City of Carpinteria
Special Joint City Council, Planning Commission, &
Architectural Review Board Meeting Agenda
Monday, March 31, 2025
Council Chamber, 5775 Carpinteria Avenue, Carpinteria, CA 93013 5:30 p.m. Special Meeting
In-Person and Virtual Participation Options
Attendance/Viewing Options:
• Attend the in-person meeting in City Council Chambers at City Hall (5775 Carpinteria Ave.).
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Public Comments
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March 31, 2025
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 inperson 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 $500 from any party for 12 months following the date a final decision is rendered by the City. No City Council Member may accept, solicit, or direct any contribution from an agent of the party during the same time frame. This prohibition commences when an item involving the entitlement has been placed on the City Council’s agenda for a public meeting, when the City Council Members knows the action is within the City Council’s jurisdiction and it is reasonably foreseeable that it will come before the City Council as a decisionmaker, or when the proceeding is before the City Council for its decision. 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 $500 made to any Council Member by the applicant, or any donations made by the 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 $500 within the preceding 12 months from any party, or who received any donations from an 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
PUBLIC COMMENT WILL ONLY BE HEARD CONCERNING THE AGENDIZED ITEM BELOW
City Council Special Joint Meeting Agenda
March 31, 2025
CITY COUNCIL BUSINESS:
The City Council will meet to consider the following item:
1. Conceptual review of a proposal to construct 93 new townhome-style residences and associated amenities on an 8.64-acre parcel located at 6380 Via Real (APN 001-190- 097), proposed by Nick Patterson, Director of Development for City Ventures Homebuilding, LLC.
Recommendation: Receive public comment, and provide individual comments on the residential development proposal.
Staff Presenter: Syndi Souter, Senior Planner
a. Staff Report
b. Public Comment
c. City Council Determination
ADJOURNMENT
The next regular City Council meeting will be held April 14, 2025 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, March 27, 2025, in the City Clerk's Office, on the City Hall Public Notices Board, and on the Internet.
City of Carpinteria
SPECIAL JOINT CITY COUNCIL / PLANNING COMMISSION /
ARCHITECTURAL REVIEW BOARD AGENDA STAFF REPORT
CONCEPTUAL REVIEW
LOMITA LANE RESIDENCES
PROJECT NO. 25-2332-CON/SB330
ITEM FOR CONSIDERATION
Conceptual review of a proposal to construct 93 new townhome-style residences and associated amenities on an 8.64-acre parcel located at 6380 Via Real (APN 001-190- 097), proposed by Nick Patterson, Director of Development for City Ventures Homebuilding, LLC.
STAFF RECOMMENDATION
Receive public comment, and provide individual comments on the residential development proposal.
Sample Motion: None required.
PROJECT DESCRIPTION
This is a conceptual review of a proposal to construct a residential development of 93 townhome-style condominium units and associated amenities. The development would include 18 structures that would contain three to seven units each, for a total of 185,301 square-feet and an overall density of 10.76 dwelling units per acre. Ten of the structures would be two-stories with a maximum height of 32.5 feet, and the remaining eight structures would be three-stories with a maximum height of 41 feet. The development would include 78 three-bedroom units and 15 four-bedroom units. Twelve units are proposed to be deed-restricted inclusionary housing with 10 units for moderate income residents and two units for above-moderate income residents. Each unit would have a two-car garage, and 29 additional uncovered guest parking spaces would be provided throughout the development, resulting in a total of 217 parking spaces.
Agenda Section: Council Business
Agenda Item No.: 1
Council Meeting Date: March 31, 2025
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
The project would include landscaping that would provide common areas with outdoor amenities for the residents. Three open lawn areas are proposed that would allow common play areas for children. A community garden, decomposed granite pathways, a barbeque area with picnic tables, and sitting benches are also proposed. Sidewalks would provide pedestrian circulation throughout the development. Vehicular access to the development would be provided via a new access road off of Via Real with a secondary emergency access off of Lomita Lane.
The project would require the following entitlements: 1) a Coastal Development Permit to allow development within the coastal zone; 2) a Development Plan to allow the proposal as a residential-only development subject to the provisions of the State Density Bonus Law (DBL), including the use of concessions and waivers; and 3) a Tentative Tract Map (TTM) to allow a subdivision for condominium purposes.
Density Bonus
The contemplated concept calls for utilizing the S
§§ 65915-65918) (DBL) to allow for concessions and waivers to the base zone district standards in exchange for setting aside a certain percentage of the units for moderateincome households. Specifically, the applicant is requesting a concession to eliminate the industrial/office park component of the Industrial/Research Park (Mmixed-use requirements in order to proceed with a residential-only development, and waivers to reduce the required front yard setback, and exceed the maximum-allowed height limit by up to 11-feet. The project would also seek to utilize the reduced parking standards granted to density bonus projects to provide two fewer parking spaces than . The proposal calls for setting aside
10 units for households that fall within the moderate-income level (80% to 120% of the area median income [AMI]) in exchange for the aforementioned concession, waivers, and parking reduction. A more detailed description of the Density Bonus Law, its applicability report.
The conceptual architectural and landscaping plans are included in Attachment A. A project description narrative prepared by the applicant is provided as Attachment B.
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 application, in order to receive early feedback from the public,
decision makers. These advisory comments shall constitute a conceptual review only. A 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 Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
the project. No action will be taken by any government body on the Project at the Conceptual Review hearing. Input received at this meeting will be considered at future Architectural Review Board, Planning Commission or City Council meetings. The City decision makers shall be wholly free to render a different 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.
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, Planning Commission, and City Council, and California Coastal Commission, if appealed.
In the case of this concept application, the applicant has also submitted an SB330 Preliminary Application (Pre-application) to the City. The SB330 Pre-application functions to vest the current zoning standards on the property provided a formal application is submitted within 180 days of the SB330 Pre-application submittal (no later than 8/25/2025). The feedback received from this conceptual review will assist the applicant team in further developing and refining their project design should they choose to move forward with a formal project application.
Project Setting
The project site is an 8.64-acre parcel located on the north side of Via Real, just over onehalf 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 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, light industrial, and office uses. Immediately 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 Industrial/Research Park (M-RP) and has a Research Development Industrial (RDI) land use designation. The site is subject to the Coastal Appeals (CA) Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
overlay district due to the proximity of Lagunitas Creek. The Lagunitas Creek corridor also is
Project History
Lagunitas Mixed-Use Development
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 Impact Report (EIR) by the Planning Commission in June 2000. The project was consequently withdrawn by the applicants as a new zoning regulation to allow for mixed residential/commercial use in the M-RP zone district was under consideration by the City and California Coastal Commission.
Following preliminary adoption of the new mixed-use standards, a revised project for 38 single-family detached residences, 36 condominium units, and a 145,425 square foot industrial office park was submitted in April 2001. In July 2003, the City Council took action to conceptually approve the project and continued their final action until the Zoning Code Amendment implementing the new mixed-use standards were 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 (Coastal Commission) and circulated a t on a
ballot for review by a vote of the people. However, as the referendum signature deadline approached, the developer and representatives of the CVA agreed to 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 foot 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 as open space offered for dedication to the City for use as a future public park. The residential units, now known as the Lagunitas neighborhood, were constructed in 2013. In June 2019, the City Council accepted the offer for dedication of the 2.5-acre public park space. The office building complex had a few proposals for minor design revisions over the years, but has yet to be constructed.
6380 Via Real Mixed-Use Proposal
On August 2, 2023, a proposal for a new mixed-use project application was submitted for the subject parcel (6380 Via Real) in place of proceeding with construction of the approved office building development. Due to the post-COVID 19 pandemic changes in the market for office space, the new proposal was focused primarily on providing Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
additional residential rental units. Under the proposal, the approved 84,550 square foot office park would have been replaced with 159 market-rate rental apartments and approximately 9,000 square feet of commercial space. The project aimed to continue to qualify as a mixed-use development according to the mixed-use provisions allowed for under the M-RP zoning district.
The project was preliminarily reviewed by the Architectural Review Board (ARB) on April 11, 2024. At the meeting, numerous written and verbal public comments were received, mostly in opposition to the project. The 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 an alleged conflict with the CC&Rs regarding the change of project scope from commercial to mixeduse. The ARB comments included concerns about the height/size/bulk/scale of the project, the impracticality of compact parking spaces, the need for more functional open space, and a desire to see deed-restricted affordable housing units included within the project.
Following that ARB meeting, the same applicant chose to take a step back and pursue a Concept Review of the mixed-use project with three different options for the residential component of the project before the City Council, Planning Commission, and ARB on June 18, 2024. The three options included market-rate apartment complexes with 159 units (18.4 units/acre density), 153 units (17.7 units/acre density), or 147 units (17 units/acre density). At that meeting, 13 neighbors spoke and 16 public comment letters were received. The sentiment of the public comments mimicked the comments from the prior ARB meeting in regard to their concerns about introducing rental housing into the neighborhood, the size/density and height of the apartment complexes, and the perceived conflict with the CC&Rs regarding the new proposal. The ARB Boardmembers, Planning Commissioners, and City Councilmembers provided comments on the three options.
Collectively, their comments included a desire for a lower overall density project that provides more functional open space. They also wanted to see lower building heights to reduce impacts to public views, and expressed general concerns about neighborhood compatibility. City decisionmakers supported the mix of smaller units that were proposed across all three options, but wanted to see income-restricted affordable units included as part of any project.
A copy of the ARB Meeting Minutes from April 11, 2024 and the Special Joint City Council, Planning Commission & Architectural Review Board Meeting Minutes from June 18, 2024 are included in Attachment C.
Housing Element Rezones
-2031 Housing Element, the subject parcel was initially identified and included as a candidate site
Assessment (RHNA) shortfall. As an undeveloped 8.64-acre site with utilities and Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
infrastructure already in place to serve future anticipated development, the site was an attractive candidate for rezoning to multifamily residential use and could have accommodated between 172 and 215 units under the contemplated density range of 20 to 25 dwelling units per acre.
Prior to the approval of the Housing Element, however, the previous applicant for the above- - submitted a SB 330 preapplication along with a formal complete Development Plan application thereby vesting their project to the M-RP zoning and development standards in place at the time of application submittal. Accordingly, staff revised the Housing Element to remove the site from the candidate rezones sites list and instead counted the proposed residential units as pa in the Housing
Element.
Following the June 18, 2024 concept review hearing, the project was indefinitely paused by the project applicant. As it became clear that the applicant did not intend to proceed with the project, City staff returned to including the site for consideration as a candidate site for rezoning. The inclusion of the site for rezoning was discussed by City decision makers as part of the Housing Element Rezone hearings held during the fall and winter of 2024. A final decision on whether to include the site for rezoning was deferred, however, due to neighbor opposition and to allow time for City staff to make contact with the prospective buyer, City Ventures Homebuilding, LLC, to better understand their intentions for the property. Ultimately, like the previous mixed-use proposal, the prospective buyer also submitted a SB 330 pre-application again vesting the site to its current M- uld
preempt any subsequent rezoning of the property, City staff has elected at this time to not continue to move forward with pursuing the rezoning of the property.
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, and the State Density Bonus Law (SDBL). 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 for the previous proposal.
Carpinteria Municipal Code (CMC), Title 14. Zoning
Residential development is a permissible use in the Industrial/Research Park District (MRP) zone district, subject to specific mixed-use development standards and approval of a Development Plan, Coastal Development Permit, and the additional findings for mixeduse development listed in CMC §14.26.140. Consideration of a residential-only development is also permissible under the existing M-RP zoning designation through the Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
successful application of the Residential Overlay District to a site pursuant to CMC §14.49. Additional standards and findings for approval would apply to any contemplated project involving a subdivision map, as well. The following table identifies conformance with applicable M-RP district requirements:
Standard Requirement/Allowance Proposal
Setbacks
Front
Side (East)
Side (West)
Rear
80 feet from centerline of
street or 50 feet from property
line, whichever is greater.
10 feet min.
10 feet min.
10 feet min.
86.5 feet from centerline of Via
Real and 34.5 feet from
property line*
50 feet
10 feet
150 feet
Height 30 feet max. 2-Story Buildings: 32.5 feet*
3-Story Buildings: 41 feet*
Building Coverage Total: 40% max.
(147,407 square feet)
Dwellings: 30% max.
(110,555 square feet)
Total: 27%
(±100,000 square feet)
Dwellings: 27%
(±100,000 square feet)
Common Open
Space
20% min. gross area
(1.73 acres)
31% (2.68 acres)
(including detention basin)
Landscaping 30% min. net area
(2.54 acres)
32% (2.68 acres)
(including detention basin)
~27% (2.31 acres)
(excluding detention basin)
Density 20 units/acre max. (172 units) 10.76 units/acre (93 units) Inclusionary
Housing Units
12% of ownership units at
above-moderate-income level
(12 units)
2 units- above-moderateincome level
10 units- moderate-income
level*
TOTAL: 12 units*
Parking Residences: 186 spaces
(93 covered)
Guest parking: 31 spaces
(1 space/3 units)
TOTAL: 217 spaces
(min. 93 covered)
Residences: 186 spaces
(covered in garages)
Guest parking: 29 spaces*
TOTAL: 215 spaces*
(186 covered, 29 uncovered)
*See State Density Bonus Law discussion below
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
Industrial / Research Park (M-RP) District, CMC 14.26
The purpose of the M-RP district is to provide areas primarily for light industry, technical research and large business headquarters, and to also provide opportunities for mixed residential / industrial uses. The intent of allowing opportunities for mixed residential / industrial use, is to encourage rehabilitation of important existing housing stock or the production of affordable housing, and to assist the City in maintaining an appropriate balance between jobs and housing, while ensuring that industrial use remains the primary use within the zone district. Allowance of a mixed residential / industrial development within the M-RP zone district requires approval of a Development Plan subject to additional development standards spelled out in Section 14.26.120 (Mixed Use Development Standards) and the findings for approval of mixed-use development specified in Section 14.26.140:
1. The mixed use development encourages rehabilitation of important existing housing stock, or would result in the production of affordable housing and that the mixed use would assist the city in maintaining an appropriate balance between jobs and housing;
2. The mixed use development is compatible with existing and anticipated uses in the area surrounding the site;
3. Industrial use of the site is the primary use and residential use is 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 parcel from its primary street frontage.
State Density Bonus Law
As previously discussed in the Project Description section above, the applicant is proposing to utilize provisions of the State Density Bonus Law (DBL) to make use of for setting aside 10 of the units for purchase by moderate-income level households.
Allocating 10 of the units (10.7% of total) to moderate-income households qualifies the project for up to a 5% bonus density and grants the project use of one concession or incentive, and use of unlimited waivers or reductions of other development standards. modification of zoning code or architectural design requirements, approval of mixed-use zoning, or other regulatory incentives or concessions which result in identifiable cost reductions. Density Bonus Law requires that a requested incentive/concession be granted unless the city or county makes written findings that the incentive/concession (a) does not result in identifiable and actual cost reduction to provide for affordable housing, (b) has a specific, adverse impact upon public health and safety or a historical resource that cannot be feasibly mitigated, or (c) is contrary to state or federal law.
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
In addition to incentives/concessions, qualifying projects also are entitled to unlimited waivers from development standards that would physically preclude construction of the qualifying housing development with the requested density bonus or incentive/concession, unless certain findings can be made. Finally, DBL provides that, although it does not supersede the Coastal Act, any bonuses, concessions, incentives, waivers or reductions of development standards must be permitted in a manner that is consistent with the Coastal Act. In other words, DBL applies in the Coastal Zone and in the City, but must be harmonized with the Coastal Act.
In the case of the proposed concept, the applicant does not seek to utilize any of the granted bonus units because the proposed density of 10.76 units/acre is below the maximum allowable density of 20 units/acre. The applicant does, however, propose to utilize their one granted concession or incentive, to request two additional waivers or reductions to development standards, and to utilize the reduced parking standards provided for DBL projects, as described below:
The M-RP zone allows residential uses as part of a mixed-use development when a project would rehabilitate existing housing stock or provide new affordable housing opportunities, while remaining compatible with surrounding development, and ensuring that the industrial use remains the primary use of the site. In this case, the applicant seeks to use a DBL concession to eliminate the required industrial/office park component of a mixed-use development to propose a 93-unit residential-only project. If granted, the requested concession would negate the applicability of the mixed-use development standards and findings discussed above.
The applicant is also considering use of several DBL waivers or reductions to the MR-P zone district development standards for the project. The first waiver would reduce the front yard setback down to 34.5-feet from Via Real at the closest point, instead of the standard setback of 50-feet that applies to this property. Two of the proposed buildings along Via Real would be affected by this waiver request, one with a setback of 34.5 feet, and the other with a setback of 39-feet. The remaining 16 buildings would be located outside of the required standard setbacks.
The second waiver request is to exceed the 30-foot height limit on all 18 of the proposed structures. The proposed development would include ten two-story buildings on the front portion of the property closest to Via Real. These structures would range from 32.08-feet to 32.5-feet in height. The remaining eight buildings would be three-stories tall and would be located towards the rear of the property. The three-story structures would range from
40.67-feet to 41-feet in height. For comparison, the recently approved 24-unit apartment mixed-use project at 4745 Carpinteria Avenue utilized a DBL concession to allow for a maximum height of 34.08-feet for a three-story structure.
The applicant proposes a total of 215 parking spaces, with two garage spaces per unit (186 spaces) and 29 guest parking spaces. Under DBL, the project would be required to provide a minimum of 155 parking spaces, based on 1.5 spaces per three-bedroom unit Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
and 2.5 spaces per four-bedroom unit. By providing each proposed unit with two garage spaces, and the additional uncovered guest parking spaces throughout the development, the proposed parking arrangement would fall only two spaces short of the 217 required spaces calculated under the Zoning Code. Although not required under DBL, should this project move forward as a formal submittal, the applicant could likely find space to accommodate additional uncovered parking if that were found to be a concern for neighbors or decision-makers.
Project Relationship to Housing Element
The City Housing Element outlines how the City will meet its Regional Housing Needs Assessment (RHNA) allocation for the planning period from 2023-2031, by income RHNA for the 2023-2031 planning period requires the City to plan for a total of 901 housing units, broken down by income category, as shown in the top row (RHNA 2023- certified Housing Element:
The concept proposal includes 81 market-rate units, 2 above-moderate-income units, and 10 moderate-income units.
category and 10 units erate in the RHNA table
above
any project that proposes ownership units (e.g., for-sale homes or condominiums) must provide at least 12% of the units as affordable to above-moderate-income households earning 121% to 200% of the area median income (AMI). The applicant seeks to count the 10 moderate-income units set aside under the DBL provisions (affordable to inclusionary housing requirement.
While the project proposal as currently conceived would help contribute new units towards -moderate- and moderate-income RHNA housing
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
needs, there are various project alternatives that could allow a multi-family residential RHNA housing needs. For example, a
project that provided a mix of smaller unit sizes (e.g., two- and three-bedroom units) could accommodate a higher number of total units (e.g., higher density) within the same approximate project footprint while providing housing opportunities to a broader range of Carpinteria household sizes and incomes, and result in a slight increase to the number of moderate-income units that would be set aside through application of DBL provisions.
As another alternative, the applicant could still request to include this property for rezoning to the new Residential / Mixed Use (RMU) district to allow for a residential-only or mixeduse development. If the property were to be rezoned to RMU, it would require the residential component of any forthcoming project to have 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. Under the RMU zoning, if the applicant were to set aside 20% of the 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 objective zoning standards. As stated previously, the SB330 pre-application submitted by the applicant vests the project to the current development standards, including its M-RP zoning designation, however, the applicant could withdraw or waive their vesting rights under the SB330 pre-application if they wished to pursue the allowances under an RMU district rezone.
General Plan/Coastal Land Use Plan
The following is a partial list of key objectives and
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 represen
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 the basis for orderly, well planned urban development while protecting coastal resources and providing for greater access and recreational Objective LU-2:
Objective LU-3:
Carpinteria, encouraging compatible revitalization and avoiding sprawl development at Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
Policy LU-3h Develop land uses that encourage the thoughtful layout of transportation networks, minimize the impacts of vehicles in the community, and Policy LU-3i: Ensure the provision of adequate services and resources, including Objective LU-6: Create flexible land use and zoning standards for general commercial and industrial parcels that allow opportunities for residential use to expand, as determined appropriate by the City, in response to changing needs relative to the jobs/housing balance locally and in the region, and as incentive toward the development of affordable housing.
Policy LU-6a: The City may consider and permit mixed use (i.e., residential/commercial or residential/industrial) on parcels designated on Figure LU-1 for commercial or industrial use. Such mixed use may be considered if the City has found that either the allowance would encourage rehabilitation of important existing housing stock, or the residential use of the subject parcel(s) would result in the production of affordable housing in the community, and that mixed use on the site would assist the City in maintaining an appropriate balance between jobs and housing. Mixed-use development shall not be permitted on parcels designated for commercial or industrial use unless it is found by the City to be compatible with existing and anticipated uses in the area surrounding the site.
The concept - development in an area that
is already developed with both residential and industrial/office uses. The existing Lagunitas residential development is the result of a prior approved mixed-use proposal that found residential uses to be consistent with the types of land uses allowed in the RDI land use category and the corresponding M-RP zone district when integrated into a larger residential / industrial mixed-use development. Unfortunately, as a result of changes in employment patterns and the commercial real estate market, the office park component of the previously approved mixed-use project does not currently make economic sense to construct. Accordingly, the site presents an opportunity to accommodate additional residential infill development near a jobs center and along an established transit route.
Adequate public services, including all needed utilities, a 2.5-acre parcel dedicated for a future public park, and a bus stop in front of the project site, are available to serve future development of the project site. Although common open spaces are included in the project, 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 developer could also help fund or construct public park improvements in the Lagunitas public park property to serve residents of the proposed project and surrounding neighborhoods.
The existing neighboring Lagunitas residential development includes 37 single-family residences and 36 condominium units, with an overall density of approximately 5.2 Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
units/acre. The current concept proposal includes 93 townhome-style units at a density of 10.76 units/acre. The proposal would result in a higher density than the existing Lagunitas development, but it would be well below the maximum density of 20 units/acre that is currently allowed for residential or mixed-use development in the M-RP zone district.
As discussed previously in this staff report, the subject site was identified by staff as an excellent candidate site for rezoning to accommodate a multifamily residential infill project that could play a meaningful role in helping the City achieve its RHNA goals. While the current proposal would contribute new units towards the above-moderate- and moderateincome household categories, a modestly higher density alternative project with a greater variety of unit types and sizes (i.e., emphasizing two- and three-bedroom units) could meet the household size and income needs of a broader segment of the Carpinteria community and result in a slight increased number of moderate-income restricted units as well.
The Carpinteria community is in need of additional work-force housing, particularly for lower-income households. A project that emphasizes meeting the needs of the community, contributes towards a jobs-housing balance, and provides new affordable housing opportunities could be a welcome addition to this area of the City. Such a project - can provide housing, employment, recreation and other services within a compact walkable radius.
Community Design Element Objectives and Policies
Objective CD-1: The size, scale and form of buildings, and their placement on a parcel should be compatible with adjacent and nearby properties, and with the dominant neighborhood or district development pattern.
Objective CD-2: Architectural designs 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 farmhouse architectural style with a neutral color palate would generally harmonize with the other residential structures in the vicinity. The two-story structures would be located closer to Via Real and would range in height from 32.08-feet to 32.5 feet in height. The three-story structures would be set back on the property towards the center and adjacent to the existing detention pond and would vary from 40.67- feet to 41-feet in height. The research park buildings immediately to the east along Via Real range from 24- to 29- feet in height, and are visually comparable to two-story structures.
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
The proposed three-story townhome structures, in particular, would be a departure from the neighborhood norm in terms of size, height and scale. Building plate heights could be lowered and roof pitches flattened or reduced to bring down building heights to more closely conform to the M-RP zoning district standards. Meaningful reductions to building heights would help reduce the massing and scale of the buildings, making the design more consistent with the surrounding neighborhood development pattern. If feasible, limiting or reducing the height of any site fill pad could also help to mitigate perceived building height in space relative to surrounding development. would be appreciated.
Objective CD-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 §30251).
Primary public views of the site occur from Via Real and the US 101 Freeway. Public views of the mountains would be impacted by the proposed development, especially at the currently proposed building heights. Efforts to reduce building heights should be considered to reduce impacts on public views towards the mountains. Distant public 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, the Casitas -Mark Avenue industrial
park districts.
Policy CD-7c: Loading and trash facilities should be located where they are screened from view. The use of alley and service roads is encouraged for these facilities.
Policy CD-7d: Courtyard housing types, with multiple small units fronting onto a common massive buildings within mixed-use districts.
The proposed townhome structures range in size from 8,722 square-feet to 19,740 square-feet, and are configured primarily with the garages facing the drive aisles and the entries facing the opposite direction. Along the main access drive, 29 of the proposed units would be oriented to face the street with garage access taken from a secondary drive behind. While reducing the prominence of garages by locating them off secondary drives is desirable, there are only few areas within the development where the front of the units are oriented towards a common courtyard feature located between structures, or towards larger open space areas. Instead, many of the buildings have their front entries oriented towards narrow landscaped walkways along the project perimeter or main drive aisle. The design could be refined to incorporate covered porch elements or similar pedestrian-scaled design elements to help reduce the Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
massing of structures oriented towards drive aisles, and/or building layouts could be adjusted to provide for larger landscaped buffers from roadways and property lines, to be more consistent with these objectives and policies.
The trash receptacles for each unit would be stored in the garages and brought out to the curb on collection days. Five transformers are proposed throughout the site, with no screening proposed at this time. Locations and screening of project utilities and infrastructure would be further developed and refined as part of a formal application submittal.
Objective CD-10: Areas with attractive frontage designs should be maintained. New development should be carefully planned with frontage areas which maintain and Policy CD-10a: Minor variations in front yard building alignments within a block are encouraged. Relatively steady setback patterns clearly define the public space of the street and reinforce small town character.
As mentioned previously, the public views of the proposed development would primarily consist of the three two-story buildings that front along Via Real. The street frontage would consist of the entrance, front and side building façades, one of the common open lawn areas, and new landscaping. Additional vertical elements could be added to the landscaping along Via Real to soften and screen the public views. Looking into ways to reduce building heights and/or further articulate or animate two-story development from Via Real could further help improve the frontage design and mitigate view impacts.
Within the project interior, units that have their entries oriented towards main drive aisles could benefit from additional buffering elements such as larger landscape planters and/or pedestrian-scaled front porch elements. Staggering buildings or even offsetting individual units within the same building could also help introduce further animation and help to break up the massing of some of the larger multi-unit structures.
Comments
objectives and policies would be appreciated.
Objective CD-12:
landscape, deferring to open spaces, existing natural features and native and sensitive habitats.
Policy CD-12a: Landscape planning shall be respectful of the natural character of the City and enhance existing native plant communities and environmentally sensitive habitat areas.
The previously approved Lagunitas project included a substantial restoration project with native trees and plantings along the Lagunitas Creek corridor and Lomita Lane, which Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
has since grown to near-maturity. The proposed project would avoid the restored creek corridor and adhere to the required protective buffer. A conceptual landscaping plan is included in the plans which includes a plant palette of native and non-native species. If the proposal moves forward, the landscaping plan can be further refined with input from the ARB to ensure an attractive built environment while being respectful of adjacent sensitive habitat areas and helping visually soften the proposed project.
Subarea 4 (The Northeast) Objectives and Policies
Objective CDS4-1: Strengthen the visual and physical connections between the subarea, the downtown and other neighborhoods and districts in the city.
Objective CDS4-2:
and affordable housing to develop a vital living and working center for the city.
Objective CDS4-3: Enhance existing residential neighborhoods and ensure that new development improves the neighborhood scale and character.
The conceptual proposal would provide a new residential development of 93 townhomestyle condominiums. The proposal would provide infill housing in an area that is adjacent anticipated that some of the future residents would choose to live closer to their workplace. This could help foster a greater sense of community in the neighborhood and further develop the area as a vital living and working area. As the area gradually evolves to include additional residential development, there may be increased need for recreational or small-scale commercial uses (e.g., a gym or a neighborhood market) to serve residents and employees in the district.
As currently conceived, the size and scale of individual buildings within the development would be significantly taller than the larger warehouse and office buildings that make up the majority of the M-RP district. Additionally, the conceptualized structures would be notably larger in scale and mass than the condominiums and single-family homes constructed as part of the original Lagunitas mixed-use development. Efforts to reduce mass and scale, such as through reductions to building height, could go a long way towards helping the project to better fit within its surroundings.
Policy CDS4-a: Ensure that new development is sensitive to the scale and character of Policy CDS4-c:
lanes.
Carpinteria prides itself on and derives much of its identity from its small beach town image. While Linden Avenue, and the surrounding downtown and beach areas, form the small beach town character, new development throughout the Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
unique identity. There is a need and demand for additional multifamily residential housing opportunities within the community, but it is important that such infill development is done in a thoughtful manner that is sensitive to its surroundings.
With that in mind, the proposed size and massing of the townhome structures, combined with the unit types and sizes, would be a departure from the more typical Carpinteria development pattern of smaller, more modest, two-story multifamily residential structures set back from the street. The two-story structures would range in size from 8,722 squarefeet for a building with three (3) three-bedroom units up to 19,740 square-feet for a building with seven (7) three-bedroom units. The three-story structures would range in size from 10,302 square-feet for a building with five (5) three- and four-bedroom units to 12,619 square-feet for a building with six (6) three- and four-bedroom units. For comparison, the multi-unit buildings in the existing Lagunitas development are two-stories and contain three (3) two- and three-bedroom units within a 7,026 square-foot structure.
Open Space, Recreation, & Conservation Element
Objective OSC-6: Preserve the natural environmental qualities of creekways and protect riparian habitat.
Policy OSC-6a: Support the preservation of creeks and their corridors as open space, diversity, aesthetic values, and recreation opportunities.
Policy OSC-6e: Natural drainage patterns and runoff rates and volumes shall be preserved to the greatest degree feasible by minimizing changes to natural topography, and minimizing the areas of impervious surfaces created by new development.
Policy OSC-6f: All development shall be evaluated for potential adverse impacts to water quality and shall consider Site Design, Source Control and Treatment Control BMPs in order to minimize polluted runoff and water quality impacts resulting from the development. In order to maximize the reduction of water quality impacts, BMPs should be incorporated into the project design in the following progression: (1) Site Design BMPs, (2) Source Control BMPs, and (3) Treatment Control BMPs.
Policy OSC-13h: Plans for development shall minimize cut and fill operations. Plans that do not minimize cut and fill shall be denied.
Policy OSC-13i: Design all new development to fit the site topography, soils, geology, hydrology, and other existing conditions and be oriented so that grading and other site preparation is kept to an absolute minimum. Preserve all natural landforms, natural drainage systems, 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.
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
The project site is adjacent to Lagunitas Creek, which flows to the southwest into the Pacific Ocean. A 50-foot-wide creek setback has been established along the portion of the property that is abutted by the creek and would be maintained. The conceptual plan also maintains the existing stormwater detention basin that meters flow into the creek during and after storms. Other proposals on this site included an expansion of the detention basin to accommodate additional runoff from proposed development. Site drainage would need to be taken into consideration during the preparation of a formal project application. As such, great care should be taken to ensure that the project, including the design of the landscaping and hardscape improvements, minimize direct runoff and pollution into the creek.
A preliminary grading and drainage plan was not included in the concept plans. However, prior proposals on this site have included the placement of fill over the project site to raise the elevation of the entire development for drainage purposes. The placement of the fill pad would add additional perceived height to any proposed structures in comparison to the existing site elevations. During a formal project review, the amount of fill would be analyzed to determine the minimum amount necessary to achieve the site drainage objectives.
Project Conditions, Covenants & Restrictions (CC&Rs)
As mentioned above in the Project History section, several of the public commenters for the previous mixed-use proposal made reference to the adopted CC&Rs for the original Lagunitas Mixed-Use Development and suggested that these CC&Rs limit or restrict use of the (former) office park parcel to the original approved project only, or preclude the City from considering another project for this site. The City takes the position that 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 as it relates to private property owners. 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 Impact Fees (DIFs) for projects that create new dwelling units.
Based on the concept plans provided, the conceptual proposal would be subject to City DIFs due to the new construction of 93 new residential units, as shown in the table below based on the adopted 2024-2025 fee schedule.
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
Estimated Development Impact Fees
Based on 185,301 habitable square feet (gross)
Fee Type Fee Per Square Foot Total Fee
Streets and Thoroughfares $0.12 $22,236.12
Highway Interchanges &
Bridges
$1.64 $303,893.64
Traffic Control Facilities $0.19 $35,207.19
General Facilities &
Equipment
$0.93 $172,329.93
Storm Drainage Facilities $1.73 $320,570.73
Quimby/Parkland Acquisition $6.52 $1,208,162.52
Parks and Recreational
Facilities
$5.49 $1,017,302.49
Aquatics Facilities $0.33 $61,149.33
TOTAL DIFs $3,140,851.95
Mitigation fees and similar charges from the various special districts who would serve the project may also 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 District.
Estimates of any respective fees from the special districts were not obtained for the purposes of this conceptual review proposal.
SUMMARY OF ISSUES
The City Council, Planning Commission, and Architectural Review Board should comment on the following issue areas:
Consistency with applicable City regulations;
Compatibility with
Mix of unit types and number of income-restricted units; Site design and project layout;
Outdoor recreation/functional open space areas;
Architectural style and materials;
Size, height, massing, and scale of the proposed structures in relation to their surroundings;
Impacts to public views of the mountains; and
Neighborhood compatibility.
PRINCIPAL PARTIES EXPECTED AT MEETING
Nick Patterson, Director of Development for City Ventures Homebuilding, LLC Interested citizens
Lomita Lane Residences Concept Review, Project 25-2332-CON/SB330 March 31, 2025
ATTACHMENTS
Attachment A: Conceptual Architectural and Landscaping Plans Attachment B: Applicant Project Description Narrative
Attachment C: Meeting Minutes from Prior Project Reviews Staff contact: Syndi Souter, Senior Planner
(805) 755-4405, [email protected]
Signature
Reviewed by: Nick Bobroff, CDD Director
(805) 755-4407, [email protected]
Signature
Reviewed by: Ryan Kintz, Assistant City Manager
(805) 755-4400, [email protected]
Signature
Reviewed by: Michael Ramirez, City Manager
(805) 755-4450, [email protected]
Signature
Attachment A
Conceptual Architectural & Landscaping Plans
Lomita Lane Residences Concept Review
#25-2332-CON/SB330
Joint City Council/Planning Commission/Architectural
Review Board Conceptual Review
March 31, 2025
Lomita Lane Residences 6380 Via Real
Attachment B
Applicant Project Description Narrative
Lomita Lane Residences Concept Review
#25-2332-CON/SB330
Joint City Council/Planning Commission/Architectural
Review Board Conceptual Review
March 31, 2025
2-Story Units
Qty Plan Type Square Feet
13 Plan 1 2,177
15 Plan 2 2,316
13 Plan 3 2,586
7 Plan 4 1,496
3-Story Units
Qty Plan Type Square Feet
18 Plan 5 1,446
4 Plan 6 1,517
2 Plan 6X 1,594
4 Plan 7 1,594
2 Plan 7X 1,540
15 Plan 8 1,762
Concession Required Proposed
14.26.120 The industrial component of any mixed used development shall be developed pursuant to the standards and
regulations of this chapter.
No industrial component will be
developed.
Waivers Required Proposed
14.26.050 SetbacksFront, Side and Rear No Building or structure shall be located closer than eighty (80) feet from the centerline of any street, or fifty (50) feet of the property line, whichever is the greater distance, nor closer than ten (10) feet from the side or rear property lines of the lot upon which such building or structure is located.
Reduce front setback to 36 -0 at
closest building point along Via
Real
14.26.050 SetbacksFront, Side and Rear Where any portion of a parcel subject to the requirements of this district abuts a lot in any residential district, no building or structure shall be located closer than fifty (50) feet of the property line. On secondary, interior street of an industrial/ research park, buildings and structures may be located within twenty (20) feet of the right-of-way line of the street.
Reduce side setback to 18 -0 at
closest building point along Lomita
Lane
14.26.060 Building
Height
No building or structure shall exceed a height of thirty (30) feet.
2-Story Buildings = 32 -6 max. 3-Story Buildings = 41 -0 max.
Attachment C
Meeting Minutes from Prior Project Reviews
Lomita Lane Residences Concept Review
#25-2332-CON/SB330
Joint City Council/Planning Commission/Architectural
Review Board Conceptual Review
March 31, 2025
ACTIONS, ARCHITECTURAL REVIEW BOARD April 11, 2024
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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
Boardmember Discussion:
Chair Stein commented that the project is a big improvement over the existing condition. 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 , seconded by Vice Chair Blakemore, to recommend Preliminary and Final approval to the Director as submitted.
VOTE: 5-0
2) Project: Lagunitas Apts. & Mixed-Use Project, Project 23-2243-CUP/TPM/CDP Address: 6380 Via Real
Applicant: Troy White, agent, for Steve Leonard, Manager, 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/café, 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 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 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 ACTIONS, ARCHITECTURAL REVIEW BOARD April 11, 2024
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Site design and project layout;
Architectural style and materials;
Size, height, massing, and scale of the proposed structures in relation to their surroundings; Landscaping plant palette, including native trees;
Exterior light fixtures and night-sky compliance;
Impacts to public views of the mountains;
Grading and earthwork quantities;
The three Modification requests; and
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 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 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 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:
Lisa Lisiecky (representing the Lagunitas HOA) - Opposed. HOA CC&Rs specify only commercial use of the property. Previously approved commercial development was respectful in its design ACTIONS, ARCHITECTURAL REVIEW BOARD April 11, 2024
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(parking arrangement, noise from mechanical equipment, etc.) Noise and lighting are major concern.
The open space is used by Lagunitas residents.
Marcy 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 size/bulk/scale of proposed project.
Opposes setback modification. Opposes any uplighting or tree lighting. Fencing should be required along Lomita Lane. 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 concerns regarding lighting and noise.
Connie Thompson - Resident of Lagunitas. Not opposed to housing, but project is too large. Project 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 with City that should be respected.
Jacqueline Matthews -
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 11, 2024
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David Rosso - Agrees concerns. Asked
that the CC&Rs be addressed prior to project moving forward. Concerns with height 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 appropriate.
Main concern is with the project exterior lighting and potential light pollution that would result.
Gary Graumann - Resident of Lagunitas for 13 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 Lagunitas, 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 proposes the first underground parking area in City , and the project
should relate better to the existing Lagunitas residential development. Also expressed concerns regarding lighting, the proposed market/cafe and related noise impact, and CC&Rs.
Kevin Donoghue - (speaker slip submitted, did not comment) Amrita Salm - No affordable housing included in project is unacceptable.
At the conclusion of public comments, Chair Stein offered the applicant team an opportunity to speak prior to the ARB beginning their deliberations. Troy White, agent, 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:
The CC&R issue needs to be addressed.
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.
He is struggling to move forward with the project.
Boardmember Little provided the following comments:
Agrees with and prior public comments.
Commented that the CC&R issue needs to be resolved.
Story poles show that the project is too massive and too boxy.
Narrow hallways in the buildings will be too dark.
Compact parking spaces are not practical.
A lot of work to be done to downsize, or go back to the original design.
ACTIONS, ARCHITECTURAL REVIEW BOARD April 11, 2024
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Vice Chair Blakemore provided the following comments:
. Size, bulk, and scale is too much; program too ambitious.
Units are small- should try fewer, larger units with more living space.
Views should be protected-mountain views and ocean views.
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.
Does not support modification for parking in the front yard setback.
Underground parking layout has dead ends and does not circulate traffic.
The date palms and tipu trees will not do well, select another variety.
Provide true elevations of the structures without the landscaping rendered in front, similar to the County BAR requirements.
Boardmember Johnson provided the following comments:
The density needs to be mitigated.
Story poles do not always tell the whole story.
Applauds the design with shadows and broken massing along Via Real.
Roof heights could be varied to provide more variety, especially the elevation along Lomita Lane.
Likes the materials, generous balcony overhangs, animation.
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.
Can accept the modification to park in the front setback, which is common in the commercial developments nearby and Via Real frontage is narrow.
Likes the underground parking- keeps parking out of sight.
Chair Stein Provided the following comments:
Prefers conceptual review with other decision makers before formal submittal on large projects.
What is the benefit to the community from this project? Noted the number of units and lack of affordable housing.
Likened the project to the Klentner mixed-use project - . The public should be proactive and ask for better representation on the City Council.
All parking should be underground.
Likes the balconies.
Project is too big.
Go back to office building design.
afford.
Not in favor of CUP for café, which should be in downtown area; parking will spill over onto streets.
Does not support compact parking spaces; all should be standard spaces.
Pull the buildings back from the creek and Via Real.
Project is too tall; size and bulk are too much.
ACTIONS, ARCHITECTURAL REVIEW BOARD April 11, 2024
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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.
Little, Blakemore and Stein not in support of any of the modifications. Boardmember Johnson can support all three.
ACTION: Motion by Boardmember seconded by Boardmember Blakemore, to recommend continued preliminary review with comments.
VOTE: 5-0
OTHER BUSINESS: ARB Meeting of April 25, 2024 is cancelled.
CONSENT CALENDAR:
3. Action Minutes of the Architectural Review Board Meeting of February 29, 2024.
ACTION: Motion by Boardmember Little, seconded by , 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 , to adopt the minutes as drafted.
VOTE: 4-0 (Blakemore abstained)
MATTERS REFERRED BY THE PLANNING COMMISSION/CITY COUNCIL: None MATTERS PRESENTED BY BOARDMEMBERS/STAFF:
Matters by Boardmembers:
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 by Staff:
700 Linden Fireplace and Wall Detail Revisions - The project is nearing completion and the revisions which were presented
to the ARB for review and comment: