use Plan
The following is a partial list of key objectives and policies contained in the City's General Plan/Coastal Land Use Plan (GP/CLUP) that pertain to the conceptual proposal, grouped by Element, to help facilitate the conceptual review discussion. The analysis below is intended to foster discussion of potential policy issues involving the conceptual design and uses, but does not represent the City's final determination of environmental effects or planning policy consistency at this stage of project discussion A comprehensive list and full analysis of the applicable policies would occur during the future project review.

Land Use Element
Objective LU-1: "Establish fhe basis for orderly, well planned urban development while protecting coastalresources and providing for greafer access and recreational opportunities for the public."
Objective LU-2: "Protect the natural environment within and surrounding Carpinteria." Objective LU-3: "Preserue the small beach town character of the built environment of Carpinteria, encouraging compatible revitalization and avoiding sprawldevelopment at the city's edge."
Policy LU-39: "Provide for a range of business acfiyrties that bring vitality, revenue, and employment to Carpinteria and are compatible with its small-town character." Policy LU-3h: "Develop /and uses that encourage the thoughtful layout of transportation networks, minimize the impacts of vehicles in the community, and e ncou rage alte rn ative me an s of tran sportation. " N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use,6380 Via ReaI\CC-PC-ARB Concept Review 6- 1 B-2024\F i n a I C C- PC-AR B staff re po rt 6 - 1 8 -2024. docx Lagunitas Apartments & Mixed-Use Project Concept Review, project #2g-DptCUp,/TpM/CDp/ARB June 18,2024

Policy LU-3i: "Ensure the provision of adequate sewices and resources, including parking, public transit and recreationatfacilities, to serue proposed development." Objective LU-6: Create flexible land use and zoning standards for general commercial and industial parcels that allow opportunities for residential use to dxpand, as determined appropriate by the City, in response to changing needs relative to the iobs/housing balance locally and in the region, and as iiceitive toward the devetopment of affordable housing.

Policy LU-6a: The city may consider and permit mixed use (i.e., residential/commercial or residential/industriat) on parcels designated on Figure Lu-1 for commercial or industrial use. Such mixed use may be coniidered if tnebity has found that either the atlowance would encourage rehibititation of important existing housing stock, or the residential use of the subject parcel(s) would iesutt in the production of affordable housing in the community, and that mixed use on the site would asst'sf the City in maintaining an appropriate balance between jobs and housing. Mixeduse development shall not be permitted on parcets designated for commercial-or industrial use unless 17 r.s found by the City to be compaiibte witn existing and anticipated uses in the area surrounding the site.

All three of the proposed options are similar in respect to Land Use Element policy analysis. The proposals would provide new housing, office, and commercial sp"ce as "in-fill" mixed-use development in an area that is alieady developed with both residential and industrial office uses. These types of mixed-use development were contemplated for, and can be found consistent with, the types of land uses allowed in the RDI land use category and the corresponding M-RP zone district. Adequate public services, including a bus stop in front of the project site, are available to serve the proposals. For each of the proposed options, additional outdoor recreational amenities, such as a playground or open play field, could be added to provide more functional outdoor open space for project residents.

The existing Lagunitas residential development includes 37 single-family residences and 36 condominium units, with a density of approximately 5.2 units/acre. The proposed ryx_ed-use project options would have a density of 18.4 units/acre , 17.O units/acre, or

17.7 unitslacre, respectively, for each of the three options. The proposal would result in a much higher density than the existing Lagunitas development, Out it would be below the maximum density of 20 units/acre that is currently allowed for mixed-use developments. Additionally, as discussed previousty, tne units would help the City to satisfy the RHNA counts for this cycle.

Community Desiqn Element Objectives and poticies
Objective CD-l : The size, scale and form of buitdings, and their placement on a parcel should be compatible with adjacent and nearby properties, and with the dominant n e i g h bo rh ood o r d i stri ct deve I o p m e nt p atte rn.

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Objective GD-2: Architecturaldesigns based on historic regional building types should be encouraged to preserve and enhance the unique character of the city.

The site is surrounded by one- and two-story industrial research park buildings on the east; by residential development, including single- and multi-family structures, to the north and west; and Via Real and the US 101 freeway to the south. The proposed contemporary architectural style with a neutral color palate would generally harmonize with the other larger warehouse and R&D structures in the vicinity. The two-story portion of the apartment complex (Buildings #2-#6 on all three options) would be located in the general area of the previously approved two-story office complex, which would be centrally located on the property. However, Building #1 in each option would be threestories in height and would be located along the frontage of Via Real. The research park buildings immediately to the east along Via Real range from24- to 29- feet in height, and are visually comparable to two-story structures. The proposed three-story structure would be a departure from the neighborhood norm, and may result in prominently visible presence along the street frontage. The plate heights could be lowered, and/or the third story could be stepped-back ("wedding-caked") to help reduce the apparent massing and to make the design more consistent with the neighborhood development pattern.

Perhaps also limiting or reducing the height of the proposed fill pad could also help to mitigate perceived building height in space.

Objective GD-3: The design of the community should be consistent with the desire to protect views of the mountains and the sea (California Coastal Act of 1976 530251).

Building #1, which is proposed to be at least 3O-feet tall, not including the elevator shafts and mechanical screens that would add up to 2.S-feet of additional height, would be located adjacent to Via Real and the US 101 freeway, where the primary public views occur. The story poles put up for the preliminary review ARB meeting suggested that public views of the mountains would be impacted by Building #1. Distant views of the Pacific Ocean appear to be available in the area, but would not be significantly impacted by the proposal.

Objective CD-7: Enhance and maintain the Linden Avenue downtown core, the Carpinteria Avenue commercial core, the Eugenia Professional office area, fhe Castfas Village, Shepard's place Shopping Center, and the Cindy Lane-Mark Avenue industrial park districts.

Policy GD-7a: Retail and commercialuses should generally have large transparent "storefront" windows for display of merchandise to pedestrians. Blank secfions of walls on street frontages are strongly discouraged.

Policy CD-7c: Loading and trash facilities should be located where they are screened from view. The use of alley and seruice roads is encouraged for fhese facilities.

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Policy CD-7d: Courtyard housing types, with multiple small units fronting onto a common courtyard or garden, are encouraged as an alternative to apartment "blocks" or more /r?assrye buildings within mixed-use dr'sfricfs.

The R&D office spaces and the markeUcaf6 have large windows that face Via Real, with additional patio spaces in front. The windows and patios create a welcoming presence for customers and pedestrians. The front parking lot contains a loading zone in front of one of the R&D officd spaces, which would not be screened from view. However, the trash enclosures for the development are located in the parking areas around the perimeter of the property and would be screened from view. Alihough the proposed residential structures are substantial in size, they are configured in a manner that allows for common courtyard areas in the centers. The design could be refined to reduce the massing as viewed from the street and by relocating the loading zone to be more consistent with this objective.

Objective CD-l0: Areas with aftractive frontage designs shoutd be maintained. New development should be carefully planned with frontage areas which maintain and enhance the quality of Carpinteria's streetscape.

Policy GD-10a: Minor variations in front yard building atignments within a block are encouraged. Relatively steady setback pafterns ctearty define the public space of the sfreef and reinforce smalltown character.

Policy CD-10c: Commercial and mixed-use frontages shoutd generatty have wide sidewalks adequate to encourage customers and residenfs to walk, siop and tinger in the public right-of'way. Commercial buitdings should have targe windows and eitries on the sfreef at the ground level. Residentiat ground floor usei shoutd be sef up or back from the sfreef enough to afford privacy within the dwetting.

As mentioned previously, the public views of the proposed options would primarily consist of the three-story Building #1 that fronts along Via Real. The street frontage would consist of the building fagade, several patio areas, a parking lot, and new landscaping. Additional vertical elements could be added to the landscaping along Via Real to soften and screen the views of the parking lot.

Comments on the proposal's consistency with the City's street frontage design objectives and policies would be appreciated.

Objective CD-l2: Devetopment shoutd fit quietly into the area's natural and introduced landscape, deferring to open spaces, existing natural features and native and sensitive habitats.

Policy CD'12a: Landscape planning shatt be respectful of the natural character of the City and enhance existing native plant communities and environmentatty sensrtrye habitat areas.

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The previously approved Lagunitas project included a substantial restoration project with native trees and plants along the Lagunitas Creek and Lomita Lane, which has since grown to near-maturity. A preliminary landscaping plan was previously prepared for Option 1 which includes a plant palette of native and non-native species. The native species were proposed primarily around the perimeter of the property to blend with the existing restoration planting. Several oaks were proposed, and some sycamores could be added to the palette near the creek. The non-natives were proposed mainly within the development and in the common areas. As the proposal moves forward, regardless of which option proceeds, staff anticipates that the landscaping plan will remain similar.

Subarea 4 (The Northeastl Objectives and Policies
Objective CDS4-1: Strengthen the visual and physicalconnections between the subarea, the downtown and other neighborhoods and districts in the city.

Objective CDS4-2: To take advantage of the subarea's unique mixture of workplaces and affordable housing to develop a vital living and working center for the city.

Objective GDS4-3: Enhance existing residential neighborhoods and ensure that new development improves fhe neighborhood scale and character.

The conceptual proposals would entail a new residential development of 147-159 apartment units with mixed-use office and commercial spaces. The proposals would provide rental housing in an area that is adjacent to many large businesses that are some of the City's largest employers. As such, it is anticipated that some of the future residents would choose to live closer to their workplace. This would develop a sense of community in the neighborhood and could further develop the area as a vital living and working area. The size and scale of individual buildings within the development are on par with the larger warehouse and office buildings that make up the majority of the MRP district; however, these structures would be notably larger in scale and mass than the residentially-scaled condominiums and single-family homes constructed as part of the original Lagunitas mixed-use development.

Policy CDS4-a: Ensure that new developmenf is senslfrye to the sca/e and character of the existing neighborhoods, and consistent with the city's "small beach town" image.

Policy CDS4-c: Enhance the pedestrian character of the subarea's sfreefs, parks and lanes.

As discussed above for all three options, Building #1 and the street frontage could be modified to be more compatible with the surrounding neighborhood and the City's "small beach town" image. The concept proposals include several sidewalks and pathways throughout the development, which would enhance the pedestrian character. The property is located in an area that includes a variety of architectural styles, so the N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Review 6-1 8-2024\Final CC-PC-ARB staff report 6-1 8-2024.docx Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-Dp/CUp/TpM/CDP/ARB June 18,2024
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proposed contemporary design with neutral colors generally fits in with the surrounding variety of developments.

Open Space. Recreation, & Conseruation Element
Obiective OSG-6: Preserue the natural environmental quatities of creekways and protect riparian habitat. /
Policy OSC-6a: Support the preseruation of creeks and their coridors as open space, and maintain and restore riparian habitat to protect the community's water quality, w i I d I ife d ive rs ity, ae sth eti c va I u e s, a n d re c reati o n op po rtu n iti e s.

Policy OSG'6e: Natural drainage pattems and runoff rates and volumes sha// be preserued to the greatest degree feasible by minimizing changes to naturattopography, and minimizing the areas of imperuious surtaces created by iew developmentt.

Policy OSC-6f: All development shatt be evaluated for potential adverse impacts to water quality and shall consider Srfe Desrgrn, Source Controt and Treatment Control BMPs in order to minimize polluted runoff and water quatity impacts resutting from the development. ln order to maximize the reduction of water-quaitity impacts, Amps shoutd be incorporated intgthe proiect design in the foltowing progression: (1) Srfe Desrgn BMPs, (2) source control BMPs, and (3) Treatment control BMps.

Policy OSC-13h: Plans for development shalt minimize cut and fitt operations. plans that do not minimize cut and fill shall be denied.

Policy OSG-13|: Design all new development to fit the site topography, soils, geology, hydrology, and other existing conditions and be oriented so tiat grading and otner iite preparation is kept to an absolute minimum. Preserue atl natural landforms, natural drainage sysfems, and native vegetation. Require all areas on the site not suited to development, as evidenced by competent soils, geology and hydrology investigation and reports remain as open space.

The project site is adjacent to Lagunitas Creek, which flows to the southwest into the Pacific Ocean. A 5O-foot-wide creek setback has been established along the portion of the property that is abutted by the creek. Each of the conceptual optionJ include a stormwater detention basin that would have a metered flow into the creek during and after storms. As such, great care should be taken to ensure that the project, incl-uding the design of the landscaping and hardscape improvements, minimize direct runoff and pollution into the creek.

Additionally, approximately four-feet of fill would be placed over the project site to raise the elevation of the entire development for drainage purposes. The placement of the fill would add additional perceived height to the proposed structures in comparison to the existing site elevations. During a formal project review, the amount of fill would be N:\Project Files\2023 (2196_-
_ _ )\UZ Lagunitas Mixed Use, 6380 Via Reat\CC-pC-ARB Concept Rev i ew 6 - 1 8-2024\F i n a I C C- P C-AR B staff re po rt 6- 1 g -2024, docx Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-DP/CUP/TPM/CDP/ARB June 18,2024
Page23 of 27
analyzed to determine the minimum amount of fill necessary to achieve the site drainage objectives.

Proiect Conditions. Covenants & Restrictions (CC&Rsl
During the ARB preliminary review meeting on April 11,2024, several of the public commenters made reference to the adopted CC&Rs for the original Lagunitas MixedUse Development and suggested that these CC&Rs limit or restrict use of the (former) otfice park parcel to the original approved project only, or preclude the City from considering another project for this site. City staff are still researching this matter in coordination with the City Attorney's office, however, when similar situations have arisen in the past, the City has taken the position that the CC&Rs are a private contract between the property owners that are a party to the CC&Rs. The City is not responsible for interpreting or enforcing the CC&Rs, nor is the City bound by the terms of the CC&Rs. The City may consider, review, and even approve a new project for a given parcel. To the extent that such a parcel is subject to existing CC&Rs, it would be the responsibility of the affected owners to resolve any issues that arise from such a project through a negotiated solution or private right of action. To the extent that the City may have required certain conditions or limitations be imposed through project CC&Rs, the City would have the authority to ensure that any new project address those issues or concerns in the updated CC&Rs as a project condition of approval.

DEVELOPMENT IMPACT FEES
A series of ordinances and resolutions adopted by the City Council require the payment of various Development lmpact Fees ("DlFs") for projects resulting in a net increase in the number of dwelling units, an increase in commercial or industrial square footage, or projects resulting in a change of use (e.9., from "commercial" to "residential"). Based on the concept plans provided, the conceptual proposals would be subject to City DlFs due to the new construction of the mixed-use development, as shown in the tables below based on the 2023-2024 fee schedule.

N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Rev i ew 6 - 1 8-2024\F i n a I C C- P C-AR B staff re po rt 6- 1 8 -2024. docx Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-Dp/CUp/TpM/CDp/ARB June 18,2024
Page24 of27
Concept #1:

Proicct Fce Estimale for Lagunitas llixcd Use- CONCEPT #i Date: 5na2024
Address: 6380 Ma Real
718sf R&D markeUcafe
Streets and Thorouglfaes Fees
Higtvay lrilerchanges ard Bridges Fees
Trafic Confol Fees
Gen€ral Feilities and Equipmeril Fee
Storm Drain4e Facilities Fees
Parldand Acrybition Fees
171 129.58
7g
.50
I 07
Fees s0.00
Parlcs & Recreation Facltries Fees
Aqudic Frcifties Fees
Parking Facilities Fee (325,768-33 per space)
$677 9_16
.35
$0.00
Fees
Total CIO lbvrlopqont hnp.ct Fors 32,267,926.E1
Othor Fecs:

New Construction Tax Fees
Landscape Bond
Fire Protection Certificate Fee
SchoolDistrict Fee
00 061.00
$429 .40
Total Fees 42,798,715.21
N:\Project Files\2023 (2196_-
, -
)"12243 Lagunitas Mixed Use, 6380 Via Reat\CC-pC-ARB Concept Rev iew 6-1 8 -2024\F i n a I C C- PC-AR B staff re po rt 6 - 1 B -2024. docx Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-DP/CUP/TPM/CDP/ARB June 18,2024
Page25 of 27
#2.

N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Revi ew 6 -1 8 -2024\F i n a I C C-PC -AR B staff re po rt 6- 1 8-2024 . docx Proicct Fee Estimate for Lagunitas Mixed Use- CONCEPT#,I Date: 5n3na24
Proiect* 212243-DPICUP/TPM/CDP/ARB
Addrcss: 6380 Via Real
147 718sf R&D market/caf€
Streets and Thoroughfares Fees
Highrrtray lnterchanges and Bridges Fees
I
Control Fees 13.79
General Fmilities and Equiprnent Fees
Storm Drainage Facilities Fees
Parldand Acquisition Fees
Quimby Fees
Parks & Recreation Facilities Fees
3181 75

30.00 1
Facilities Fees
Parking Facilities Fee ($25,768-33 per space)
Fees
TGI Cltl [bvdopmrnt lmpacl Fcr 32,101,766.73
Odrer Fecs:

New Construction Tax Fees
Landscape Bond
Fire Protection Cfiificate Fee
SchoolDistrict Fee
00 $0.00
.00
$41 14.24
Total Fees 32,599,ffi,93
Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-DpiCUplTpM/CDp/ARB June 18,2024
Page26 of 27
Concept #3:
!roject Fee Esrimate for Lagunitas tlxcd Usc- CONCEPT#3 Date: 5n3na24
Projrct* 212243-DP|CUP/TPM/CDP/ARB
Addrcss: 6380 Ma Real
153 718sf R&D 2 market/cafe
Streets and Thorouqghfares Fees
Hifnvay lrfierchanges and Brklges Fees
Trffic ControlFees
Cleneral Facilitiss and Equipment Fees
Storm Drainage Facilities Fees
PaHand Acquisition Fees
Quirnby Fees
Parks & Recreation Facilities Fees
.n
.08
31 .41
$0.00
72 Facilities Fees 797.45
Parkirg Facilities Fee ($25,768.3i| per space) 00
Fees
Tota| Clty lhvrlopnrnt lmpast Frrs 32,179,7*.Zl
Odrer Fees:

Neur Construction Tax Fees
Landscape Bond
Fire Protection Certificate Fee
SchoolDistrict Fee
00 $0.00
00 747.24
Total Fees 32,689,1111.51
Mitigation fees and similar charges from the various special districts who would serve the project may apply. These fees would be calculated by the respective districts, including the Carpinteria-Summerland Fire Protection District, the Carpinteria Sanitary District, the Carpinteria Valley Water District and the Carpinteria Unified School Distritt Estimates of any respective fees from the special districts were not obtained for the purposes of this conceptual review proposal.

N:\Project Files\2023 (21?6- )U243 Lagunitas Mixed Use,6380 Via Reat\CC-pC-ARB Concept Review 6-1 8-2024\F in al CC-PC-AR B staff report 6-1 B -2024. docx Lagunitas Apartments & Mixed-Use Project Concept Review, Project #23-DP/CUP/TPM/CDP/ARB June 18,2024
Page27 of 27

SUMMARY OF ISSUES
The City Council, Planning Commission, and Architectural Review Board should comment on the following issue areas:
. Consistency with applicable City regulations;
e Compatibility with Carpinteria's "small beach town" character; o Site design and project layout;
o Outdoor recreation/functional open space areas;
. Architectural style and materials;
. Size, height, massing, and scale of the proposed structures in relation to their surroundings;
. lmpacts to public views of the mountains;
o The applicable Modification requests; and
o Neighborhood compatibility.

PRINCIPAL PARTIES EXPECTED AT MEETING
Steve Leonard, Manager, RPG Carpinteria, LLC
Troy White, TW Land Planning & Development, LLC
Mark Kirkhart, DesignARC
Melisa Turner, DesignARC
lnterested citizens

ATTACHMENTS
Attachment A: Conceptual Architectural Plans
Attachment B: April 11,2024 ARB Meeting Minutes
Staff contact: Syndi Souter, Senior Planner
(805) 7 55-4405, synd [email protected]
Signature
Reviewed by: Nick Bobroff, CDD Director
(805) 7 55-441 4, n [email protected]
Reviewed by: Michael Ramirez, City Manager
(805) 7 55-4400, m [email protected]
Signature
N:\Project Files\2023 (2196- )U243 Lagunitas Mixed Use, 6380 Via Rea|\CC-PC-ARB Concept Rev i ew 6 - 1 8-2024\F i n a I C C- P C-AR B staff re po rt 6 -1 8 -2024. docx ture
Attachment A
Conceptual Architectural Plans
Lagunitas Apartments & Mixed-Use Project
#23-2243-DP IC U P/T PM/C D P/AR B
Joint City CouncillPlanning Commission/Architectural
Review Board Conceptual Review
June 18,2024
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Attachment B
April 11,2024 ARB Meeting Minutes
Lagunitas Apartments & Mixed-Use Project
#23.2243-DP IC U P/T PM/C D P/AR B
Joint City Council/Planning Commission/Architectural
Review Board Conceptual Review
June 18,2024
ACTIONS, ARCHITECTURAL REVIEW BOARD .-April 11,2024-
Continued-Page2
roof material which matches the existing roof. He further clarified that the proposed windows on the dormer element and gable end of the garage would be functional and provide ventilation.

Public Comments: None
BoardmemberDiscussion:'
Chair Stein commented that the project is a big improvement over the existing condition.

Boardmember O'Connor commented that he appreciated that the proposed project and the existing development conformed to all the required zoning standards and that no modifications were required All boardmembers expressed their overall support for preliminary and final approval.

ACTION: Motion by Boardmember O'Connor, seconded by Vice Chair Blakemore, to recommend Preliminary and Final approval to the Director as submitted.

VOTE:5-0
Project: Lagunitas Apts. & Mixed-Use Project, Project 23-2243-CUP/TPM/CDP Address: 6380 Via Real
Applicant: Troy White, agent, for Steve Leonard, Managero RPG Carpinteria, LLC Planner: Syndi Souter
Request of Troy White, agent, for Steve Leonard, Manager, RPG Carpinteria, LLC, to consider Project 23-2243-CUP/TPM/CDP for preliminary review of a request to construct a new 159-unit apartment complex with amenities, a 2,224 square-foot market/cafd, one 3,829 square-foot R&D office space, one 2,889 square-foot R&D office space, 301 parking spaces (196 surface spaces and 105 underground spaces), and associated hardscape/landscaping and site improvements. The property is an 8.63-acre parcel zoned Industrial /Research Park (M-RP) and shown as APN 001- 190-097, addressed as 6380 Via Real.

Ex Parte Communications Disclosure: None
Staff Comments:

Syndi Souter provided a presentation and described the overall project scope. She summarized the project history and described the previously approved office building and parking arrangement and how it differed from the proposed mixed-use project, noting the relationship to the existing Cityowned parcel adjacent to the project site. She provided detailed information and plan images describing the project's architectural style, site arrangement, proposed grading and drainage, parking arrangement, landscaping and exterior lighting. She then noted the story pole installation and provided photographs of the story pole installation. Syndi summarized her presentation with a discussion of the key objectives and policies for the ARB to consider and the ARB's support for the three requested modifications for exceeding the height limit on Building # 1, the use of compact parking spaces, and the location of parking within the front setback along Via Real. She concluded by requesting the ARB's input on the following issue areas:

ACTIONS, ARCHITECTURAL REVIEW BOARD April I1,2024
Continued-Page 3
o Site design and project layout;
o Architectural style and materials;
r Size, height, massing, and scale of the proposed structures in relation to their surroundings; o Landscaping plant palette, including native trees;
o Exterior light fixtures and night-sky compliance;
o Impacts to public views of the mountains;
. Grading and earthwork quantities;
o The three Modification requests; and
o Neighborhood compatibility.

Applicant Comments:

Troy White, agent for the owner, Mark Kirkhart, project architect, Scott Caps, landscape architect, and Jason Gotsis, civil engineer, prepared a presentation and were available to answer questions. Troy White introduced the project team and provided background information on the previously approved office project and how the economics of the commercial/office concept had changed. He noted that after previously meeting with CDD staff, the project was revised to focus on providing rental housing instead. He then described an outline of the applicant presentation. Mark Kirkhart commenced the presentation and summarized the project's design goals, site constraints, and architecture. He clarified that no access to the site would be provided off of Lomita Lane (a private road), other than emergency access for the Fire Department, and described the site topography and the related design intent with respect to the visibility of the parking area fronting Via Real, the height and massing of the buildings, and rationale for the height modification request. He went on to describe the rationale for the site arrangement and related open space calculations. Jason Gotsis then explained the grading and drainage plan and constraints related to existing public easements that bisect the project site. He further detailed the stormwater plan and related expansion of the existing stormwater detention basin and answered questions from Vice Chair Blakemore regarding how the grading calculations relate to the stormwater requirements, and answered a question from Boardmember O'Connor confirming that the proposed electrical service would be underground. The applicant presentation then proceeded with a presentation of the proposed landscape plans by Scott Capps, including the proposed arrangement of the open space areas and perimeter landscape screening. Mark Kirkhart wrapped-up the presentation with a brief "fly by" video to help the ARB better visualize the project design in three dimensions. He concluded by answering questions from the ARB related to the courtyard dimensions, the proposed parking ratio, conjunctive parking proposal, how the open space and lot coverage areas were calculated, dimensions of interior corridor areas, and size of proposed rental units.

Public Comments:

Twenty-one (21) written and electronic public comments were submitted and provided to the ARB members in advance of the meeting. These comments are part of the public record and copies are on file with the Community Development Department. All of the written and electronic public comments received were either in opposition to the project or expressed concern with certain aspects of the project.
14 public commenters spoke at the meeting, and their comments are summarized as follows:
- Opposed. HOA CC&Rs specify only commercial
use gfthe prop€rty: Prevloqsfy appryvgd commercial dgvglopment wag reqperclfuf lp iqs design ACTIONS, ARCHITECTURAL REVIEW BOARD April 11,2024
Continued-Page 4
(parking arrangement, noise from mechanical equipment, etc.) Noise and lighting are major concern.

The open space is used by Lagunitas residents.

Marcv Mullan - (speaker slip submitted, did not comment) Don Benson - Speaking on behalf of himself and wife, Vera Benson. Opposed. Lomita Lane resident for 60 years. Vera was involved in previous project and revisions. Supports housing that is integrated into the Lagunitas residences but opposed to 3-story design and sizelbulVscale of proposed project.

Opposes setback modification. Opposes any uplighting or tree lighting. Fencing should be required along LomitaLane. Landscaping should be maintained and reviewed every 2 years to confirm maintenance. Opposed to market/cafe due to impacts on Lomita Lane traffic and pedestrians.

William Anderson - Speaking on behalf of himself and his wife. The story pole installation should be updated to reflect carport parking areas. The project should include play areas and plans should be modified to include play areas and additional open space. (Also left written comments).

Bill Murphy - (speaker slip submitted, did not comment). Left written comment opposing project as too large and not what Carpinteria needs.

Mary Jane Yardley - Resident of Lagunitas. Opposed to project as designed. Project includes very little open space. Design is not compatible with existing Lagunitas residential area and small beach town character. EIR should consider the extent of excavation for underground parking and impacts to groundwater. Agrees with other speakers with respect to concems regarding lighting and noise.

Connie Thompson - Resident of Lagunitas. Not opposed to housing, but project is too large. Project twice the size of previously approved project. Should not be named "Lagunitas" and be confused with the existing residential development. ARB should not support the project as currently proposed.

Ashley DeVan - Resident of Lagunitas since 2013. Opposed. Project much different than previously approved vision for this property and conflicts with CC&Rs. Desity is triple that of existing Lagunitas residential community. Project would burden neighbhorhood with impacts related to parking, traffic and crime. ARB should consider broader context of development and sprawl; General Plan conflict considering location at the edge of City.

Bryan Gindoff - Resident of Lagunitas (also provided a seperate written comment letter). Project conflicts with CC&Rs which those who purchased residences in Lagunitas relied upon. The previously approved project was compatible because the commercial uses would happen during the day and thus limit impacts related to noise, lighting and parking at night; owners within Lagunitas have a "contract" with City that should be respected.

Jacqueline Matthews - Resident of Lagunitas. Concerned about being "pummbled" by the proposed large development.

Jim Gaskin - Resident of Lomita Lane. Opposed. When purchased home, was provided information on the previously approved project, which was far smaller. Proposed project is too large, with too much grading and he is concerned about adequate infrastructure existing to serve project. Grading and drainage is also concerning.

ACTIONS, ARCHITECTURAL REVIEW BOARD April I 1,2024
Continued-Page 5
David Rosso - Agrees with other commenter's concerns, especially related to density concerns. Asked that the CC&Rs be addressed prior to project moving forward. Concems with heighi of proposed structures and compatibility with neighborhood. Concerned that project has been rushed and not enough study of impacts related to traffic, grading and sensitive habitat. Parking is far short of what is needed to serve the number of residential units.

Tim Grimes - Agrees with many of the previous comments. The story poles indicate that the project will be like "Los Angeles", not Carpinteria. The previously approved project seemed appropriati.

Main concern is with the project exterior lighting and potential light pollution that would result.

Gary Graumann - Resident of Lagunitas for l3 years. Opposes project. Concerned that this was the first time he received a notice and nobody had made an effort to reach out. When he purchased home in Lagunitaso he met with City staff to review what was proposed on subject site, which is much different than what is currently proposed. Concerned that this project p.opores the first underground parking area in City. Concemed about the "boxy" nature of the project and the height, and the project should relate better to the existing Lagunitas residential development. Also expresied concerns regarding lighting, the proposed market/cafe and related noise impact, and CC&Rs.

Kevin Donoehue - (speaker slip submitted, did not comment) Amrita Salm - No affordable housing included in project is unacceptable.

At the conclusion of public commentso Chair Stein offered the applicant team an opportunity to speak prior to the ARB beginning their deliberations. Troy White, agento related that he offered to meet with representatives from the Lagunitas residential neighbors to no avail, and that the CC&Rs are not an issue for the ARB review.

Boardmember Discussion
Boardmember o'connor began the discussion with the following comments:
r The CC&R issue needs to be addressed.
r Concerned about how lot coverage and open space is calculated and more functional open space should be provided.
. Story poles should include all structures and stake the property lines. . Concern about the height & mass along Via Real.
' Agrees (with Don Benson) that a pedestrian fence should be installed along Lomita Lane. o He is struggling to move forward with the project.

Boardmember Little provided the following comments:
. Agrees with Boardmember o'connor and prior public comments. o Commented that the CC&R issue needs to be resolved.
. Story poles show that the project is too massive and too boxy. r Narrow hallways in the buildings will be too dark.
o Compact parking spaces are not practical.
o d lot of work to be done to downsize, or go back to the original design.

ACTIONS, ARCHITECTURAL REVIEW BOARD April 11,2024
Continued-Page 6
Vice Chair Blakemore provided the following comments:
. Shares concern with Boardmember O'Connor regarding open space calculations. . Project is a "bait & switch" to the office building in the CC&Rs. o Size, bulk, and scale is too much; program too ambitious. . Units are small- should try fewer, larger units with more living space. o Views should be protected-mountain views and ocean views. o Not compatible with the area, or creek/riparian habitat. While stormwater design may work, an island of paving so close to the riparian area does not feel comfortable. o Does not support modification for parking in the front yard setback. o Underground parking layout has dead ends and does not circulate traffic. e The date palms and tipu trees will not do well, select another variety. e Provide true elevations of the structures without the landscaping rendered in front, similar to the County BAR requirements.

Boardmember Johnson provided the following comments:
o The density needs to be mitigated.
o Story poles do not always tell the whole story.
. Applauds the design with shadows and broken massing along Via Real. o Roof heights could be varied to provide more variety, especially the elevation along Lomita Lane.
. Likes the materials, generous balcony overhangs, animation. o Three stories at front, the other buildings are two story; grading could be used to vary the heights of the buildings.
. Spread out the compact parking spaces.
o Can accept the modification to park in the front setback, which is common in the commercial developments nearby and Via Real frontage is narrow. o Likes the underground parking- keeps parking out of sight.

Chair Stein Provided the following comments:
r Prefers conceptual review with other decision makers before formal submittal on large projects.
o What is the benefit to the community from this project? o Noted the number of units and lack of affordable housing. o Likened the project to the Klentner mixed-use project - "a quintessential LA project". . The public should be proactive and ask for better representation on the City Council. . All parking should be underground.
o Likes the balconies.
. Project is too big.
r Go back to office building design.
. Project will not provide oomarket rate housing" that residents can afford. r Not in favor of CUP for cafe, which should be in downtown area; parking will spill over onto streets.
o Does not support compact parking spaces; all should be standard spaces. . Pull the buildings back from the creek and Via Real.
a is too tall size and bulk are too much
Cannot support any of the requested modifications.

Mountain and ocean views are impacted.

Not compatible with the neighborhood.

Great project for somewhere else.

Staff requested a poll from the Boardmembers concerning their support (or lack thereof) for the requested modifications for the height exceedance, parking in the front (Via Real) setback, and use of compact spaces.

O'Connor, Little, Blakemore and Stein not in support of any of the modifications. Boardmember Johnson can support all three.

ACTION: Motion by Boardmember O'Connor, seconded by Boardmember Blakemore, to recommend continued preliminary review with comments.
a
a
o
a
VOTE: 5-0
OTHER BUSINESS: ARB Meeting of April 25,2024 is cancelled.

ACTIONS, ARCHITECTURAL REVIEW BOARD April 11,2024
Continued-Page 7
CONSENT CALENDAR:

3. Action Minutes of the Architectural Review Board Meeting of February 29,2024.

ACTION: Motion by Boardmember Little, seconded by Boardmember O'Connor, to adopt the minutes as drafted.

VOTE: 4-0 (Stein abstained)

4. Action Minutes of the Architectural Review Board Meeting of March 14,2024.

ACTION: Motion by Boardmember Little, seconded by Boardmember O'Connor, to adopt the minutes as drafted.

VOTE: 4-0 (Blakemore abstained)
MATTERS REFERRED BY THE PLANNING coMMISSIoN/crry couNcIL: None MATTERS PRESENTED BY BOARDMEMBERS/STAFF:

Matters by Boardmembers: Vice Chair Blakemore inquired as to the City's position on the noise impacts of the increased rocket launches at Vandenberg Space Force Base. Staff advised that this issue came up at a recent coastal Commission hearing and they are looking into it.

Matters b), St6ff,
- The project is nearing completion and the
applicant's design team met with staff to discuss two requested revisions which were presented to the ARB for review and comment:
a

PROJECT TEAM

ARCHITECT
DesignARC, Inc.

Address: 29 W. Calle Laureles
Santa Barbara, CA 93105
Phone: (805) 687-1525
Contact: Mark Kirkhart
Email: [email protected]
Contact: Melisa Cinarli Turner
Email: [email protected]
OWNER
RPG Carpinteria, LLC
Address: 999 La Paz Road
Santa Barbara, CA 93108
Phone: (858) 354-7180
Contact:  Steve Leonard, Manager
Email: [email protected]

LAND USE CONSULTANT
TW Land Planning & Development, LLC
Address: 1068 E. Main St., Suite 225
Ventura, CA 93001
Phone: (805) 698-7153
Contact: Troy White
Email: [email protected]

CIVIL ENGINEER
Ashley Vance Engineering, Inc.

Address: 10 E Cota St.

Santa Barbara, CA 93101
Phone: (805) 962-9966
Contact: Bruce Jones
Email: [email protected]

LANDSCAPE ARCHITECT

EPTDESIGN
Address: 414 Olive Street
Santa Barbara, CA 93101
Contact:  Scott Capps
Phone: (626) 795-2008
Email: [email protected]

GEOTECHNICAL ENGINEER
PADRE ASSOCIATES, INC.

Address: 315 S. Coast Hwy 10, Suite U-12
Encinitas, CA 92024
Phone: (805) 644-2220 x011
Contact:  Jeffrey T. Damron
Email: [email protected]

SURVEYOR
WW SURVEYING, INC.

Address: 1727 State St., Suite 25
Santa Barbara, CA 93101
Phone: (805) 681-1615
Contact:  James Wenzel
Email: [email protected]

TRAFFIC/PARKING

ASSOCIATED TRANSPORTATION

ENGINEERS
Address: 100 N. Hope Ave., Suite 4
Santa Barbara, CA 93110
Phone: (805) 687-4418
Contact: Scott Schell
Email: [email protected]

PROJECT
SITE
N
29 West Calle L aureles, CA 93105 T . 805.687.1525 F . 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignAR C and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignAR C. © DesignAR C Inc.

TITLE SHEET
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/1/24
G001
SCALE:

DATE: 5/1/24

SHEET INDEX

GENERAL
G001 Title Sheet
G002 Project Data
G003 Specifications
G004 Site Context Plan

SURVEYOR
TS100 Topographic Survey
TPM Tentative Map

ARCHITECTURAL
A100 Site Plan
A101 Site Sections
A110 Basement Floor Plan
A111 First Floor Plan - South
A112 First Floor Plan - North
A113 Second Floor Plan - South
A114 Second Floor Plan North
A115 Third Floor Plan - South
A116 Roof Plan - South
A117 Roof Plan - North
A120 Unit Plans
A121 Unit Plans
A201 Exterior Elevations - Building 1
A202 Exterior Elevations - Building 1
A203 Exterior Elevations - Building 2
A204 Exterior Elevations - Building 3
A205 Exterior Elevations - Building 4
A206 Exterior Elevations - Building 5
A207 Exterior Elevations - Building 6
A208 Exterior Elevations - Leasing/Clubhouse 1
A209 Exterior Elevations - Gym
A210 Exterior Elevations - Clubhouse 2
A211 Exterior Elevations - Bike Rm., Carports, Trash Encl.

A301 Sections
A302 Sections
A401 Exterior Perspective
A402 Exterior Perspective
A403 Exterior Perspective
A404 Exterior Perspective
A405 Exterior Perspective
A406 Exterior Perspective
A407 Exterior Perspective
A408 Exterior Perspective

LIGHTING
LT-0.0 Lighting Fixture Schedule
LT-0.1 Site Lighting Calc Plan - South
LT-0.2 Site Lighting Calc Plan - North
LT-1.0 Concept Lighting Ext. Elevation - Bldg. 1
LT.2.0 Concept Lighting Ext. Elevation - Gym
LT.3.0 Concept Lighting Ext. Elevation - Leasing/Club
LT.4.0 Concept Lighting Ext. Elevation - Bike Rooms/Etc.

LT.5.0 Concept Lighting - Overall Site North
LT.6.0 Concept Lighting - Overall Site South
CIVIL
C-2.1 Grading & Drainage Index
C-2.2 Grading & Drainage Plan
C-2.3 Grading & Drainage Plan
C-2.4 Grading & Drainage Plan
C-2.5 Grading & Drainage Plan
C-2.6 Grading & Drainage Plan
C-2.7 Grading & Drainage Plan
C-2.8 Grading & Drainage Plan
C-2.9 Grading & Drainage Plan
C-2.10 Grading & Drainage Plan
C-2.11 Grading & Drainage Plan
C-2.12 Grading & Drainage Plan - Garage
C-2.13 Site Sections
C-3.1 Utility Plan
C-5.1 Erosion Control

LANDSCAPE
L-000 Cover Sheet
L-001 Landscape Narrative
L-002 Concept Diagram
L-003 Concept Imagery
L-004 Concept Imagery
L-005 Concept Imagery
L-100 Overall Site Plan
L-101 Enlarged Site Plan - South
L-102 Enlarged Site Plan - Center
L-103 Enlarged Site Plan - North
L-110 Materials Concept
L-111 Planting Concept
L-200 Planting - Overall Site Plan
L-201 Planting Enlarged Site Plan - South
L-202 Planting Enlarged Site Plan - Center
L-203 Planting Enlarged Site Plan - North
L-251 Planting - Details
L-210 Planting Imagery - Trees
L-300 Irrigation Enlarged - Overall Site Plan
L-301 Irrigation Enlarged Site Plan - South
L-302 Irrigation Enlarged Site Plan - Center
L-303 Irrigation Enlarged Site Plan - North
L-351 Irrigation Details
L-352 Irrigation Details

ARCHITECTURAL
A409 Exterior Perspective
A410 Exterior Perspective
A411 Exterior Perspective
A412 Exterior Perspective
A500 Colors & Materials
PROJECT DESCRIPTION - OPTION 1
The proposed mixed-use project consists of five (5) two-story residential buildings compromising of 86 apartment rental units, and one (1) three-story mixed-use building containing 73 apartment rental units, 6,718 square-feet (SF) of research & development (R&D) office space, 2,224 square-feet corner store occupied by a café/deli. The residential unit mix project includes 20 studios, 72 1-bedrooms, 67 2-bedrooms, totaling 159 units with an overall density of 18.4 dwelling units per acre. The project provides additional amenities such as an outdoor pool, exercise room, leasing office, club house, bike storage rooms, and associated site improvements on an 8.64-acre vacant lot. The project would provide a total of 301 parking spaces, including 196 surface parking spaces and 105 parking spaces within subterranean parking garage.

Two onsite underground chamber systems will be installed to treat and retain the 95th percentile storm volume per County of Santa Barbara Flood Control requirements. An existing onsite detention basin will be resized to mitigate the delta of peak flows/runoff from the additional developed impervious areas by detaining the offsite impervious area that currently drains to it. Hydromodification of the 2 through 100 year storm events will be provided at the point downstream of the areas impacted by these developments.

The project requires the following entitlements: 1) a Coastal Development to allow development within the coastal zone; 2) a Development Plan to allow a mixed residential/industrial use in the M-RP zone district; 3) a Conditional Use Permit to allow commercial uses (e.g., café/ deli, etc.) in the M-RP district and conjunctive use of parking spaces; 4) a Modification to allow the proposed mixed-use three-story building height of 31'-11” (avg.) above the maximum 30-foot height permitted within the M-RP district, to allow parking in the front yard setback and to allow 47 compact parking spaces at 8' x 18'; and 5) a Tentative Parcel Map (TPM) for condominium purposes to allow as many as three R&D/commercial airspace units and one airspace unit for the residential apartment project components. The TPM would not subdivide the apartment buildings into separate residential units; the individual apartment units would be rentals and would not be for sale.

VICINITY MAP

LAGUNITAS APARTMENTS

MIXED-USE DEVELOPMENT
6380 VIA REAL, CARPINTERIA, CALIFORNIA
OPTION 1
(ARB 04.11.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

PROJECT DATA
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
11/17/23
G002
SCALE:

DATE:

PROJECT DATA
ADDRESS 6380 VIA REAL, CARPINTERIA, CA PARKING ANALYSIS A.P.N. 001-190-097 CURRENT PROPOSED
ZONING M-RP (INDUSTRIAL / RESEARCH PARK) AREA (SF) AREA (AC) % OF SITE AREA (SF) AREA (AC) % OF SITE RESIDENTIAL PARKING REQUIREMENTS REQUIRED FRONT SETBACK GREATER OF 80' FROM CENTERLINE OF VIA REAL OR 50' FROM PROPERTY LINE LOT AREA 376,153 SF 8.64 100.0% 376,153 SF 8.64 100.0% RESIDENTIAL PARKING REQ'D (@1 SPACE/ BED) 226 SPACES REQUIRED SIDE SETBACK 10' FROM PROPERTY LINE BUILDING COVERAGE (*) (IMPERVIOUS)--- 104,743 2.40 27.8% GUEST PARKING REQ'D (@1 SPACE / 3 DWELLING UNITS) 53 SPACES REQUIRED REAR SETBACK 10' FROM PROPERTY LINE LANDSCAPE COVERAGE INCL. POOL (PERVIOUS) 344,709 7.91 91.6% 140,143 3.22 37.3% TOTAL RESIDENTIAL PARKING REQ'D 279 SPACES MAX. HEIGHT LIMIT 30' HARDSCAPE COVERAGE (IMPERVIOUS) 31,444 0.72 8.4% 131,267 3.01 34.9% PROPOSED MAX HEIGHT 31'-11" TOTAL REQ'D COVERED PARKING (@1 SPACE / UNIT) 159 SPACES MAX. LOT COVERAGE 40% (COMMERCIAL + R&D) / 30% (PUD RESIDENTIAL) PROPOSED LOT COVERAGE 73,493 SF 19.54% COMMERCIAL PARKING REQUIREMENTS MIN. LANDSCAPE COVERAGE 30% LANDSCAPE (COMMERCIAL + R&D) / 20% OPEN SPACE (PUD RESIDENTIAL) (*)INCLUDES CARPORTS/ENCLOSURES R&D (@ 1/500 SF) AREA (NET SF) REQ'D R&D PARKING PROPOSED LANDSCAPE COVERAGE 38.2% (3.23 AC) COMMERCIAL 1 2,889 SF 5.8 SPACES 140,721 SF 37.41% COMMERCIAL 2 3,829 SF 7.7 SPACES
SUBTOTAL 13.5 SPACES
GROSS AREA 8.64 ACRES GROSS AREA 8.64 ACRES 14 SPACES (ROUND UP) 376,153 SF R.O.W. / BUS STOP -0.18 ACRES COMMERCIAL 3 AREA (NET SF) REQ'D COM. PARKING NET LOT AREA 8.46 ACRES CAFÉ/DELI - INDOOR (@ 1 SPACE/250 SF) 2,224 SF 9 SPACES LOMITA LANE EASEMENT -1.35 ACRES CAFÉ/DELI - INDOOR 24 SEATS (@ 1 SPACE/4 SEATS) 6 SPACES CREEK SETBACK -0.75 ACRES CAFÉ/DELI - OUTDOOR PATIO 32 SEATS (@ 1 SPACE/4 SEATS) 8 SPACES DETENTION BASIN -0.60 ACRES TOTAL R&D/COM. 37 SPACES
GROSS AREA DENSITY 18.40 DU/AC NET DEVELOPMENT AREA 5.77 ACRES NET DEVT. AREA DENSITY 27.55 DU/AC

PARKING SUMMARY
RESIDENTIAL SUMMARY RESIDENTIAL UNIT SUMMARY BY BUILDING TOTAL RESIDENTIAL PARKING REQ'D * 279 SPACES

UNIT TYPE QUANTITY UNIT MIX

REQ'D RESIDENT
PARKING (1/BED)

UNIT AREA
(NET SF) AREA SUBTOTAL (NET SF) UNIT TYPE QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL (
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) TOTAL RD/COMMERCIAL PARKING REQ'D * 37 SPACES
ST_A6 4%6 416 SF 2,496 SF ST_A0 0 SF002 832 SF0 0 SF2 832 SF2 832 TOTAL PARKING REQ'D 316 SPACES ST_B6 4%6 373 SF 2,238 SF ST_B0 0 SF002 746 SF0 0 SF2 746 SF2 746* REFER TO PARKING ANALYSIS ST_C8 5%8 401 SF 3,208 SF ST_C8 3,208 SF000 0 SF0 0 SF0 0 SF0 0 SF 1BR_A 34 21% 34 748 SF 25,432 SF 1BR_A0 0 SF 16 11,968 SF8 5,984 SF6 4,488 SF4 2,992 SF0 0 SF AVG. RES. PARKING RATIO PROVIDED 279 SPACES / 159 UNITS= 1.8 SPACES/UNIT 1BR_B 33 21% 33 646 SF 21,318 SF 1BR_B 33 21,318 SF000 0 SF0 0 SF0 0 SF0 0 SF AVG. RES. PARKING RATIO PROVIDED 1.2 SPACES/BDRM 1BR_C (ABOVE R&D)5 3%5 770 SF 3,850 SF 1BR_C (ABOVE R&D)5 3,850 SF000 0 SF0 0 SF0 0 SF0 0 SF 2BR_A 40 25% 80 989 SF 39,560 SF 2BR_A0 0 SF4 3,956 SF6 5,934 SF6 5,934 SF 10 9,890 SF 14 13,846 SF COVERED / UNCOVERED PARKING PROVIDED 2BR_B 12 8% 24 853 SF 10,236 SF 2BR_B 12 10,236 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL COVERED / BASEMENT PARKING PROVIDED 105 SPACES 2BR_C 12 8% 24 854 SF 10,248 SF 2BR_C 12 10,248 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL COVERED / CARPORT PARKING PROVIDED 102 SPACES 2BR_D (ABOVE R&D)3 2%6 1,115 SF 3,345 SF 2BR_D (ABOVE R&D)3 3,345 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL UNCOVERED PARKING PROVIDED 94 SPACES TOTAL UNITS 159 100% 226 121,931 SF TOTAL UNITS 73 52,205 SF 20 15,924 SF 18 13,496 SF 12 10,422 SF 18 14,460 SF 18 15,424 SF TOTAL PARKING PROVIDED 301 SPACES TOTAL BEDROOMS 226

BIKE PARKING
RESIDENTIAL AMENTIES: AREA SUBTOTAL (NET SF) BUILDING / STRUCTURE SUMMARY RESIDENTIAL LONG-TERM PARKING 56 SPACES BIKE ROOMS 624 SF COMMERCIAL SHORT-TERM PARKING 6 SPACES LEASING OFFICE/CLUBHOUSE 1 1,528 SF NAME TOTAL BIKE PARKING PROVIDED 62 SPACES EXERCISE ROOM 1,603 SF BUILDING 1 (FLOORS 1-3) MIXED-USE 86,173 SF 29,332 SF 28,755 SF 28,086 SF 11,609 SF 31'-11" 73 CLUBHOUSE 2 1,143 SF BUILDING 2 RESIDENTIAL APT. 17,300 SF 8,842 SF 8,458 SF 0 SF 1,912 SF 22'-9" 20 PARKING PROVIDED BY TYPE/LOCATION POOL EQUIPMENT ROOM 42 SF BUILDING 3 RESIDENTIAL APT. 14,816 SF 7,600 SF 7,216 SF 0 SF 1,315 SF 22'-9" 18 POOL SHOWER 42 SF BUILDING 4 RESIDENTIAL APT. 11,210 SF 5,701 SF 5,509 SF 0 SF 1,185 SF 22'-9" 12 BASEMENT RESIDENTIAL LOBBY 385 SF BUILDING 5 RESIDENTIAL APT. 15,800 SF 8,092 SF 7,708 SF 0 SF 1,357 SF 22'-9" 18 STANDARD 9X18 (INCLUDES 4 TANDEM) 95 SPACES BUILDING 6 RESIDENTIAL APT. 16,787 SF 8,585 SF 8,202 SF 0 SF 1,367 SF 22'-9" 18 STANDARD EVCS 6 SPACES SUBTOTAL RES. AMENITIES 5,367 SF LEASING / CLUBHOUSE 1 RESIDENTIAL APT. 1,608 SF 1,608 SF 0 SF 0 SF N/A 12'-6" N/A ADA VAN EVCS 1 SPACES CLUBHOUSE 2 RESIDENTIAL APT. 1,217 SF 1,217 SF 0 SF 0 SF N/A 12'-6" N/A STANDARD ADA 2 SPACES OTHER AREAS (CIRCULATION/CORE AREAS) 12,443 SF GYM RESIDENTIAL APT. 1,677 SF 1,677 SF 0 SF 0 SF N/A 12'-6" N/A ADA VAN 1 SPACES POOL EQUIPMENT ROOM RESIDENTIAL APT. 56 SF 56 SF 0 SF 0 SF N/A 9'-6" N/A TOTAL 105 SPACES TOTAL RESIDENTIAL AREAS 139,741 SF POOL SHOWER RESIDENTIAL APT. 56 SF 56 SF 0 SF 0 SF N/A 9'-6" N/A BIKE ROOM 1 RESIDENTIAL APT. 351 SF 351 SF 0 SF 0 SF N/A 10'-6" N/A ON-GRADE R&D/COMMERCIAL SUMMARY BIKE ROOM 2 RESIDENTIAL APT. 351 SF 351 SF 0 SF 0 SF N/A 10'-6" N/A STANDARD 9X18 34 SPACES R&D USES AREA SUBTOTAL (NET SF) TOTAL 167,402 SF 73,468 SF 65,848 SF 28,086 SF 18,745 SF 159 COMPACT 8X18 (16% PROVIDED) 47 SPACES COMMERCIAL 1 2,889 SF STANDARD EVCS 6 SPACES
COMMERCIAL 2 3,829 SF BUILDING 1 (BASEMENT) GARAGE 40,588 SF STANDARD EV READY 69 SPACES SUBTOTAL R&D 6,718 SF TOTAL 207,990 SF STANDARD EV CAPABLE 33 SPACES COMMERCIAL 3 - CAFÉ/DELI 2,224 SF ADA VAN EVCS 1 SPACES SUBTOTAL RD/COMMERCIAL 8,942 SF TRASH ENCLOSURE 1 RES./UNCOVERED 191 SF 191 SF 6'-0" STANDARD ADA 3 SPACES TRASH ENCLOSURE 2 RES./UNCOVERED 191 SF 191 SF 6'-0" ADA VAN 3 SPACES PROJECT SUMMARY TRASH ENCLOSURE 3 RES./UNCOVERED 191 SF 191 SF 6'-0" TOTAL 196 SPACES TOTAL NET FLOOR AREA 148,683 SF TRASH ENCLOSURE 4 RES./UNCOVERED 191 SF 191 SF 6'-0" TOTAL GROSS FLOOR AREA 167,402 SF TRASH ENCLOSURE 5 COM./UNCOVERED 261 SF 261 SF 6'-0" TOTAL PARKING PROVIDED 301 SPACES BASEMENT AREA (GARAGE) 40,588 SF TOTAL 1,025 SF 1,025 SF TOTAL GROSS FLOOR AREA (W/ GARAGE) 207,990 SF
CARPORTS 1-13 RES./COVERED 16,524 SF 16,524 SF 9'-6"
TOTAL 16,524 SF 16,524 SF
POOL RESIDENTIAL APT. 480 SF 480 SF N/A
SPA RESIDENTIAL APT. 69 SF 69 SF N/A
TOTAL 549 SF 549 SF

LOT COVERAGE / STORMWATER ANALYSIS
BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4
AREA (FLOOR 3) HEIGHT RES. APTS.

BUILDING 5 BUILDING 6
USE /

DESCRIPTION

TOTAL AREA
(GROSS)* AREA (FLOOR 1) AREA (FLOOR 2)

PATIO AREA
(COVERED)
OPTION 1
(ARB 04.11.24)

LOMITA LANE (PRIVATE)

VIA REAL
HWY 101
POOL

FUTURE CITY PARK
BUS
STOP

PROPOSED

STORMWATER

DETENTION
BASIN
GATED F.D. ACCESS
(EMERGENCY ONLY - NO GATED F.D. ACCESS PUBLIC ACCESS)
(EMERGENCY ONLY - NO

PUBLIC ACCESS)
RAISED CROSSWALK, TYP.

WATER EASEMENT SEWER EASEMENT
50' FRONT SETBACK
10' SIDE SETBACK
80' STREET C.L. SETBACK

LOADING

LOADING
BIKE ROOM 2
(28 SPACES)

CAFE/DELI
(RES. ABOVE)
PATIO
50' EASEMENT

NEW PEDESTRIAN

CONNECTION TO

EXISTING TRAIL

NEW PEDESTRIAN

CONNECTION TO

EXISTING TRAIL

EXISTING TRAIL

DOG WASH
31'-10"
17'-4"

RAMP DOWN

R&D SUITES
(RES. ABOVE)

R&D SUITES
BUILDING 2 (RES. ABOVE)
(TWO-STORY)
BUILDING 3
(TWO-STORY)
CLUBHOUSE 2
(ONE-STORY)
GYM
(ONE-STORY)
BUILDING 4
(TWO-STORY)
BUILDING 5
(TWO-STORY)
BUILDING 6
(TWO-STORY)
LEASING / CLUBHOUSE 1
(ONE-STORY)
BUILDING 1
(3 STORY W/BELOW-GRADE GARAGE)
65'-7"
21'-3"
108'-7"
31'-10"
25'-5"
16'-0"
26'-10"
14'-4"
105'-8"
99'-4"
102'-9"
302'-10"
83'-0"
94'-8"
10'-7"
17'-1"
63'-0"
51'-2"
24'-6"
60'-6"
72'-0"
Carport-8 spaces TYP.
273'-4" 20'-0" 461'-2" 20'-0" 393'-4"
309'-0"
18'-0" 24'-5"
18'-0" 24'-5"
24'-6"
91'-8"
86'-4"
120'-3"
113'-6"
68'-9"
62'-8"
114'-4"
103'-10"
104'-3"
74'-3"
89'-2"
72'-6"
97'-2"
103'-9"
24'-6"
24'-6"
25'-0"
35'-8"
24'-6"
80'-7"
45'-5"
55'-5"
12'-8"
16'-1"
12'-9"
68'-0"
70'-8"
66'-0"
75'-10"
16'-0"
23'-6"
16'-6"
23'-6"
14'-1"
5'-8"
14'-1"
6'-9"
30'-3"
5'-0"
SIDEWALK TYP.

TRASH ENCLOSURE 5

PARKING
23 SPACES

PARKING
33 SPACES

PARKING
41 SPACES

PARKING
50 SPACES

PARKING
22 SPACES

PARKING
16 SPACES
5' HIGH HEDGE

AND BLACK

CHAINLINK FENCE,
TYP.
50' CREEK SETBACK
3'-6" HIGH CMU

WALL AT CARPORT,
TYP.
5' HIGH WOOD

FENCE/GATE
5' HIGH WOOD

FENCE/GATE
BIKE ROOM 1
(28 SPACES)
(E) TRAIL TO REMAIN
TRASH ENCLOSURE 2
TRASH ENCLOSURE 1
(RES. + COM.)
24'-10"

AISLE WIDTH
TRASH ENCLOSURE 4

CARPORT CARPORT

CARPORT

CARPORT CARPORT CARPORT CARPORT CARPORT CARPORT

CARPORT CARPORT

CARPORT

CARPORT

M-RP ZONE

INDUSTRIAL/RESEARCH

PARK DISTRICT
10' SIDE SETBACK
8 9 6
9 8
8 2
6 7
9 8
8 8 8 8 8 8 1 3 8
6 8
9 10
8 15
6 BICYCLE

PARKING
SPACES

PARKING
11 SPACES
2 A101
2 A101
3 A101
3 A101
1 A101
1 A101
TRASH ENCLOSURE 3
(2) PAD-MOUNTED

TRANSFORMERS
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

SITE PLAN
1"=30'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
11/17/23
A100
SCALE:

DATE:

SITE PLAN
OPTION 1
(ARB 04.11.24)
OPTION 1 (ARB 04.11.24)
PROPOSED UNITS: 159 UNITS
PROPOSED DENSITY: 18.4 UNITS/ACRE
PROPOSED PARKING: 301 SPACES
PARKING RATIO: 1.9 SPACES/UNIT

REQUIRED MODIFICATIONS

1. HEIGHT MODIFICATION (31'-11")

2. PARKING IN THE FRONT SETBACK

3. COMPACT PARKING SPACES

SEWER EASEMENT WATER EASEMENT
50' FRONT SETBACK
10' SIDE SETBACK
80' STREET C.L. SETBACK

RAMP UP
16 %
70'-10"
35'-2"
35'-4"
218'-0"
103'-6"
200'-6"
182'-0"
18'-0"

STALL DEPTH
9'-0"
TYP. WIDTH
48'-8"
ELEV. ELEV.

CONC. COLUMN. TYP.

E.V. CHARGING
STATION, TYP.

ELEVATOR
MECHANICAL RM.
18'-0"
42'-6"
STAIR 1
STAIR 2
STAIR 3

PARKING
105 SPACES
24'-6"

AISLE WIDTH
24'-6"

AISLE WIDTH
24'-6"

AISLE WIDTH
27'-0"

AISLE WIDTH
24'-6"
AISLE WIDTH 24'-6" AISLE WIDTH

RAMP UP
8 %
19 20
8 10 10
8 22
228

INDICATES NUMBER OF
PARKING STALLS - TYP.

TANDEM
TANDEM
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

BASEMENT PLAN - SOUTH
1" = 16'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
11/17/23
A110
SCALE:

DATE:

BASEMENT PLAN - SOUTH
OPTION 1
(ARB 04.11.24)

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
2"x6" Composite planks, TimberTech
"Weathered Teak"
8" horizontal shiplap cedar siding, stained
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Dunn Edwards DE6374 - Silver Polish
Dunn Edwards DE6377 - Boat Anchor
Dunn Edwards DE6234 - Serene Thought
Cabot "Dune Gray" Semi-transparent Acrylic Stain
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 1
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
11/17/23
A201
SCALE:

DATE:

NORTH ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 1
WD-1 PL-1
MT-2
MT-4
MT-5

TOP OF ROOF
+32'-6"
F.F. THIRD FLOOR
+20'-6"

TOP OF MECHANICAL SCREEN
+33'-9"
F.F. SECOND FLOOR
+10'-3"

TOP OF PARAPET
+31'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLOOR (RES.)
+0'-0"(161.0')

TOP OF ROOF
+32'-6"
F.F. THIRD FLOOR
+20'-6"

TOP OF MECHANICAL SCREEN
+33'-9"
F.F. SECOND FLOOR
+10'-3"

TOP OF PARAPET
+31'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLOOR (RES.)
(161.0') +0'-0"
33'-0"
10'-3" 10'-3" 12'-0"
DW-1
MA-1
31'-11"
P-3 P-2
MT-6 P-3
P-3
PL-1 P-1 PL-1 P-4 WD-2, P-5 DW-3
P-2
P-4 ME-1, WD-1
EAST ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 2
PL-1 WD-2, P-5 WD-1
MT-2
MT-2
MT-4

TOP OF ROOF
+32'-6"
F.F. THIRD FLOOR
+20'-6"
F.F. FIRST FLOOR (RES.)
+0'-0"(161.0')
TOP OF STAIR ROOF/MECH. SCREEN
+33'-9"
F.F. SECOND FLOOR
+10'-3"

TOP OF PARAPET
+31'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+35'-6"

TOP OF GUARDRAIL
+24'-0"
F.F. THIRD FLOOR
+20'-6"

TOP OF ROOF
+30'-9"

FINISHED GRADE
+3'-6"
33'-0"
16'-6" 3'-6"
27'-3"
10'-3" 10'-3" 12'-0"
MA-1
31'-11"

AVERAGE FINISHGRADE
(161.6')
30'-2"
PL-1 P-1 P-4
P-3
P-3
PL-1 P-2 PL-1 P-1 PL-1 P-4
P-3
ME-1, WD-1 DW-3 DW-4
1 2

KEY MAP
OPTION 1
(ARB 04.11.24)
SOUTH ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 1
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+35'-6"

TOP OF GUARDRAIL
+24'-0"
F.F. THIRD FLOOR
+20'-6"

TOP OF ROOF
+30'-9"

FINISHED GRADE
+3'-6"

TOP OF ROOF
+30'-9"

TOP OF GUARDRAIL
+24'-0"
F.F. THIRD FLOOR
+20'-6"
F.F. COMMERCIAL SUITES
+1'-6"

TOP OF MECHANICAL SCREEN
+33'-9"
MT-2, P-3 WD-2, P-5
MT-4, P-3
DW-2 MT-3, P-3 DW-2 DW-3
WD-1 DW-1 CN-1 DW-1
PL-1, P-4
27'-3"
16'-6" 3'-6" 6'-9" 4'-9"
29'-3"
3'-0" 6'-9" 3'-6" 19'-0"

AVERAGE FINISHGRADE
(161.6')

AVERAGE FINISHGRADE
(161.6')
30'-2"
PL-1, P-1 PL-1, P-1 PL-1, P-4
ME-1, WD-1

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
2"x6" Composite planks, TimberTech
"Weathered Teak"
8" horizontal shiplap cedar siding, stained
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Dunn Edwards DE6374 - Silver Polish
Dunn Edwards DE6377 - Boat Anchor
Dunn Edwards DE6234 - Serene Thought
Cabot "Dune Gray" Semi-transparent Acrylic Stain
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 1
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
11/17/23
A202
SCALE:

DATE:

WEST ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 2
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+35'-6"

TOP OF GUARDRAIL
+24'-0"
F.F. THIRD FLOOR
+20'-6"

TOP OF ROOF
+30'-9"
26'-9"
4'-9" 6'-9" 3'-6" 16'-6"

AVERAGE FINISHGRADE
(161.6')
30'-2"

TOP OF ROOF
+32'-6"
F.F. THIRD FLOOR
+20'-6"

TOP OF MECHANICAL SCREEN
+33'-9"
F.F. SECOND FLOOR
+10'-3"

TOP OF PARAPET
+31'-6"

FINISHED GRADE
-0'-6"
33'-0"
10'-3" 10'-3" 12'-0"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLOOR (RES.)
(161.0') +0'-0"
31'-11"
WD-1 PL-1, P-4 WD-2, P-5 DW-3 MT-2, P-3 DW-4 MT-4, P-3 WD-2, P-5 MT-3, P-3 DW-1
PL-1, P-1 MT-4, P-3
MT-6, P-3
PL-1, P-2
PL-1, P-4
ME-1, WD-1
1 2

KEY MAP
OPTION 1
(ARB 04.11.24)

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
2"x6" Composite planks, TimberTech
"Weathered Teak"
8" horizontal shiplap cedar siding, stained
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Dunn Edwards DE6374 - Silver Polish
Dunn Edwards DE6377 - Boat Anchor
Dunn Edwards DE6234 - Serene Thought
Cabot "Dune Gray" Semi-transparent Acrylic Stain
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 2
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
11/17/23
A203
SCALE:

DATE:

NORTH ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 1

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
10'-3" 12'-0"
WD-1 WD-2, P-5 PL-1, P-4 DW-4 PL-1, P-1
EAST ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 2

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
10'-3" 12'-0"
DW-3 DW-4 PL-1, P-1 WD-1 MT-4, P-3 DW-3 PL-1, P-4
CN-2
MT-2, P-3 ME-1, WD-1
SOUTH ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 3

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
10'-3" 12'-0"
PL-1, P-4
MT-2, P-3 MT-4, P-3 WD-2, P-5 WD-1
CN-2
PL-1, P-1
WEST ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 4

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
10'-3" 12'-0"
PL-1, P-4 WD-2 DW-3 WD-1 PL-1, P-1
CN-2
MT-4, P-3 MT-2, P-3
1 2
3 4

KEY MAP
OPTION 1
(ARB 04.11.24)

PROJECT TEAM

ARCHITECT
DesignARC, Inc.

Address: 29 W. Calle Laureles
Santa Barbara, CA 93105
Phone: (805) 687-1525
Contact: Mark Kirkhart
Email: [email protected]
Contact: Melisa Cinarli Turner
Email: [email protected]
OWNER
RPG Carpinteria, LLC
Address: 999 La Paz Road
Santa Barbara, CA 93108
Phone: (858) 354-7180
Contact:  Steve Leonard, Manager
Email: [email protected]

LAND USE CONSULTANT
TW Land Planning & Development, LLC
Address: 1068 E. Main St., Suite 225
Ventura, CA 93001
Phone: (805) 698-7153
Contact: Troy White
Email: [email protected]

CIVIL ENGINEER
Ashley Vance Engineering, Inc.

Address: 10 E Cota St.

Santa Barbara, CA 93101
Phone: (805) 962-9966
Contact: Bruce Jones
Email: [email protected]

LANDSCAPE ARCHITECT

EPTDESIGN
Address: 414 Olive Street
Santa Barbara, CA 93101
Contact:  Scott Capps
Phone: (626) 795-2008
Email: [email protected]

GEOTECHNICAL ENGINEER
PADRE ASSOCIATES, INC.

Address: 315 S. Coast Hwy 10, Suite U-12
Encinitas, CA 92024
Phone: (805) 644-2220 x011
Contact:  Jeffrey T. Damron
Email: [email protected]

SURVEYOR
WW SURVEYING, INC.

Address: 1727 State St., Suite 25
Santa Barbara, CA 93101
Phone: (805) 681-1615
Contact:  James Wenzel
Email: [email protected]

TRAFFIC/PARKING

ASSOCIATED TRANSPORTATION

ENGINEERS
Address: 100 N. Hope Ave., Suite 4
Santa Barbara, CA 93110
Phone: (805) 687-4418
Contact: Scott Schell
Email: [email protected]

PROJECT
SITE
N
29 West Calle L aureles, CA 93105 T . 805.687.1525 F . 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignAR C and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignAR C. © DesignAR C Inc.

TITLE SHEET
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/1/24
G001
SCALE:

DATE: 5/1/24

SHEET INDEX

GENERAL
G001 Title Sheet
G002 Project Data
G003 Specifications
G004 Site Context Plan

SURVEYOR
TS100 Topographic Survey
TPM Tentative Map

ARCHITECTURAL
A100 Site Plan
A101 Site Sections
A110 Basement Floor Plan
A111 First Floor Plan - South
A112 First Floor Plan - North
A113 Second Floor Plan - South
A114 Second Floor Plan North
A115 Third Floor Plan - South
A116 Roof Plan - South
A117 Roof Plan - North
A120 Unit Plans
A121 Unit Plans
A201 Exterior Elevations - Building 1
A202 Exterior Elevations - Building 1
A203 Exterior Elevations - Building 2
A204 Exterior Elevations - Building 3
A205 Exterior Elevations - Building 4
A206 Exterior Elevations - Building 5
A207 Exterior Elevations - Building 6
A208 Exterior Elevations - Leasing/Clubhouse 1
A209 Exterior Elevations - Gym
A210 Exterior Elevations - Clubhouse 2
A211 Exterior Elevations - Bike Rm., Carports, Trash Encl.

A301 Sections
A302 Sections
A401 Exterior Perspective
A402 Exterior Perspective
A403 Exterior Perspective
A404 Exterior Perspective
A405 Exterior Perspective
A406 Exterior Perspective
A407 Exterior Perspective
A408 Exterior Perspective

LIGHTING
LT-0.0 Lighting Fixture Schedule
LT-0.1 Site Lighting Calc Plan - South
LT-0.2 Site Lighting Calc Plan - North
LT-1.0 Concept Lighting Ext. Elevation - Bldg. 1
LT.2.0 Concept Lighting Ext. Elevation - Gym
LT.3.0 Concept Lighting Ext. Elevation - Leasing/Club
LT.4.0 Concept Lighting Ext. Elevation - Bike Rooms/Etc.

LT.5.0 Concept Lighting - Overall Site North
LT.6.0 Concept Lighting - Overall Site South
CIVIL
C-2.1 Grading & Drainage Index
C-2.2 Grading & Drainage Plan
C-2.3 Grading & Drainage Plan
C-2.4 Grading & Drainage Plan
C-2.5 Grading & Drainage Plan
C-2.6 Grading & Drainage Plan
C-2.7 Grading & Drainage Plan
C-2.8 Grading & Drainage Plan
C-2.9 Grading & Drainage Plan
C-2.10 Grading & Drainage Plan
C-2.11 Grading & Drainage Plan
C-2.12 Grading & Drainage Plan - Garage
C-2.13 Site Sections
C-3.1 Utility Plan
C-5.1 Erosion Control

LANDSCAPE
L-000 Cover Sheet
L-001 Landscape Narrative
L-002 Concept Diagram
L-003 Concept Imagery
L-004 Concept Imagery
L-005 Concept Imagery
L-100 Overall Site Plan
L-101 Enlarged Site Plan - South
L-102 Enlarged Site Plan - Center
L-103 Enlarged Site Plan - North
L-110 Materials Concept
L-111 Planting Concept
L-200 Planting - Overall Site Plan
L-201 Planting Enlarged Site Plan - South
L-202 Planting Enlarged Site Plan - Center
L-203 Planting Enlarged Site Plan - North
L-251 Planting - Details
L-210 Planting Imagery - Trees
L-300 Irrigation Enlarged - Overall Site Plan
L-301 Irrigation Enlarged Site Plan - South
L-302 Irrigation Enlarged Site Plan - Center
L-303 Irrigation Enlarged Site Plan - North
L-351 Irrigation Details
L-352 Irrigation Details

ARCHITECTURAL
A409 Exterior Perspective
A410 Exterior Perspective
A411 Exterior Perspective
A412 Exterior Perspective
A500 Colors & Materials
PROJECT DESCRIPTION - OPTION 2
The proposed mixed-use project consists of five (5) two-story residential buildings compromising of 86 apartment rental units, and one (1) three-story mixed-use building containing 61 apartment rental units, 6,718 square-feet (SF) of research & development (R&D) office space, 2,224 square-feet corner store occupied by a café/deli. The residential unit mix project includes 14 studios, 60 1-bedrooms, 73 2-bedrooms, totaling 147 units with an overall density of 17 dwelling units per acre. The project provides additional amenities such as an outdoor pool, exercise room, leasing office, club house, bike storage rooms, and associated site improvements on an 8.64-acre vacant lot. The project would provide a total of 292 parking spaces, including 187 surface parking spaces and 105 parking spaces within subterranean parking garage.

Two onsite underground chamber systems will be installed to treat and retain the 95th percentile storm volume per County of Santa Barbara Flood Control requirements. An existing onsite detention basin will be resized to mitigate the delta of peak flows/runoff from the additional developed impervious areas by detaining the offsite impervious area that currently drains to it. Hydromodification of the 2 through 100 year storm events will be provided at the point downstream of the areas impacted by these developments.

The project requires the following entitlements: 1) a Coastal Development to allow development within the coastal zone; 2) a Development Plan to allow a mixed residential/industrial use in the M-RP zone district; 3) a Conditional Use Permit to allow commercial uses (e.g., café/ deli, etc.) in the M-RP district and conjunctive use of parking spaces; and 4) a Tentative Parcel Map (TPM) for condominium purposes to allow as many as three R&D/commercial airspace units and one airspace unit for the residential apartment project components. The TPM would not subdivide the apartment buildings into separate residential units; the individual apartment units would be rentals and would not be for sale.

VICINITY MAP

LAGUNITAS APARTMENTS

MIXED-USE DEVELOPMENT
6380 VIA REAL, CARPINTERIA, CALIFORNIA
OPTION 1 OPTION 2
(05.10.24)
29 West Calle L aureles, CA 93105 T . 805.687.1525 F . 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignAR C and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignAR C. © DesignAR C Inc.

PROJECT DATA
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/22/24
G002
SCALE:

DATE: 5/1/24

PROJECT DATA
ADDRESS 6380 VIA REAL, CARPINTERIA, CA PARKING ANALYSIS A.P.N. 001-190-097 CURRENT PROPOSED
ZONING M-RP (INDUSTRIAL / RESEARCH PARK) AREA (SF) AREA (AC) % OF SITE AREA (SF) AREA (AC) % OF SITE RESIDENTIAL PARKING REQUIREMENTS REQUIRED FRONT SETBACK GREATER OF 80' FROM CENTERLINE OF VIA REAL OR 50' FROM PROPERTY LINE LOT AREA 376,153 SF 8.64 100.0% 376,153 SF 8.64 100.0% RESIDENTIAL PARKING REQ'D (@1 SPACE/ BED) 220 SPACES REQUIRED SIDE SETBACK 10' FROM PROPERTY LINE BUILDING COVERAGE (*) (IMPERVIOUS) - - - 104,743 2.40 27.8% GUEST PARKING REQ'D (@1 SPACE / 3 DWELLING UNITS) 49 SPACES REQUIRED REAR SETBACK 10' FROM PROPERTY LINE LANDSCAPE COVERAGE INCL. POOL (PERVIOUS) 344,709 7.91 91.6% 140,143 3.22 37.3% TOTAL RESIDENTIAL PARKING REQ'D 269 SPACES MAX. HEIGHT LIMIT 30' HARDSCAPE COVERAGE (IMPERVIOUS) 31,444 0.72 8.4% 131,267 3.01 34.9% PROPOSED MAX HEIGHT 28'-11" TOTAL REQ'D COVERED PARKING (@1 SPACE / UNIT) 147 SPACES MAX. LOT COVERAGE 40% (COMMERCIAL + R&D) / 30% (PUD RESIDENTIAL) PROPOSED LOT COVERAGE 71,603 SF 19.0% COMMERCIAL PARKING REQUIREMENTS MIN. LANDSCAPE COVERAGE 30% LANDSCAPE (COMMERCIAL + R&D) / 20% OPEN SPACE (PUD RESIDENTIAL) (*)INCLUDES CARPORTS/ENCLOSURES R&D (@ 1/500 SF) AREA (NET SF) REQ'D R&D PARKING PROPOSED LANDSCAPE COVERAGE 38.4% (3.18 AC) COMMERCIAL 1 2,889 SF 5.8 SPACES 144,525 SF 38.4% COMMERCIAL 2 3,829 SF 7.7 SPACES
SUBTOTAL 13.5 SPACES
GROSS AREA 8.64 ACRES GROSS AREA 8.64 ACRES 14 SPACES (ROUND UP) 376,153 SF R.O.W. / BUS STOP -0.18 ACRES COMMERCIAL 3 AREA (NET SF) REQ'D COM. PARKING NET LOT AREA 8.46 ACRES CAFÉ/DELI - INDOOR (@ 1 SPACE/250 SF) 2,224 SF9 SPACES LOMITA LANE EASEMENT -1.35 ACRES CAFÉ/DELI - INDOOR 24 SEATS (@ 1 SPACE/4 SEATS) 6 SPACES CREEK SETBACK -0.75 ACRES CAFÉ/DELI - OUTDOOR PATIO 32 SEATS (@ 1 SPACE/4 SEATS) 8 SPACES DETENTION BASIN -0.60 ACRES TOTAL R&D/COM. 37 SPACES
GROSS AREA DENSITY 17.0 DU/AC NET DEVELOPMENT AREA 5.77 ACRES NET DEVT. AREA DENSITY 25.47 DU/AC

PARKING SUMMARY

RESIDENTIAL SUMMARY RESIDENTIAL UNIT SUMMARY BY BUILDING TOTAL RESIDENTIAL PARKING REQ'D * 269 SPACES

UNIT TYPE QUANTITY UNIT MIX

REQ'D RESIDENT
PARKING (1/BED)

UNIT AREA
(NET SF) AREA SUBTOTAL (NET SF) UNIT TYPE QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL (
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) TOTAL RD/COMMERCIAL PARKING REQ'D * 37 SPACES
ST_A6 4%6 416 SF 2,496 SF ST_A0 0 SF002 832 SF0 0 SF2 832 SF2 832 TOTAL PARKING REQ'D 306 SPACES ST_B
6 4%6 373 SF 2,238 SF ST_B0 0 SF002 746 SF0 0 SF2 746 SF2 746 *REFER TO PARKING ANALYSIS
ST_C
2 1%2 401 SF 802 SF ST_C2 802 SF000 0 SF0 0 SF0 0 SF0 0 SF 1BR_A 34 23% 34 748 SF 25,432 SF 1BR_A0 0 SF 16 11,968 SF8 5,984 SF6 4,488 SF4 2,992 SF0 0 SF AVG. RES. PARKING RATIO PROVIDED 269 SPACES / 147 UNITS= 1.8 SPACES/UNIT 1BR_B 21 14% 21 646 SF 13,566 SF 1BR_B 21 13,566 SF000 0 SF0 0 SF0 0 SF0 0 SF AVG. RES. PARKING RATIO PROVIDED 1.3 SPACES/BDRM 1BR_C (ABOVE R&D)5 3%5 770 SF 3,850 SF 1BR_C (ABOVE R&D)5 3,850 SF000 0 SF0 0 SF0 0 SF0 0 SF 2BR_A 40 27% 80 989 SF 39,560 SF 2BR_A0 0 SF4 3,956 SF6 5,934 SF6 5,934 SF 10 9,890 SF 14 13,846 SF COVERED / UNCOVERED PARKING PROVIDED 2BR_B 12 8% 24 853 SF 10,236 SF 2BR_B 12 10,236 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL COVERED / BASEMENT PARKING PROVIDED 105 SPACES 2BR_C 12 8% 24 854 SF 10,248 SF 2BR_C 12 10,248 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL COVERED / CARPORT PARKING PROVIDED 100 SPACES 2BR_E6 4% 12 878 SF 5,268 SF 2BR_E6 5,268 SF TOTAL UNCOVERED PARKING PROVIDED 87 SPACES 2BR_D (ABOVE R&D)3 2%6 1,115 SF 3,345 SF 2BR_D (ABOVE R&D)3 3,345 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL PARKING PROVIDED 292 SPACES TOTAL UNITS 147 100% 220 117,041 SF TOTAL UNITS 61 47,315 SF 20 15,924 SF 18 13,496 SF 12 10,422 SF 18 14,460 SF 18 15,424 SF TOTAL BEDROOMS 220 BIKE PARKING
RESIDENTIAL LONG-TERM PARKING 56 SPACES
RESIDENTIAL AMENTIES: AREA SUBTOTAL (NET SF) BUILDING / STRUCTURE SUMMARY COMMERCIAL SHORT-TERM PARKING 22 SPACES BIKE ROOMS 624 SF TOTAL BIKE PARKING PROVIDED 78 SPACES LEASING OFFICE/CLUBHOUSE 1 1,528 SF NAME
EXERCISE ROOM 1,603 SF BUILDING 1 (FLOORS 1-3) MIXED-USE 71,013 SF 27,701 SF 17,697 SF 25,615 SF 10,452 SF 31'-11" 61 PARKING PROVIDED BY TYPE/LOCATION CLUBHOUSE 2 1,143 SF BUILDING 2 RESIDENTIAL APT. 17,300 SF 8,842 SF 8,458 SF 0 SF 1,912 SF 22'-9" 20 POOL EQUIPMENT ROOM 42 SF BUILDING 3 RESIDENTIAL APT. 14,816 SF 7,600 SF 7,216 SF 0 SF 1,315 SF 22'-9" 18 BASEMENT POOL SHOWER 42 SF BUILDING 4 RESIDENTIAL APT. 11,210 SF 5,701 SF 5,509 SF 0 SF 1,185 SF 22'-9" 12 STANDARD 9X18 95 SPACES RESIDENTIAL LOBBY 385 SF BUILDING 5 RESIDENTIAL APT. 15,800 SF 8,092 SF 7,708 SF 0 SF 1,357 SF 22'-9" 18 STANDARD EVCS 6 SPACES BUILDING 6 RESIDENTIAL APT. 16,787 SF 8,585 SF 8,202 SF 0 SF 1,367 SF 22'-9" 18 ADA VAN EVCS 1 SPACES SUBTOTAL RES. AMENITIES 5,367 SF LEASING / CLUBHOUSE 1 RESIDENTIAL APT. 1,608 SF 1,608 SF 0 SF 0 SF N/A 12'-6" N/A STANDARD ADA 2 SPACES CLUBHOUSE 2 RESIDENTIAL APT. 1,217 SF 1,217 SF 0 SF 0 SF N/A 12'-6" N/A ADA VAN 1 SPACES OTHER AREAS (CIRCULATION/CORE AREAS) 12,443 SF GYM RESIDENTIAL APT. 1,677 SF 1,677 SF 0 SF 0 SF N/A 12'-6" N/A TOTAL 105 SPACES POOL EQUIPMENT ROOM RESIDENTIAL APT. 56 SF 56 SF 0 SF 0 SF N/A 9'-6" N/A TOTAL RESIDENTIAL AREAS 134,851 SF POOL SHOWER RESIDENTIAL APT. 56 SF 56 SF 0 SF 0 SF N/A 9'-6" N/A ON-GRADE BIKE ROOM 1 RESIDENTIAL APT. 351 SF 351 SF 0 SF 0 SF N/A 10'-6" N/A STANDARD 9X18 73 SPACES R&D/COMMERCIAL SUMMARY BIKE ROOM 2 RESIDENTIAL APT. 351 SF 351 SF 0 SF 0 SF N/A 10'-6" N/A COMPACT 8X18 0 SPACES R&D USES AREA SUBTOTAL (NET SF) TOTAL 152,242 SF 71,837 SF 54,790 SF 25,615 SF 17,588 SF 147 STANDARD EVCS 6 SPACES COMMERCIAL 1 2,889 SF STANDARD EV READY 68 SPACES
COMMERCIAL 2 3,829 SF BUILDING 1 (BASEMENT) GARAGE 42,194 SF STANDARD EV CAPABLE 33 SPACES SUBTOTAL R&D 6,718 SF TOTAL 194,436 SF ADA VAN EVCS 1 SPACES COMMERCIAL 3 - CAFÉ/DELI 2,224 SF STANDARD ADA 3 SPACES SUBTOTAL RD/COMMERCIAL 8,942 SF TRASH ENCLOSURE 1 RES./UNCOVERED 191 SF 191 SF 6'-0" ADA VAN 3 SPACES TRASH ENCLOSURE 2 RES./UNCOVERED 191 SF 191 SF 6'-0" TOTAL 187 SPACES PROJECT SUMMARY TRASH ENCLOSURE 3 RES./UNCOVERED 191 SF 191 SF 6'-0" TOTAL NET FLOOR AREA 143,793 SF TRASH ENCLOSURE 4 RES./UNCOVERED 191 SF 191 SF 6'-0" TOTAL PARKING PROVIDED 292 SPACES TOTAL GROSS FLOOR AREA 152,242 SF TRASH ENCLOSURE 5 COM./UNCOVERED 261 SF 261 SF 6'-0" BASEMENT AREA (GARAGE) 42,194 SF TOTAL 1,025 SF 1,025 SF TOTAL GROSS FLOOR AREA (W/ GARAGE) 194,436 SF
CARPORTS 1-13 RES./COVERED 16,524 SF 16,524 SF 9'-6"
TOTAL 16,524 SF 16,524 SF
POOL RESIDENTIAL APT. 480 SF 480 SF N/A
SPA RESIDENTIAL APT. 69 SF 69 SF N/A
TOTAL 549 SF 549 SF

USE / DESCRIPTION

TOTAL AREA
(GROSS)* AREA (FLOOR 1) AREA (FLOOR 2)

PATIO AREA
AREA (FLOOR 3) (COVERED) HEIGHT RES. APTS.

BUILDING 5 BUILDING 6

LOT COVERAGE / STORMWATER ANALYSIS
BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4
OPTION 2
(05.10.24)

LOMITA LANE (PRIVATE)

VIA REAL
HWY 101
POOL

FUTURE CITY PARK
BUS
STOP

PROPOSED

STORMWATER

DETENTION
BASIN
GATED F.D. ACCESS
(EMERGENCY ONLY -
GATED F.D. ACCESS NO PUBLIC ACCESS)
(EMERGENCY ONLY - NO

PUBLIC ACCESS)
RAISED CROSSWALK, TYP.

WATER EASEMENT SEWER EASEMENT
50' FRONT SETBACK
10' SIDE SETBACK
80' STREET C.L. SETBACK

LOADING

LOADING
BIKE ROOM 2
(28 SPACES)

CAFE/DELI
(RES. ABOVE) PATIO
50' EASEMENT

NEW PEDESTRIAN

CONNECTION TO

EXISTING TRAIL

NEW PEDESTRIAN

CONNECTION TO

EXISTING TRAIL

EXISTING TRAIL

DOG WASH
50'-2"

RAMP DOWN

R&D SUITES
(RES. ABOVE)

R&D SUITES
(RES. ABOVE) BUILDING 2
(TWO-STORY)
BUILDING 3
(TWO-STORY)
CLUBHOUSE 2
(ONE-STORY)
GYM
(ONE-STORY)
BUILDING 4
(TWO-STORY)
BUILDING 5
(TWO-STORY)
BUILDING 6
(TWO-STORY)
LEASING / CLUBHOUSE 1
(ONE-STORY)
BUILDING 1
(3 STORY W/BELOW-GRADE GARAGE)
65'-7"
21'-3"
108'-7"
31'-10"
25'-5"
16'-0"
26'-10"
14'-4"
105'-8"
99'-4"
102'-9"
302'-10"
83'-0"
94'-8"
10'-7"
17'-1"
63'-0"
51'-2"
24'-6"
60'-6"
72'-0"
Carport-8 spaces TYP.
273'-4" 20'-0" 461'-2" 20'-0" 393'-4"
309'-0"
18'-0" 24'-5"
18'-0" 24'-5"
24'-6"
91'-8"
86'-4"
120'-3"
113'-6"
68'-9"
62'-8"
133'-1"
92'-10"
109'-1"
72'-6"
103'-9"
97'-2"
24'-6"
24'-6"
27'-2"
35'-8"
62'-5"
12'-8"
16'-1"
12'-9"
68'-0"
70'-8"
66'-0"
75'-10"
16'-0"
23'-6"
16'-6"
23'-6"
14'-3"
6'-0"
14'-5"
6'-9"
5'-0"
SIDEWALK TYP.

TRASH ENCLOSURE 5

PARKING
19 SPACES

PARKING
32 SPACES

PARKING
41 SPACES

PARKING
48 SPACES

PARKING
21 SPACES

PARKING
16 SPACES
5' HIGH HEDGE

AND BLACK

CHAINLINK FENCE,
TYP.
50' CREEK SETBACK
3'-6" HIGH CMU

WALL AT
CARPORT, TYP.
5' HIGH WOOD

FENCE/GATE
5' HIGH WOOD

FENCE/GATE
BIKE ROOM 1
(28 SPACES)
(E) TRAIL TO REMAIN
TRASH ENCLOSURE 2
TRASH ENCLOSURE 1
(RES. + COM.)
24'-6"

AISLE WIDTH
TRASH ENCLOSURE 4

CARPORT CARPORT

CARPORT

CARPORT CARPORT CARPORT CARPORT CARPORT CARPORT

CARPORT CARPORT

CARPORT

CARPORT

M-RP ZONE

INDUSTRIAL/RESEARCH

PARK DISTRICT
10' SIDE SETBACK
6 8 8
8 8
2 5
7 9
8 8
8 8 8 8 8 1 3 6
6 8
9 9
10 9
6 BICYCLE

PARKING
SPACES

PARKING
10 SPACES
2 A101
2 A101
3 A101
3 A101
1 A101
1 A101
TRASH ENCLOSURE 3
(2) PAD-MOUNTED

TRANSFORMERS
1 8
16 BICYCLE

PARKING
SPACES
89'-0"
33'-10"
24'-9"
24'-6"
122'-11"
122'-4"
122'-10"
29'-8"
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

SITE PLAN
1"=30'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A100
SCALE:

DATE: 5/1/24

SITE PLAN
OPTION 2
(05.10.24)
OPTION 2 (ARB 05.10.24)
PROPOSED UNITS:

PROPOSED DENSITY:

PROPOSED PARKING:

PARKING RATIO:
147 UNITS

17.00 UNITS/ACRE
292 SPACES
2 SPACES/UNIT

NO REQUIRED MODIFICATIONS

SEWER EASEMENT WATER EASEMENT
50' FRONT SETBACK
10' SIDE SETBACK
80' STREET C.L. SETBACK

RAMP UP
16 %
70'-10"
35'-2"
35'-4"
226'-1"
18'-0"

STALL DEPTH
9'-0"
TYP. WIDTH
CONC. COLUMN. TYP.

E.V. CHARGING
STATION, TYP.
18'-0"

PARKING GARAGE
105 SPACES
24'-6"

AISLE WIDTH
24'-6"

AISLE WIDTH
24'-6"
AISLE WIDTH 27'-0" AISLE WIDTH
24'-6"
AISLE WIDTH 24'-6" AISLE WIDTH

RAMP UP
8 %
11 20
8 10 13
17 5
ELEV. ELEV.

STAIR 1
STAIR 2
STAIR 3
21 182'-1"
ELEV. MECH. RM.
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

BASEMENT PLAN - SOUTH
1" = 16'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A110
SCALE:

DATE: 5/1/24

BASEMENT PLAN - SOUTH
OPTION 2
(05.10.24)

PROJECT TEAM

ARCHITECT
DesignARC, Inc.

Address: 29 W. Calle Laureles
Santa Barbara, CA 93105
Phone: (805) 687-1525
Contact: Mark Kirkhart
Email: [email protected]
Contact: Melisa Cinarli Turner
Email: [email protected]
OWNER
RPG Carpinteria, LLC
Address: 999 La Paz Road
Santa Barbara, CA 93108
Phone: (858) 354-7180
Contact:  Steve Leonard, Manager
Email: [email protected]

LAND USE CONSULTANT
TW Land Planning & Development, LLC
Address: 1068 E. Main St., Suite 225
Ventura, CA 93001
Phone: (805) 698-7153
Contact: Troy White
Email: [email protected]

CIVIL ENGINEER
Ashley Vance Engineering, Inc.

Address: 10 E Cota St.

Santa Barbara, CA 93101
Phone: (805) 962-9966
Contact: Bruce Jones
Email: [email protected]

LANDSCAPE ARCHITECT

EPTDESIGN
Address: 414 Olive Street
Santa Barbara, CA 93101
Contact:  Scott Capps
Phone: (626) 795-2008
Email: [email protected]

GEOTECHNICAL ENGINEER
PADRE ASSOCIATES, INC.

Address: 315 S. Coast Hwy 10, Suite U-12
Encinitas, CA 92024
Phone: (805) 644-2220 x011
Contact:  Jeffrey T. Damron
Email: [email protected]

SURVEYOR
WW SURVEYING, INC.

Address: 1727 State St., Suite 25
Santa Barbara, CA 93101
Phone: (805) 681-1615
Contact:  James Wenzel
Email: [email protected]

TRAFFIC/PARKING

ASSOCIATED TRANSPORTATION

ENGINEERS
Address: 100 N. Hope Ave., Suite 4
Santa Barbara, CA 93110
Phone: (805) 687-4418
Contact: Scott Schell
Email: [email protected]

PROJECT
SITE
N
29 West Calle L aureles, CA 93105 T . 805.687.1525 F . 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignAR C and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignAR C. © DesignAR C Inc.

TITLE SHEET
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/1/24
G001
SCALE:

DATE: 5/1/24

SHEET INDEX

GENERAL
G001 Title Sheet
G002 Project Data
G003 Specifications
G004 Site Context Plan

SURVEYOR
TS100 Topographic Survey
TPM Tentative Map

ARCHITECTURAL
A100 Site Plan
A101 Site Sections
A110 Basement Floor Plan
A111 First Floor Plan - South
A112 First Floor Plan - North
A113 Second Floor Plan - South
A114 Second Floor Plan North
A115 Third Floor Plan - South
A116 Roof Plan - South
A117 Roof Plan - North
A120 Unit Plans
A121 Unit Plans
A201 Exterior Elevations - Building 1
A202 Exterior Elevations - Building 1
A203 Exterior Elevations - Building 2
A204 Exterior Elevations - Building 3
A205 Exterior Elevations - Building 4
A206 Exterior Elevations - Building 5
A207 Exterior Elevations - Building 6
A208 Exterior Elevations - Leasing/Clubhouse 1
A209 Exterior Elevations - Gym
A210 Exterior Elevations - Clubhouse 2
A211 Exterior Elevations - Bike Rm., Carports, Trash Encl.

A301 Sections
A302 Sections
A401 Exterior Perspective
A402 Exterior Perspective
A403 Exterior Perspective
A404 Exterior Perspective
A405 Exterior Perspective
A406 Exterior Perspective
A407 Exterior Perspective
A408 Exterior Perspective

LIGHTING
LT-0.0 Lighting Fixture Schedule
LT-0.1 Site Lighting Calc Plan - South
LT-0.2 Site Lighting Calc Plan - North
LT-1.0 Concept Lighting Ext. Elevation - Bldg. 1
LT.2.0 Concept Lighting Ext. Elevation - Gym
LT.3.0 Concept Lighting Ext. Elevation - Leasing/Club
LT.4.0 Concept Lighting Ext. Elevation - Bike Rooms/Etc.

LT.5.0 Concept Lighting - Overall Site North
LT.6.0 Concept Lighting - Overall Site South
CIVIL
C-2.1 Grading & Drainage Index
C-2.2 Grading & Drainage Plan
C-2.3 Grading & Drainage Plan
C-2.4 Grading & Drainage Plan
C-2.5 Grading & Drainage Plan
C-2.6 Grading & Drainage Plan
C-2.7 Grading & Drainage Plan
C-2.8 Grading & Drainage Plan
C-2.9 Grading & Drainage Plan
C-2.10 Grading & Drainage Plan
C-2.11 Grading & Drainage Plan
C-2.12 Grading & Drainage Plan - Garage
C-2.13 Site Sections
C-3.1 Utility Plan
C-5.1 Erosion Control

LANDSCAPE
L-000 Cover Sheet
L-001 Landscape Narrative
L-002 Concept Diagram
L-003 Concept Imagery
L-004 Concept Imagery
L-005 Concept Imagery
L-100 Overall Site Plan
L-101 Enlarged Site Plan - South
L-102 Enlarged Site Plan - Center
L-103 Enlarged Site Plan - North
L-110 Materials Concept
L-111 Planting Concept
L-200 Planting - Overall Site Plan
L-201 Planting Enlarged Site Plan - South
L-202 Planting Enlarged Site Plan - Center
L-203 Planting Enlarged Site Plan - North
L-251 Planting - Details
L-210 Planting Imagery - Trees
L-300 Irrigation Enlarged - Overall Site Plan
L-301 Irrigation Enlarged Site Plan - South
L-302 Irrigation Enlarged Site Plan - Center
L-303 Irrigation Enlarged Site Plan - North
L-351 Irrigation Details
L-352 Irrigation Details

ARCHITECTURAL
A409 Exterior Perspective
A410 Exterior Perspective
A411 Exterior Perspective
A412 Exterior Perspective
A500 Colors & Materials
PROJECT DESCRIPTION - OPTION 3
The proposed mixed-use project consists of five (5) two-story residential buildings compromising of 86 apartment rental units, and one (1) three-story mixed-use building containing 67 apartment rental units, 6,718 square-feet (SF) of research & development (R&D) office space, 2,224 square-feet corner store occupied by a café/deli. The residential unit mix project includes 14 studios, 66 1-bedrooms, 73 2-bedrooms, totaling 153 units with an overall density of 17.7 dwelling units per acre. The project provides additional amenities such as an outdoor pool, exercise room, leasing office, club house, bike storage rooms, and associated site improvements on an 8.64-acre vacant lot. The project would provide a total of 318 parking spaces, including 194 surface parking spaces and 124 parking spaces within subterranean parking garage.

Two onsite underground chamber systems will be installed to treat and retain the 95th percentile storm volume per County of Santa Barbara Flood Control requirements. An existing onsite detention basin will be resized to mitigate the delta of peak flows/runoff from the additional developed impervious areas by detaining the offsite impervious area that currently drains to it. Hydromodification of the 2 through 100 year storm events will be provided at the point downstream of the areas impacted by these developments.

The project requires the following entitlements: 1) a Coastal Development to allow development within the coastal zone; 2) a Development Plan to allow a mixed residential/industrial use in the M-RP zone district; 3) a Conditional Use Permit to allow commercial uses (e.g., café/ deli, etc.) in the M-RP district; 4) a Modification to allow parking in the front yard setback; and 5) a Tentative Parcel Map (TPM) for condominium purposes to allow as many as three R&D/commercial airspace units and one airspace unit for the residential apartment project components. The TPM would not subdivide the apartment buildings into separate residential units; the individual apartment units would be rentals and would not be for sale.

VICINITY MAP

LAGUNITAS APARTMENTS

MIXED-USE DEVELOPMENT
6380 VIA REAL, CARPINTERIA, CALIFORNIA
OPTION 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

PROJECT DATA
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/22/24
G002
SCALE:

DATE: 5/22/24

PROJECT DATA
ADDRESS 6380 VIA REAL, CARPINTERIA, CA PARKING ANALYSIS A.P.N. 001-190-097 CURRENT PROPOSED
ZONING M-RP (INDUSTRIAL / RESEARCH PARK) AREA (SF) AREA (AC) % OF SITE AREA (SF) AREA (AC) % OF SITE RESIDENTIAL PARKING REQUIREMENTS REQUIRED FRONT SETBACK GREATER OF 80' FROM CENTERLINE OF VIA REAL OR 50' FROM PROPERTY LINE LOT AREA 376,153 SF 8.64 100.0% 376,153 SF 8.64 100.0% RESIDENTIAL PARKING REQ'D (@1 SPACE/ BED) 226 SPACES REQUIRED SIDE SETBACK 10' FROM PROPERTY LINE BUILDING COVERAGE (*) (IMPERVIOUS)--- 104,743 2.40 27.8% GUEST PARKING REQ'D (@1 SPACE / 3 DWELLING UNITS) 51 SPACES REQUIRED REAR SETBACK 10' FROM PROPERTY LINE LANDSCAPE COVERAGE INCL. POOL (PERVIOUS) 344,709 7.91 91.6% 140,143 3.22 37.3% TOTAL RESIDENTIAL PARKING REQ'D 277 SPACES MAX. HEIGHT LIMIT 30' HARDSCAPE COVERAGE (IMPERVIOUS) 31,444 0.72 8.4% 131,267 3.01 34.9% PROPOSED MAX HEIGHT 28'-11" TOTAL REQ'D COVERED PARKING (@1 SPACE / UNIT) 153 SPACES MAX. LOT COVERAGE 40% (COMMERCIAL + R&D) / 30% (PUD RESIDENTIAL) PROPOSED LOT COVERAGE 73,493 SF 19.54% COMMERCIAL PARKING REQUIREMENTS MIN. LANDSCAPE COVERAGE 30% LANDSCAPE (COMMERCIAL + R&D) / 20% OPEN SPACE (PUD RESIDENTIAL) (*)INCLUDES CARPORTS/ENCLOSURES R&D (@ 1/500 SF) AREA (NET SF) REQ'D R&D PARKING PROPOSED LANDSCAPE COVERAGE 38.2% (3.23 AC) COMMERCIAL 1 2,889 SF 5.8 SPACES 140,721 SF 37.41% COMMERCIAL 2 3,829 SF 7.7 SPACES
SUBTOTAL 13.5 SPACES
GROSS AREA 8.64 ACRES GROSS AREA 8.64 ACRES 14 SPACES (ROUND UP) 376,153 SF R.O.W. / BUS STOP -0.18 ACRES COMMERCIAL 3 AREA (NET SF) REQ'D COM. PARKING NET LOT AREA 8.46 ACRES CAFÉ/DELI - INDOOR (@ 1 SPACE/250 SF) 2,224 SF 9 SPACES LOMITA LANE EASEMENT -1.35 ACRES CAFÉ/DELI - INDOOR 24 SEATS (@ 1 SPACE/4 SEATS) 6 SPACES CREEK SETBACK -0.75 ACRES CAFÉ/DELI - OUTDOOR PATIO 32 SEATS (@ 1 SPACE/4 SEATS) 8 SPACES DETENTION BASIN -0.60 ACRES TOTAL R&D/COM. 37 SPACES
GROSS AREA DENSITY 17.71 DU/AC NET DEVELOPMENT AREA 5.77 ACRES NET DEVT. AREA DENSITY 26.51 DU/AC

PARKING SUMMARY
RESIDENTIAL SUMMARY RESIDENTIAL UNIT SUMMARY BY BUILDING TOTAL RESIDENTIAL PARKING REQ'D * 277 SPACES

UNIT TYPE QUANTITY UNIT MIX

REQ'D RESIDENT
PARKING (1/BED)

UNIT AREA
(NET SF) AREA SUBTOTAL (NET SF) UNIT TYPE QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) QUANTITY

AREA SUBTOTAL (
(NET SF) QUANTITY

AREA SUBTOTAL
(NET SF) TOTAL RD/COMMERCIAL PARKING REQ'D * 37 SPACES
ST_A6 4%6 416 SF 2,496 SF ST_A0 0 SF002 832 SF0 0 SF2 832 SF2 832 TOTAL PARKING REQ'D 314 SPACES ST_B6 4%6 373 SF 2,238 SF ST_B0 0 SF002 746 SF0 0 SF2 746 SF2 746* REFER TO PARKING ANALYSIS ST_C2 1%2 401 SF 802 SF ST_C2 802 SF000 0 SF0 0 SF0 0 SF0 0 SF 1BR_A 34 22% 34 748 SF 25,432 SF 1BR_A0 0 SF 16 11,968 SF8 5,984 SF6 4,488 SF4 2,992 SF0 0 SF AVG. RES. PARKING RATIO PROVIDED 277 SPACES / 153 UNITS= 1.8 SPACES/UNIT 1BR_B 27 18% 27 646 SF 17,442 SF 1BR_B 27 17,442 SF000 0 SF0 0 SF0 0 SF0 0 SF AVG. RES. PARKING RATIO PROVIDED 1.2 SPACES/BDRM 1BR_C (ABOVE R&D)5 3%5 770 SF 3,850 SF 1BR_C (ABOVE R&D)5 3,850 SF000 0 SF0 0 SF0 0 SF0 0 SF 2BR_A 40 26% 80 989 SF 39,560 SF 2BR_A0 0 SF4 3,956 SF6 5,934 SF6 5,934 SF 10 9,890 SF 14 13,846 SF COVERED / UNCOVERED PARKING PROVIDED 2BR_B 12 8% 24 853 SF 10,236 SF 2BR_B 12 10,236 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL COVERED / BASEMENT PARKING PROVIDED 124 SPACES 2BR_C 12 8% 24 854 SF 10,248 SF 2BR_C 12 10,248 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL COVERED / CARPORT PARKING PROVIDED 100 SPACES 2BR_D (ABOVE R&D)9 6% 18 1,115 SF 10,035 SF 2BR_D (ABOVE R&D)9 10,035 SF000 0 SF0 0 SF0 0 SF0 0 SF TOTAL UNCOVERED PARKING PROVIDED 94 SPACES TOTAL UNITS 153 100% 226 122,339 SF TOTAL UNITS 67 52,613 SF 20 15,924 SF 18 13,496 SF 12 10,422 SF 18 14,460 SF 18 15,424 SF TOTAL PARKING PROVIDED 318 SPACES TOTAL BEDROOMS 226

BIKE PARKING
RESIDENTIAL AMENTIES: AREA SUBTOTAL (NET SF) BUILDING / STRUCTURE SUMMARY RESIDENTIAL LONG-TERM PARKING 56 SPACES BIKE ROOMS 624 SF COMMERCIAL SHORT-TERM PARKING 6 SPACES LEASING OFFICE/CLUBHOUSE 1 1,528 SF NAME TOTAL BIKE PARKING PROVIDED 62 SPACES EXERCISE ROOM 1,603 SF BUILDING 1 (FLOORS 1-3) MIXED-USE 86,173 SF 29,332 SF 28,755 SF 28,086 SF 11,609 SF 31'-11" 67 CLUBHOUSE 2 1,143 SF BUILDING 2 RESIDENTIAL APT. 17,300 SF 8,842 SF 8,458 SF 0 SF 1,912 SF 22'-9" 20 PARKING PROVIDED BY TYPE/LOCATION POOL EQUIPMENT ROOM 42 SF BUILDING 3 RESIDENTIAL APT. 14,816 SF 7,600 SF 7,216 SF 0 SF 1,315 SF 22'-9" 18 POOL SHOWER 42 SF BUILDING 4 RESIDENTIAL APT. 11,210 SF 5,701 SF 5,509 SF 0 SF 1,185 SF 22'-9" 12 BASEMENT RESIDENTIAL LOBBY 385 SF BUILDING 5 RESIDENTIAL APT. 15,800 SF 8,092 SF 7,708 SF 0 SF 1,357 SF 22'-9" 18 STANDARD 9X18 114 SPACES BUILDING 6 RESIDENTIAL APT. 16,787 SF 8,585 SF 8,202 SF 0 SF 1,367 SF 22'-9" 18 STANDARD EVCS 6 SPACES SUBTOTAL RES. AMENITIES 5,367 SF LEASING / CLUBHOUSE 1 RESIDENTIAL APT. 1,608 SF 1,608 SF 0 SF 0 SF N/A 12'-6" N/A ADA VAN EVCS 1 SPACES CLUBHOUSE 2 RESIDENTIAL APT. 1,217 SF 1,217 SF 0 SF 0 SF N/A 12'-6" N/A STANDARD ADA 2 SPACES OTHER AREAS (CIRCULATION/CORE AREAS) 12,443 SF GYM RESIDENTIAL APT. 1,677 SF 1,677 SF 0 SF 0 SF N/A 12'-6" N/A ADA VAN 1 SPACES POOL EQUIPMENT ROOM RESIDENTIAL APT. 56 SF 56 SF 0 SF 0 SF N/A 9'-6" N/A TOTAL 124 SPACES TOTAL RESIDENTIAL AREAS 140,149 SF POOL SHOWER RESIDENTIAL APT. 56 SF 56 SF 0 SF 0 SF N/A 9'-6" N/A BIKE ROOM 1 RESIDENTIAL APT. 351 SF 351 SF 0 SF 0 SF N/A 10'-6" N/A ON-GRADE R&D/COMMERCIAL SUMMARY BIKE ROOM 2 RESIDENTIAL APT. 351 SF 351 SF 0 SF 0 SF N/A 10'-6" N/A STANDARD 9X18 80 SPACES R&D USES AREA SUBTOTAL (NET SF) TOTAL 167,402 SF 73,468 SF 65,848 SF 28,086 SF 18,745 SF 153 COMPACT 8X18 0 SPACES COMMERCIAL 1 2,889 SF STANDARD EVCS 6 SPACES
COMMERCIAL 2 3,829 SF BUILDING 1 (BASEMENT) GARAGE 46,490 SF STANDARD EV READY 68 SPACES SUBTOTAL R&D 6,718 SF TOTAL 213,892 SF STANDARD EV CAPABLE 33 SPACES COMMERCIAL 3 - CAFÉ/DELI 2,224 SF ADA VAN EVCS 1 SPACES SUBTOTAL RD/COMMERCIAL 8,942 SF TRASH ENCLOSURE 1 RES./UNCOVERED 191 SF 191 SF 6'-0" STANDARD ADA 3 SPACES TRASH ENCLOSURE 2 RES./UNCOVERED 191 SF 191 SF 6'-0" ADA VAN 3 SPACES PROJECT SUMMARY TRASH ENCLOSURE 3 RES./UNCOVERED 191 SF 191 SF 6'-0" TOTAL 194 SPACES TOTAL NET FLOOR AREA 149,091 SF TRASH ENCLOSURE 4 RES./UNCOVERED 191 SF 191 SF 6'-0" TOTAL GROSS FLOOR AREA 167,402 SF TRASH ENCLOSURE 5 COM./UNCOVERED 261 SF 261 SF 6'-0" TOTAL PARKING PROVIDED 318 SPACES BASEMENT AREA (GARAGE) 46,490 SF TOTAL 1,025 SF 1,025 SF TOTAL GROSS FLOOR AREA (W/ GARAGE) 213,892 SF
CARPORTS 1-13 RES./COVERED 16,524 SF 16,524 SF 9'-6"
TOTAL 16,524 SF 16,524 SF
POOL RESIDENTIAL APT. 480 SF 480 SF N/A
SPA RESIDENTIAL APT. 69 SF 69 SF N/A
TOTAL 549 SF 549 SF

LOT COVERAGE / STORMWATER ANALYSIS
BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4
AREA (FLOOR 3) HEIGHT RES. APTS.

BUILDING 5 BUILDING 6
USE /

DESCRIPTION

TOTAL AREA
(GROSS)* AREA (FLOOR 1) AREA (FLOOR 2)

PATIO AREA
(COVERED)
OPTION 3
(05.20.24)

LOMITA LANE (PRIVATE)

VIA REAL
HWY 101
POOL

FUTURE CITY PARK
BUS
STOP

PROPOSED

STORMWATER

DETENTION
BASIN
GATED F.D. ACCESS
(EMERGENCY ONLY -

NO PUBLIC ACCESS)
GATED F.D. ACCESS
(EMERGENCY ONLY - NO

PUBLIC ACCESS)
RAISED CROSSWALK, TYP.

WATER EASEMENT SEWER EASEMENT
50' FRONT SETBACK
10' SIDE SETBACK
80' STREET C.L. SETBACK

LOADING

LOADING
BIKE ROOM 2
(28 SPACES)

CAFE/DELI
(RES. ABOVE) PATIO
50' EASEMENT

NEW PEDESTRIAN

CONNECTION TO

EXISTING TRAIL

NEW PEDESTRIAN

CONNECTION TO

EXISTING TRAIL

EXISTING TRAIL

DOG WASH
31'-11"

RAMP DOWN

R&D SUITES
(RES. ABOVE)

R&D SUITES
BUILDING 2
(RES. ABOVE)
(TWO-STORY)
BUILDING 3
(TWO-STORY)
CLUBHOUSE 2
(ONE-STORY)
GYM
(ONE-STORY)
BUILDING 4
(TWO-STORY)
BUILDING 5
(TWO-STORY)
BUILDING 6
(TWO-STORY)
LEASING / CLUBHOUSE 1
(ONE-STORY)
BUILDING 1
(3 STORY W/BELOW-GRADE GARAGE)
65'-7"
21'-3"
108'-7"
31'-10"
25'-5"
16'-0"
26'-10"
14'-4"
105'-8"
99'-4"
102'-9"
302'-10"
83'-0"
94'-8"
10'-7"
17'-1"
63'-0"
51'-2"
24'-6"
60'-6"
72'-0"
Carport-8 spaces TYP.
273'-4" 20'-0" 461'-2" 20'-0" 393'-4"
309'-0"
18'-0" 24'-5"
18'-0" 24'-5"
24'-6"
91'-8"
86'-4"
120'-3"
113'-6"
68'-9"
62'-8"
114'-3"
75'-0"
89'-3"
72'-6"
103'-9"
97'-2"
24'-6"
24'-6"
25'-3"
35'-8"
12'-8"
16'-1"
12'-9"
68'-0"
70'-8"
66'-0"
74'-10"
16'-0"
23'-6"
16'-6"
23'-6"
14'-3"
6'-0"
14'-5"
6'-9"
5'-0"
SIDEWALK TYP.

TRASH ENCLOSURE 5

PARKING
24 SPACES

PARKING
32 SPACES

PARKING
41 SPACES

PARKING
48 SPACES

PARKING
21 SPACES

PARKING
16 SPACES
5' HIGH HEDGE

AND BLACK

CHAINLINK FENCE,
TYP.
50' CREEK SETBACK
3'-6" HIGH CMU

WALL AT
CARPORT, TYP.
5' HIGH WOOD

FENCE/GATE
5' HIGH WOOD

FENCE/GATE
BIKE ROOM 1
(28 SPACES)
(E) TRAIL TO REMAIN
TRASH ENCLOSURE 2
TRASH ENCLOSURE 1
(RES. + COM.)
24'-6"

AISLE WIDTH
TRASH ENCLOSURE 4

CARPORT CARPORT

CARPORT

CARPORT CARPORT CARPORT CARPORT CARPORT CARPORT

CARPORT CARPORT

CARPORT

CARPORT

M-RP ZONE

INDUSTRIAL/RESEARCH

PARK DISTRICT
10' SIDE SETBACK
6 8 8
8 8
2 5
7 9
8 8
8 8 8 8 8 1 3 6
6 8
9 9
15 9
6 BICYCLE

PARKING
SPACES

PARKING
10 SPACES
2 A101
2 A101
3 A101
3 A101
1 A101
1 A101
TRASH ENCLOSURE 3
(2) PAD-MOUNTED

TRANSFORMERS
1 8
89'-0"
46'-0"
24'-6"
103'-7"
104'-0"
29'-0"
52'-4"
17'-3"
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

SITE PLAN
1"=30'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/15/24
A100.A
SCALE:

DATE: 5/1/24
SITE PLAN- OPTION 3
153 UNITS

17.7 UNITS/ACRE
318 SPACES
OPTION 3 (05.20.24)
PROPOSED UNITS:

PROPOSED DENSITY:

PROPOSED PARKING:

PARKING RATIO: 2 SPACES/UNIT

REQUIRED MODIFICATIONS

1. PARKING IN THE FRONT SETBACK
OPTION 3
(05.20.24)

SEWER EASEMENT WATER EASEMENT
50' FRONT SETBACK
10' SIDE SETBACK
80' STREET C.L. SETBACK

RAMP UP
16 %
70'-10"
35'-2"
35'-4"
218'-0"
103'-6"
200'-6"
182'-0"
18'-0"

STALL DEPTH
9'-0"
TYP. WIDTH
48'-8"
ELEV. ELEV.

CONC. COLUMN. TYP.

E.V. CHARGING
STATION, TYP.

ELEVATOR
MECHANICAL RM.
18'-0"
42'-6"
STAIR 1
STAIR 2
STAIR 3

PARKING
124 SPACES
24'-6"

AISLE WIDTH
24'-6"

AISLE WIDTH
24'-6"

AISLE WIDTH
27'-0"

AISLE WIDTH
24'-6"
AISLE WIDTH 24'-6" AISLE WIDTH

RAMP UP
8 %
19 20
8 10 10
8 22
228

INDICATES NUMBER OF
PARKING STALLS - TYP.
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

BASEMENT PLAN - SOUTH
1" = 16'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
11/17/23
A110
SCALE:

DATE:

BASEMENT PLAN - SOUTH
OPTION 3
(05.20.24)

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
WD-3
Hardie Straight Edge Shingles Pre-finished
"Stone Beach"
9" Hardie Artisan horizontal shiplap cedar
siding
2"x6" Composite planks, TimberTech
"Coastline"
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Hardie Mangolia Collection Pre-Finish - Stone Beach
Dunn Edwards DE6377 - Boat Anchor
Benjamin Moore 1603 - Graphite
Cabot "Dune Gray" Semi-transparent Acrylic Stain
`
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 1
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/29/24
A201_Opt3
SCALE:

DATE: 5/22/24
NORTH ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 4
WD-3 PL-1
MT-2
MT-4
MT-5

TOP OF ROOF
+29'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF MECHANICAL SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLOOR (RES.)
+0'-0" (161.0')

TOP OF ROOF
+29'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF MECHANICAL SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLOOR (RES.)
(161.0') +0'-0"
9'-3" 9'-3" 10'-0"
DW-1
MA-1
28'-11"
MAX. BUILDING HEIGHT (A.F.G.)
P-3 P-1
MT-6 P-3
P-3
WD-3 PL-1 WD-1 DW-3
P-2
P-1
ME-1, WD-2
P-2
WD-2
MA-1 MT-6
P-3
P-4
TOP OF ELEVATOR ROOF MT-4
+32'-6"
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT
EAST ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 5
MT-2

TOP OF ROOF
+29'-6"
F.F. THIRD FLOOR
+18'-6"
F.F. FIRST FLOOR (RES.)
+0'-0" (161.0')
TOP OF STAIR ROOF/MECH. SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+32'-6"

TOP OF GUARDRAIL
+21'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF ROOF
+28'-9"

FINISHED GRADE
+3'-6"
28'-11"
MAX. BUILDING HEIGHT (A.F.G.)
14'-6" 3'-6"
9'-3" 9'-3" 11'-0"
MA-1 AVERAGE FINISHGRADE
(161.6')
P-1
PL-1 P-1 DW-3 DW-4
ME-1, WD-2, P-3
WD-1, P-2 P-4
WD-3
WD-1, P-2 WD-2, P-3 WD-2, P-3
CN-2 WD-1
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT
1 2

KEY MAP
Zoning Code Reference:

CMC Section 14.08.085 (Building Height): "Building height" means the vertical distance from the average finish grade of the lot covered by the building to the highest points of the coping of a flat roof or to the height of the highest gable of a pitch or hip roof.

CMC Section 14.50.090 (Height): Chimneys, elevator and stair housings...church spires, and similar architectural features and similar structures may exceed the building height limit in all districts where such excess heights are not in conflict with other provisions of this title.

OPTIONS 2 & 3
(05.20.24)

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
WD-3
Hardie Straight Edge Shingles Pre-finished
"Stone Beach"
9" Hardie Artisan horizontal shiplap cedar
siding
2"x6" Composite planks, TimberTech
"Coastline"
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Hardie Mangolia Collection Pre-Finish - Stone Beach
Dunn Edwards DE6377 - Boat Anchor
Benjamin Moore 1603 - Graphite
Cabot "Dune Gray" Semi-transparent Acrylic Stain
`
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 1
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/29/24
A201a_Opt3
SCALE:

DATE: 5/22/24
NORTH ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 1
WD-3 PL-1
MT-2
MT-4
MT-5

TOP OF ROOF
+29'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF MECHANICAL SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLOOR (RES.)
+0'-0" (161.0')

TOP OF ROOF
+29'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF MECHANICAL SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLOOR (RES.)
(161.0') +0'-0"
9'-3" 9'-3" 10'-0"
DW-1
MA-1
28'-11"
MAX. BUILDING HEIGHT (A.F.G.)
P-3 P-1
MT-6 P-3
P-3
WD-3 PL-1 WD-1 DW-3
P-2
P-1
ME-1, WD-2
P-2
WD-2
MA-1 MT-6
P-3
P-4
TOP OF ELEVATOR ROOF MT-4
+32'-6"
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT
EAST ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 2
MT-2

TOP OF ROOF
+29'-6"
F.F. THIRD FLOOR
+18'-6"
F.F. FIRST FLOOR (RES.)
+0'-0" (161.0')
TOP OF STAIR ROOF/MECH. SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+32'-6"

TOP OF GUARDRAIL
+21'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF ROOF
+28'-9"

FINISHED GRADE
+3'-6"
28'-11"
MAX. BUILDING HEIGHT (A.F.G.)
14'-6" 3'-6"
9'-3" 9'-3" 11'-0"
MA-1 AVERAGE FINISHGRADE
(161.6')
P-1
PL-1 P-1 DW-3 DW-4
ME-1, WD-2, P-3
WD-1, P-2 P-4
WD-3
WD-1, P-2 WD-2, P-3 WD-2, P-3
CN-2 WD-1
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT
1 2

KEY MAP
Zoning Code Reference:

CMC Section 14.08.085 (Building Height): "Building height" means the vertical distance from the average finish grade of the lot covered by the building to the highest points of the coping of a flat roof or to the height of the highest gable of a pitch or hip roof.

CMC Section 14.50.090 (Height): Chimneys, elevator and stair housings...church spires, and similar architectural features and similar structures may exceed the building height limit in all districts where such excess heights are not in conflict with other provisions of this title.

OPTIONS 2 & 3
(05.20.24)
SOUTH ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 4
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+32'-6"

TOP OF GUARDRAIL
+22'-0"
F.F. THIRD FLOOR
+18'-6"

TOP OF ROOF
+28'-9"

FINISHED GRADE
+3'-6"

TOP OF ROOF
+28'-9"

TOP OF GUARDRAIL
+22'-0"
F.F. THIRD FLOOR
+18'-6"
F.F. COMMERCIAL SUITES
+1'-6"

TOP OF ELEVATOR ROOF
+32'-6"
MT-2, P-3
MT-4, P-3
DW-2 MT-3, P-3 DW-3 DW-2
WD-1 DW-1 CN-1 DW-1
WD-1, P-2
14'-6" 10'-3"

AVERAGE FINISHGRADE
(161.6')

AVERAGE FINISHGRADE
(161.6')
ME-1, WD-2, P-3
ME-1, WD-2, P-3 PL-1, P-1
28'-2"
MAX. BUILDING HEIGHT (A.F.G.)
WD-2, P-3 WD-2, P-3
P-4 WD-2, P-3
MT-3, P-3
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
WD-3
Hardie Straight Edge Shingles Pre-finished
"Stone Beach"
9" Hardie Artisan horizontal shiplap cedar
siding
2"x6" Composite planks, TimberTech
"Coastline"
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Hardie Mangolia Collection Pre-Finish - Stone Beach
Dunn Edwards DE6377 - Boat Anchor
Benjamin Moore 1603 - Graphite
Cabot "Dune Gray" Semi-transparent Acrylic Stain
`
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 1
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/29/24
A202_Opt3
SCALE:

DATE: 5/22/24
WEST ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 5
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+32'-6"

TOP OF GUARDRAIL
+22'-0"
F.F. THIRD FLOOR
+18'-6"

TOP OF ROOF
+28'-9"
3'-9" 6'-9" 3'-6" 14'-6"

AVERAGE FINISHGRADE
(161.6')
28'-2"
MAX. BUILDING HEIGHT (A.F.G.)
F.F. COM. 1
2'-6"
+1'-6"

TOP OF ROOF
+26'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF MECHANICAL SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLR. (RES.)
(161.0') +0'-0"
DW-3 WD-3 WD-2, P-3 DW-4 WD-2, P-3
DW-1
PL-1, P-1
MT-6, P-3
ME-1, WD-2, P-3
WD-2, P-3
DW-4 WD-1, P-2
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT
1 2

KEY MAP
Zoning Code Reference:

CMC Section 14.08.085 (Building Height): "Building height" means the vertical distance from the average finish grade of the lot covered by the building to the highest points of the coping of a flat roof or to the height of the highest gable of a pitch or hip roof.

CMC Section 14.50.090 (Height): Chimneys, elevator and stair housings...church spires, and similar architectural features and similar structures may exceed the building height limit in all districts where such excess heights are not in conflict with other provisions of this title.

OPTIONS 2 & 3
(05.20.24)
SOUTH ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 1
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+32'-6"

TOP OF GUARDRAIL
+22'-0"
F.F. THIRD FLOOR
+18'-6"

TOP OF ROOF
+28'-9"

FINISHED GRADE
+3'-6"

TOP OF ROOF
+28'-9"

TOP OF GUARDRAIL
+22'-0"
F.F. THIRD FLOOR
+18'-6"
F.F. COMMERCIAL SUITES
+1'-6"

TOP OF ELEVATOR ROOF
+32'-6"
MT-2, P-3
MT-4, P-3
DW-2 MT-3, P-3 DW-3 DW-2
WD-1 DW-1 CN-1 DW-1
WD-1, P-2

AVERAGE FINISHGRADE
(161.6')

AVERAGE FINISHGRADE
(161.6')
ME-1, WD-2, P-3
ME-1, WD-2, P-3 PL-1, P-1
WD-2, P-3 WD-2, P-3
P-4 WD-2, P-3
MT-3, P-3
14'-6" 10'-3"
28'-2"
MAX. BUILDING HEIGHT (A.F.G.)
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
WD-3
Hardie Straight Edge Shingles Pre-finished
"Stone Beach"
9" Hardie Artisan horizontal shiplap cedar
siding
2"x6" Composite planks, TimberTech
"Coastline"
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Hardie Mangolia Collection Pre-Finish - Stone Beach
Dunn Edwards DE6377 - Boat Anchor
Benjamin Moore 1603 - Graphite
Cabot "Dune Gray" Semi-transparent Acrylic Stain
`
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 1
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/29/24
A202a-Opt3
SCALE:

DATE: 5/22/24
WEST ELEVATION - BUILDING 1
Scale: 1/8" = 1'-0" 2
DW-3 WD-3 WD-2, P-3 DW-4 WD-2, P-3
DW-1
PL-1, P-1
MT-6, P-3
ME-1, WD-2, P-3
WD-2, P-3
DW-4 WD-1, P-2
28'-2"
MAX. BUILDING HEIGHT (A.F.G.)
F.F. CAFE/DELI
+4'-0"

TOP OF ELEVATOR ROOF
+32'-6"

TOP OF GUARDRAIL
+22'-0"
F.F. THIRD FLOOR
+18'-6"

TOP OF ROOF
+28'-9"
3'-9" 6'-9" 3'-6" 14'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. COM. 1
2'-6"
+1'-6"

TOP OF ROOF
+26'-6"
F.F. THIRD FLOOR
+18'-6"

TOP OF MECHANICAL SCREEN
+30'-9"
F.F. SECOND FLOOR
+9'-3"

TOP OF PARAPET
+28'-6"

FINISHED GRADE
-0'-6"

AVERAGE FINISHGRADE
(161.6')
F.F. FIRST FLR. (RES.)
(161.0') +0'-0"
30' MAX. HEIGHT LIMIT 30' MAX. HEIGHT LIMIT
1 2

KEY MAP
Zoning Code Reference:

CMC Section 14.08.085 (Building Height): "Building height" means the vertical distance from the average finish grade of the lot covered by the building to the highest points of the coping of a flat roof or to the height of the highest gable of a pitch or hip roof.

CMC Section 14.50.090 (Height): Chimneys, elevator and stair housings...church spires, and similar architectural features and similar structures may exceed the building height limit in all districts where such excess heights are not in conflict with other provisions of this title.

OPTIONS 2 & 3
(05.20.24)

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
WD-3
Hardie Straight Edge Shingles Pre-finished
"Stone Beach"
9" Hardie Artisan horizontal shiplap cedar
siding
2"x6" Composite planks, TimberTech
"Coastline"
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Hardie Mangolia Collection Pre-Finish - Stone Beach
Dunn Edwards DE6377 - Boat Anchor
Benjamin Moore 1603 - Graphite
Cabot "Dune Gray" Semi-transparent Acrylic Stain
`
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 2
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/29/24
A203
SCALE:

DATE: 5/22/24
NORTH ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 1

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
WD-3 WD-1, P-2 PL-1, P-1 DW-4 PL-1, P-1
30' MAX. HEIGHT LIMIT
EAST ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 2

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
30' MAX. HEIGHT LIMIT
DW-3 DW-4 WD-1, P-2 WD-3 MT-4, P-3 DW-3 PL-1, P-1
CN-2
WD-3 PT-1,P-1 ME-1, WD-2 MT-1,
SOUTH ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 3

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
PL-1, P-1
MT-2, P-3 MT-4, P-3 WD-1, P-2 WD-3
CN-2
PL-1, P-1
30' MAX. HEIGHT LIMIT
WEST ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 4

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
PL-1, P-1 WD-2. P-3 DW-3 WD-3 WD-1, P-2 30' MAX. HEIGHT LIMIT CN-2
MT-4, P-3 MT-2, P-3
1 2
3 4

KEY MAP
Zoning Code Reference:

CMC Section 14.08.085 (Building Height): "Building height" means the vertical distance from the average finish grade of the lot covered by the building to the highest points of the coping of a flat roof or to the height of the highest gable of a pitch or hip roof.

CMC Section 14.50.090 (Height): Chimneys, elevator and stair housings...church spires, and similar architectural features and similar structures may exceed the building height limit in all districts where such excess heights are not in conflict with other provisions of this title.

OPTIONS 2 & 3
(05.20.24)

KEYNOTES

LANDSCAPE
LA-1 Raised planter

MECHANICAL
ME-1 Rooftop mechanical equipment screen
GLASS
GL-1 3/4" laminated glass guardrail

MASONRY
MA-1 8"x8"x8" Stacked-bond concrete block

ELECTRICAL
EL-1 Photovoltaic panels

PLASTER
PL-1 Smooth troweled cement plaster, painted
METALS
MT-1
MT-2
MT-3
MT-4
MT-5
MT-6
MT-7
Steel guardrail stanchions, galvanized, painted
Steel column, galvanized, painted
Steel awning, galvanized, painted
Perforated steel guardrail, galvanized, painted
Steel carport, galvanized, painted
Perforated steel gate, galvanized, painted
Steel picket pool fence, galvanized, painted

DOORS, WINDOWS, & FRAMES
DW-1
DW-2
DW-3
DW-4
DW-5
DW-6
Aluminum storefront system, clear-anodized,
dual glazed
Aluminum frame full-glazed garage door,
clear anodized, dual-glazed
Aluminum sliding door, clear anodized, dual-glazed
Aluminum window, clear anodized, dual-glazed
Solid-core wood door, painted
Hollow steel door, galvanized, painted

CONCRETE
CN-1
CN-2
Board-formed concrete wall
Pre-cast concrete stair treads
WOOD
WD-1
WD-2
WD-3
Hardie Straight Edge Shingles Pre-finished
"Stone Beach"
9" Hardie Artisan horizontal shiplap cedar
siding
2"x6" Composite planks, TimberTech
"Coastline"
PAINT
P-1
P-2
P-3
P-4
P-5
Dunn Edwards DE6365 - Cold Morning
Hardie Mangolia Collection Pre-Finish - Stone Beach
Dunn Edwards DE6377 - Boat Anchor
Benjamin Moore 1603 - Graphite
Cabot "Dune Gray" Semi-transparent Acrylic Stain
`
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR ELEVATIONS - BUILDING 2
1" = 8'
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/29/24
A203a
SCALE:

DATE: 5/22/24
NORTH ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 6

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
WD-3 WD-1, P-2 PL-1, P-1 DW-4 PL-1, P-1
30' MAX. HEIGHT LIMIT
EAST ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 7

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
30' MAX. HEIGHT LIMIT
DW-3 DW-4 WD-1, P-2 WD-3 MT-4, P-3 DW-3 PL-1, P-1
CN-2
WD-3 PT-1,P-1 ME-1, WD-2 MT-1,
SOUTH ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 8

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
PL-1, P-1
MT-2, P-3 MT-4, P-3 WD-1, P-2 WD-3
CN-2
PL-1, P-1
30' MAX. HEIGHT LIMIT
WEST ELEVATION - BUILDING 2
Scale: 1/8" = 1'-0" 9

TOP OF ROOF
+22'-3"
F.G.
-6"
F.F. FIRST FLOOR
+0'-0"
F.F. SECOND FLOOR
+10'-3"
TOP OF MECH. SCREEN
+23'-6"
22'-9"
MAX. BUILDING HEIGHT (A.F.G.)
10'-3" 12'-0"
PL-1, P-1 WD-2. P-3 DW-3 WD-3 WD-1, P-2 30' MAX. HEIGHT LIMIT CN-2
MT-4, P-3 MT-2, P-3
1 2
3 4

KEY MAP
Zoning Code Reference:

CMC Section 14.08.085 (Building Height): "Building height" means the vertical distance from the average finish grade of the lot covered by the building to the highest points of the coping of a flat roof or to the height of the highest gable of a pitch or hip roof.

CMC Section 14.50.090 (Height): Chimneys, elevator and stair housings...church spires, and similar architectural features and similar structures may exceed the building height limit in all districts where such excess heights are not in conflict with other provisions of this title.

OPTIONS 2 & 3
(05.20.24)
VIEW OF BUILDING 1 FROM VIA REAL LOOKING NORTH
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A401
SCALE:

DATE: 5/1/24
V

KEY MAP
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A402
SCALE:

DATE: 5/1/24
VIEW OF BUILDING 1 LOOKING EAST FROM SITE ENTRANCE
V

KEY MAP
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A403
SCALE:

DATE: 5/1/24
VIEW OF BUILDING 1 COMMON AREA COURTYARD AND CLUBHOUSE
V

KEY MAP
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A404
SCALE:

DATE: 5/1/24
VIEW OF BUILDING 2 LOOKING NORTHEAST FROM PARKING
V

KEY MAP
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A405
SCALE:

DATE: 5/1/24
VIEW FROM POOL COURTYARD LOOKING NORTH TOWARD CLUBHOUSE 2 V

KEY MAP
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A406
SCALE:

DATE: 5/1/24

AERIAL VIEW OF POOL COURTYARD LOOKING NORTH TOWARD
CLUBHOUSE 2
V

KEY MAP
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A407
SCALE:

DATE: 5/1/24
VIEW LOOKING NORTH TOWARD COMMON PATIO 3
V

KEY MAP
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A408
SCALE:

DATE: 5/1/24
VIEW LOOKING NORTH TOWARD BIKE ROOM 2 AND MAIL KIOSK
V

KEY MAP
OPTION 2 & 3
(05.20.24)

VIEW OF PROPOSED DEVELOPMENT FROM VIA REAL LOOKING

NORTHEAST
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A409
SCALE:

DATE: 5/1/24
V

KEY MAP
OPTION 2 & 3
(05.20.24)

VIEW OF PROPOSED DEVELOPMENT FROM VIA REAL LOOKING

NORTHWEST
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A410
SCALE:

DATE: 5/1/24
V

KEY MAP
OPTION 2 & 3
(05.20.24)

VIEW OF PROPOSED DEVELOPMENT LOOKING SOUTH FROM ABOVE

STORMWATER DETENTION BASIN
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A411
SCALE:

DATE: 5/1/24
V

KEY MAP
OPTION 2 & 3
(05.20.24)

VIEW OF PROPOSED DEVELOPMENT LOOKING SOUTH FROM CUL DE SAC 29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

EXTERIOR PERSPECTIVE
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A412
SCALE:

DATE: 5/1/24
V

KEY MAP

OUTLINE OF PROPOSED DEVELOPMENT BEYOND
(HIDDEN BEHIND EXISTING TREES)
OPTION 2 & 3
(05.20.24)
29 West Calle Laureles, CA 93105 T. 805.687.1525 F. 805.687.8715 All design ideas and plans indicated or represented by these drawings are owned by and are the property of DesignARC and were created and developed for use in connection with the specified project. None of such ideas, designs, or plans shall be used for any purpose whatsoever without the written permission of DesignARC. © DesignARC Inc.

MATERIALS / FINISHES
NONE
MIXED-USE DEVELOPMENT | ENTITLEMENT SUBMITTAL
6380 VIA REAL, CARPINTERIA, CA
5/9/24
A500
SCALE:

DATE: 5/1/24
WD-2 HARDIE ARTISAN 9" SHIPLAP SIDING PL-1 SMOOTH-TROWELED CEMENT PLASTER MT-4 PERFORATED STEEL GUARDRAIL
MT-6 PERFORATED STEEL GATE
DW 1-4 DARK BRONZE ANODIZED ALUMINUM
WD-3 TIMBERTECH 6" COMPOSITE PLANKS
"COASTLINE"
P-1 COLD MORNING
DUNN EDWARDS DE6365
P-3 BOAT ANCHOR
DUNN EDWARDS DE6377
MA-1 8"X8"X8" STACKED-BOND CN-1 BOARD-FORMED CONCRETE

CONCRETE BLOCK
CN-2 PRE-CAST CONCRETE STAIR TREADS
WD-1 HARDIE STRAIGHT EDGE SHINGLES
PREFINISHED "STONE BEACH"
P-4 GRAPHITE
BENJAMINE MOORE 1603
P-2 STONE BEACH

HARDIE MAGNOLIA COLLECTION PRE-FINISHED COLOR
OPTION 2 & 3
(05.20.24)