Proposed Condo Project for East Micheltorena Street Attracts Early Design Criticism | Local News

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The Santa Barbara Planning Commission said Thursday that developers of the first condo project proposed under the city’s High Density Housing Ordinance approved in 2013 must rethink and ask for fewer changes.

“I love that it’s an infill project. I think it’s a huge benefit,” Planning Commissioner Lesley Wiscomb said. “These are just the types of projects we need. But I think the number of changes and the type of changes the requester is requesting is too big and too extensive.”

The project, at 533 E. Micheltorena St., was submitted to the commission as a concept review. There was no formal vote. It was more of an opportunity for the developers to hear design concerns early in the process.

The discussion focused on the subject of housing and whether to prioritize new home ownership opportunities rather than infill development that maximizes the use of a particular lot.

“It really took eight years for the project to get to this point,” said Jane Gray, environmental planner at Dudek. “I think that really highlights the bigger problem here.”

The proposal is to build a condominium project with seven units and four floors on the site of an above-ground parking lot. The project would be on the same land as an existing three-story mixed-use structure containing two residential condominiums and 10,100 square feet of commercial medical offices, which it is proposed to retain.

The project also offers a parking garage with 31 spaces, for a combined total of 46 spaces on the land, of which 12 spaces would be allocated to the nine residential units. The developers are looking for two modifications to build in the front yard and interior side setbacks.

The city’s Average Unit Density Incentive Program was approved in 2013. It allows developers to stack multiple units on smaller lots due to the housing shortage in Santa Barbara. The few hundred that have already been built or approved are apartments. The project includes condominium units for sale.

The site is on a slope and access to the interior and exterior is only on one street.

“This is a property whose constraints the Applicant was aware of when he started working on this project,” Planning Commissioner Sheila Lodge said. “And I just think too many developments are trying to fit into it, with way too many changes, so I can’t present it in its current form.”

The project requires four modifications to the current town planning rules. They include a front yard setback to allow encroachments into the required front setback on the first, second and third floors of the new structure; a modification of the interior setback to allow the third storey to encroach on the required 10 foot setback; an open yard modification to allow for a reduction in the required open yard area; and a modification of the parking lot to allow approximately 46 parking spaces instead of the required 60 parking spaces.

Planning rules state that a “common open courtyard may be provided throughout the property and is intended to relieve the bulk of the building, but may also serve as a common outdoor amenity for residents.”

The project would provide outdoor space inside the units, but not a large common outdoor space.

Planning Commissioner Deborah Schwartz said not all land needs open space because people can enjoy city parks together.

“I think it brings the community together, much more than trying to shoehorn a lot of open space, piece by piece,” Schwartz said. “We are a 90% built city. Would we all like more open spaces wherever we live? Of course, but as town planning commissioners, representing the whole community, I hope we can also take a step back and say not only what is the greatest use for a particular plot, commercial or residential. , but also for the community. “

Schwartz noted that the project is only in the concept review phase, so it’s time to get the details right.

“I have heard in the community that there is a strong demand for condominium ownership,” said Schwartz. “My overall encouraging message is: let’s make it happen in the best possible way. I think we have a golden opportunity to provide the condominium property with some of the provisions under the AUD program, using this technologically advanced parking device. “

– Noozhawk Staff Writer Joshua Molina can be reached at. (JavaScript must be enabled to view this email address). Follow Noozhawk on Twitter: @noozhawk, @NoozhawkNews and @NoozhawkBiz. Connect with Noozhawk on Facebook.

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