SANTA BARBARA COUNTY PLANNING COMMISSION Coastal Zone Staff Report for The ICON Gardens Mixed-Use Building

Transcription

1 SANTA BARBARA COUNTY PLANNING COMMISSION Coastal Zone Staff Report for The ICON Gardens Mixed-Use Building Hearing Date: Deputy Director: Alice McCurdy Staff Report Date: January 20, 2012 Division: Development Review, South Case Nos.: 11DVP , 11TPM , Staff Contact: Alex Tuttle 11CUP & 11CDP Planner s Phone no.: Environmental Document: 03-EIR-08, CEQA Supervising Planner: Anne Almy Statutes Section 21090(b) Supervisor s Phone No.: OWNER/APPLICANT Eran Fields 9300 Wilshire Blvd., Suite 333 Los Angeles, CA (310) VICINITY MAP ARCHITECT Jay Blatter Hochhauser-Blatter Architecture 122 E. Arrellaga Street Santa Barbara, CA (805) Application Complete: January 19, 2012 Processing Deadline: 60 days from Notice of Exemption This site is identified as APNs & -014,totaling 0.45 gross acres, located at 6522 & 6530 Seville Road, in the Isla Vista area, 3 rd Supervisorial District. 1.0 REQUEST Hearing on the request of Eran Fields, applicant, to consider the following: a. Case No. 11DVP , [application filed on August 1, 2011] for approval of a Final Development Plan in compliance with Section of the Article II Coastal Zoning Ordinance, to develop a 44,835 square foot (gross) mixed-use building, on property zoned C-2; b. Case No. 11TPM , [application filed on July 28, 2011] for approval of a Tentative Parcel Map (TM 14,781) in compliance with Chapter 21 of the County Code to merge two parcels to create a one parcel subdivision for condominium purposes on property zoned C-2;

2 Page 2 c. Case No. 11CUP , [application filed on July 28, 2011] for a Minor Conditional Use Permit to allow a residential use (secondary to commercial) in the C-2 zone district in compliance with Section of the Article II Coastal Zoning Ordinance, on property zoned C-2; d. Case No. 11CDP , [application filed on July 28, 2011] for a Coastal Development Permit to develop a 44,835 square foot (gross) mixed-use building on property zoned C-2 in compliance with Section of the Article II Coastal Zoning Ordinance; and e. To determine that the previously certified EIR (03-EIR-08) is adequate environmental review pursuant to CEQA Statute Section 21090(b) of the State Statutes for the Implementation of the California Environmental Quality Act. The application involves AP Nos & , located at 6522 & 6530 Seville Road in the Isla Vista area, 3 rd Supervisorial District. 2.0 RECOMMENDATION AND PROCEDURES Follow the procedures outlined below and conditionally approve Case Nos. 11DVP , 11TPM , 11CUP & 11CDP , marked "Officially Accepted, County of Santa Barbara,, Planning Commission Exhibits A-G", based upon the project's consistency with the Comprehensive Plan, including the Coastal Land Use Plan and the Goleta Community Plan, and based on the ability to make the required findings. Your Commission's motion should include the following: 1. Make the required findings for the project specified in Attachment A of this staff report, including the California Environmental Quality Act (CEQA) findings; 2. Determine that the previously certified EIR prepared for the Isla Vista Master Plan (03-EIR- 08) is adequate environmental review for this project pursuant to CEQA Statute Section 21090(b); and 3. Approve the project, Case Nos. 11DVP , 11TPM , 11CUP & 11CDP , subject to the conditions of approval included as Attachment B. Alternatively, refer back to staff if the Commission takes other than the recommended action for appropriate findings and conditions.

3 Page JURISDICTION The Zoning Administrator is the decision-maker for the Minor Conditional Use Permit pursuant to Section of Article II which states: The Zoning Administrator shall have jurisdiction for all Minor Conditional Use Permits. The Planning Commission is the decision-maker for the Tentative Parcel Map based on Section of 21-6 of the Chapter 21 Subdivision Regulations which states: (a) Planning Commission or Zoning Administrator. The Santa Barbara County Planning Commission shall be the decision-maker, except that the Zoning Administrator shall be the decision-maker for the following: (1) Tentative Parcel Maps that are determined by the County to be exempt from environmental review; The Planning Commission is the decision-maker for the Development Plan based on Section of Article II which states: All Development Plans outside the jurisdiction of the Director or the Zoning Administrator shall be within the jurisdiction of the Planning Commission. Pursuant to Section B of Article II, when two or more applications are submitted that relate to the same development project and the individual applications would be under the separate jurisdiction of more than one decision-maker, all applications for the project shall be under the jurisdiction of the decision-maker with the highest jurisdiction as follows in descending order: 1. Board of Supervisors, 2. Planning Commission, 3. Zoning Administrator Therefore, the Planning Commission shall be the decision-maker for the proposed project. 4.0 ISSUE SUMMARY The project is the latest in a series of mixed-use buildings to be proposed in the downtown Isla Vista area to fulfill the County s and owner s redevelopment vision for Isla Vista. The project site includes two parcels zoned C-2 (retail commercial). The project would include the construction of a four-story mixed-use building with active rooftop use. The mixed-use building would provide 22,420 square feet of new commercial space and 22,415 square feet of residential floor area including 24 residential condominium units located on the second, third and fourth floors. Of the 24 total residential units included with the project, 4 would be provided to low income families through the County s Affordable Housing Program and participation in the State Density Bonus Program. While the applicant intends to maintain ownership of the residential and commercial units and rent them to prospective tenants, the Parcel Map included with the project

4 Page 4 would allow the applicant/owner to sell the units individually if preferred, except for the four affordable units which would be maintained as rental units under the County s supervision for a minimum of 30 years. The project proposes commercial uses on the ground floor, including general retail and office space as well as a gymnasium and pool and spa. The rooftop is proposed to have a small café/coffee shop and an expansive rooftop terrace that would provide seating space for the café and would be used conjunctively by the first-floor gymnasium for outdoor exercise. Similar to the recently approved Loop Mixed-Use Building to the southwest of the project site, the proposed project also includes the provision of six hotel guest rooms on the second floor. The hotel is intended to serve the community of Isla Vista by providing convenient overnight accommodations one block from the UCSB campus to visiting parents or short-term accommodations for visiting professors, researchers or administrators. In addition, the project includes a comprehensive parking program including (1) 43 on-site physical parking spaces; (2) 16 off-site spaces in UCSB lot 22 located approximately 1,000 feet from the project site; (3) covenant restrictions limiting the number of cars that could be owned by the residents to 43; (3) 75 bicycle parking spaces to encourage and accommodate the primary mode of transportation for Isla Vista residents and commercial patrons; and (4) the exclusive use of 1 car-sharing vehicle for building residents and hotel guests (equivalent to up to 15 spaces). In order to accommodate the project density and commercial spaces and make efficient use of the land, the applicant is requesting that the parking requirements for the commercial portion of the project be reduced. See Section 6.3 for further discussion. It is recognized that commercial uses in Isla Vista target the UCSB and Isla Vista populations and do not generate a significant amount of vehicle traffic, as they rely predominantly on foot and bicycle traffic from local residents. Hence, a reduction from the commercial parking requirements established in Article II, which apply to commercial zones throughout the County s coastal zone, is justified for this project given its location. Further, requiring that 44 commercial parking spaces and 43 residential parking spaces be provided as part of the project would physically preclude construction of the development given the limited size of the site. Several parking reduction strategies will be implemented to reduce and mitigate project parking demand. These programs will mitigate any strict code shortage in parking, will more than meet demand, and are in line with the sustainable and alternative parking and transportation programs envisioned for and already being implemented in Isla Vista and in progressive and high density areas around the country, in particular, high density and university towns like Isla Vista. Commercial customers in Isla Vista are predominantly students who walk, skateboard or bike and do not use cars. This low level of demand for parking for commercial uses is corroborated by the low level of use of the County s Redevelopment Agency s 45-space commercial parking lot on the corner of the Embarcadero del Mar and Pardall Road intersection. Although it is located at the center of the commercial area in Isla Vista, it consistently remains largely vacant. The project will provide at least 75 bicycle spaces for its residential tenants and commercial customers. Bicycling is the main means of transportation within the Isla Vista/UCSB

5 Page 5 community. The interconnected streets and bike lanes in Isla Vista and bike path connections to UCSB and to destinations in Goleta and Santa Barbara make it easy to commute via bicycle. The project proposes to provide ample bicycle parking spaces for tenants and the public to support a biking and walking community. Encouraging bicycle transportation would further reduce vehicle use by the residents and encourage a pedestrian oriented environment. Studies cited in the Transportation Demand Management Encyclopedia conclude that programs that include alternative transportation modes (such as bicycle usage and public transportation) can reduce single occupant automobile commuting by 10-30%. In addition to the provision of bicycle spaces, the project would provide for a car share vehicle for project residents and hotel guests, designate 16 parking spaces at a nearby UCSB parking lot for use by the residents and hotel guests, record restrictive covenants limiting the number of cars that the project residents can own, and charge fees to residents and hotel guests for parking to discourage use. Additionally, the project site is well located to take advantage of the existing mass transit opportunities. Isla Vista is served by 6 bus routes that provide service to UCSB, Goleta and Santa Barbara. UCSB provides reduced cost bus passes to faculty and staff and free passes to active full time students. The project would distribute mass transit information and would institute programs within its development to encourage and educate the residents on the benefits of public transportation and its availability. The project s residents, visitors and customers will predominantly be affiliated with UCSB and the development will benefit from these TDM programs already in place. The proposed project is intended to fulfill the intent and vision of the locally adopted Isla Vista Master Plan and is consistent with the current County regulations, when taking into account modifications for height, setbacks, and parking provided as incentives or waivers under the State Density Bonus Law. The project includes several beneficial aspects to the community including its mixed-use nature, the dedication of four units affordable to low income families or individuals with incomes less than 80% of the area median under the State Density Bonus Program, and the continued revitalization of downtown Isla Vista. Additionally, the project is envisioned to be a model for future development in the downtown area that will encourage other redevelopment projects, thereby improving upon the existing neighborhood character and built environment of Isla Vista.

6 Page PROJECT INFORMATION 5.1 Site Information Comprehensive Plan Designation Ordinance, Zoning Site Size Present Use & Development Surrounding Uses/Zoning Access Public Services (both parcels) 5.2 Statistics Site Information Urban, Coastal, C-2 (General Commercial), Goleta Community Plan area, Coastal Commission Appeals Jurisdiction Article II (Coastal Zoning Ordinance), C-2 (Retail Commercial) : 0.27 acres (gross) : 0.18 acres (gross) Two-Story Commercial Storage Units, one building on each parcel North: C-2 (Retail Commercial), Retail Businesses & SR-H-20, Student Housing South: C-2 (Retail Commercial), Retail Businesses & SR-H-20, Student Housing East: SR-H-20, Student Housing West: C-2 (Retail Commercial), Retail Businesses Driveway off of Seville Road Water Supply: Goleta Water District Sewage: Goleta West Sanitary District Fire: County Fire Department Statistics Item Proposed Ordinance Standard 44,835 square feet N/A Gross Floor Area of Structure Max. Height of Mixed Use Building Building Coverage (footprint) 44 feet for rooftop parapet, 55 feet for elevator shaft* 35 foot maximum 8,405 square feet N/A Parking 63 Spaces*: (See discussion in Section 6.3) (43) Physical spaces including one space for car-share vehicle 4 temporary spaces available along street frontage 16 off-site spaces at UCSB 1 car-sharing vehicle equivalent 97 Total Spaces (87 under SDBP): Commercial- (44 total) One space per 500 sf of commercial space (37); One space per hotel guestroom (6) and one per 5 hotel employees (1) Residential- (53 total) Two spaces per unit in C-2 (24 x 2 = 48) plus one guest space per five units (5)

7 Page 7 Statistics Item Proposed Ordinance Standard to (8-15) spaces Note State Density Bonus Program requires only 43 residential parking spaces Covenant restrictions minimizing and trumps local requirements vehicle ownership amongst the residential units Bicycle Parking 75 Total Spaces N/A Number of Dwelling Units (Ordinance Standards do not include Density Bonus. Please see discussion in Section 6.2 for further explanation) 24 units and 60 bedrooms*: 17 3-bedroom units two 2-bedroom units five studios No ordinance standard for dwelling units Maximum of two residential bedrooms per 1,000 square feet of commercial floor area (22,420/1,000 X 2 = 44) Grading 1,400 cubic yards of cut N/A *Incentive/waiver requested to modify development standards. 5.3 Description The request is for a Development Plan, Conditional Use Permit, Tentative Parcel Map and Coastal Development Permit to allow for the demolition of two existing commercial storage unit buildings and the construction of a new, approximately 44,835 square foot (gross), four-story, mixed-use condominium building. While the applicant/owner intends to maintain ownership of the residential and commercial units and rent them to perspective tenants, the Parcel Map included with the project would merge the two existing lots for the purposes of creating one lot for condominium purposes, which would allow the applicant/owner to sell the units individually. The maximum height of the rooftop parapet would be 44 feet; the elevator shaft would extend up to 55 feet in height. The building would include approximately 22,420 square feet of general commercial space on the first, second, and fourth floors, along with the rooftop. This is composed of two commercial condominium spaces on the first floor, six hotel rooms and lounge area on the second floor, a commercial space and associated lounge and terrace on the fourth floor, and a café and associated outdoor dining and terrace area on the roof top. The residential components include 24 residential units on the second, third, and fourth floors, comprising bedroom units, two 2-bedroom units, and five studios totaling 22,415 square feet of floor area. The residential units would range in size between approximately 300 and 1,300 square feet. Four of the studio units would be regulated under the State Density Bonus Program and be made available to residents meeting the County affordable housing requirements for low income residents, or families earning less than 80% of the Area Median Income. Those units would be income-restricted for 30-years. Forty three (43) parking spaces would be provided on-site in a parking garage, including two handicapped spaces. The project would provide a total of 75 bicycle parking spaces serving commercial patrons, hotel guests, and residential tenants and would be dispersed throughout the

8 Page 8 project site. Approximately 1,400 cubic yards of export would be required to develop the parking lift system. A lot merger is included with the project as part of the Tentative Parcel Map to facilitate construction of the project straddling an existing, common property line and to eliminate the need for setbacks internal to the project. Five existing trees located adjacent to the public right-of-way on Seville Road would be removed to facilitate development. These trees would be replaced (subject to the final approved landscaping plan) with six new street trees consistent with the overall Isla Vista streetscape enhancement project identified in the Isla Vista Master Plan. The project site would continue to be served by the Goleta Water District, the Goleta West Sanitary District and the Santa Barbara County Fire Department. The property is approximately 0.45 acres (19,899 square feet) and consists of two legal parcels, & Parking Program The project would incorporate innovative strategies intended to decrease future occupant s reliance on autonomous vehicles and concomitant parking. Forty-three (43) residential parking spaces would be provided on-site in a newly constructed automated parking lift system. Additionally, a car-sharing program consisting of one car-sharing vehicle would be provided exclusively for use by building residents and hotel guests. As demonstrated in numerous studies, car sharing programs have proved to be effective strategies to reduce the need for autonomous vehicles. As part of a comprehensive and ongoing Parking Monitoring Program, a log used to keep records of the car-share program would be submitted to Planning and Development on a twice-annual basis after occupancy clearance. Planning & Development would maintain the historical records which would be available for public review at any time. Additionally, P&D would present the report annually to the Planning Commission for review for no less than 5 years. An additional sixteen (16) spaces would be leased off-site at UCSB for project residents. The 16 spaces would be physically available prior to occupancy clearance. In addition to providing physical parking spaces and a car-sharing program, the 24 residential units would be covenant-restricted to a total maximum vehicular ownership of 43 vehicles corresponding to 27 onsite parking spaces (seven of the 43 on-site physical spaces would be available for use by the hotel guests and hotel employee, one would be designated for the car share, and eight would be available for commercial patrons) and 16 off-site spaces secured at UCSB parking lot #22 located approximately 1,000 feet from the project site. The project would also provide a total of 75 bicycle parking spaces for residential tenants, the public and employees of the commercial spaces to be located within the project site.

9 Page Background Information Status of Isla Vista Master Plan & Form Based Code The IVMP was adopted by the Board of Supervisors on August 21, The Isla Vista Master Plan area is located wholly within the Coastal Zone and legislative amendments to the Local Coastal Plans, such as the IVMP, are thus under the jurisdiction of the California Coastal Commission. The IVMP is awaiting review and certification by the Coastal Commission but the timing of certification is unknown at this time. Once certified by the Coastal Commission, the form-base code would be incorporated into Article II as the applicable zoning regulations for the Isla Vista area including the project site. The subject parcel would be rezoned to CM-40 (Community Mixed Use, 40 units per acre) under the IVMP. Parcel Validity The subject lots were created as Parcels A and D of Parcel Map 10,547, as shown in Assessor s Map Book 2, page 9. The existing commercial buildings are storage units permitted in 1992 under permit numbers 90-SUP-038 & 91-CDP PROJECT ANALYSIS 6.1 Environmental Review Environmental review of the project under the California Environmental Quality Act (CEQA) has been adequately disclosed pursuant to CEQA Statute Section 21090(b) [Redevelopment Plan Deemed Single Project] as the environmental impact report for a redevelopment plan (IVMP EIR) is a project EIR and all public and private activities or undertaking pursuant to, or in furtherance of a redevelopment plan shall be deemed a single project. The Board of Supervisors certified the IVMP EIR (03-EIR-08) on August 21, 2007 which included and analyzed the intended buildout of Isla Vista s downtown revitalization, including the subject property. Additionally, the events specified in CEQA Statutes Section have not occurred with respect to The ICON Gardens Mixed Use project including: a) Substantial changes are not proposed in the project which will require major revisions of the environmental impact report. b) Substantial changes will not occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report. c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, has not become available. Recent legislative action to dissolve the Redevelopment Agency does not affect use of this exemption. Therefore, the previous environmental analysis is adequate for this project and no further analysis is required. The EIR can be viewed on the County s website at and hard copies are available for review at P&D s Santa Barbara office. Mitigation measures identified in the IVMP EIR to reduce significant environmental effects associated with projects such as the proposed project have been incorporated as conditions of approval for this project where applicable. (See Attachment B for a more detailed discussion.)

10 Page Comprehensive Plan Consistency The following consistency analysis includes policies contained within the Comprehensive Plan including the Coastal Land Use Plan and the Goleta Community Plan. REQUIREMENT Local Coastal Plan Policy 2-6: Prior to the issuance of a development permit, the county shall make the finding, based on information provided by environmental documents, staff analysis, and the applicant, that adequate public or private services and resources (i.e., water, sewer, roads, etc.) are available to serve the proposed development. The applicant shall assume full responsibility for costs incurred in service extensions or improvements that are required as a result of the proposed project. Lack of available public or private services or resources shall be grounds for denial of the project or reduction in the density indicated in the land use plan. Coastal Plan Policy 2-22: To improve the overall appearance and quality of development in the community of Isla Vista, new development shall adhere to the following standards to the maximum extent feasible: a. Residential units in multiple residential projects shall be designed to maximize living space and reduce overcrowding of units, in recognition of the double occupancy per bedroom and rental patterns that have become characteristic of the community. A standard of 80 square feet of bedroom area per intended occupant shall be implemented. b. Projects shall be designed to include architectural and aesthetic amenities to improve the overall appearance and quality of development in the community. Coastal Plan Policy 4-4: In areas designated as urban on the land use plan maps and in DISCUSSION Consistent: Adequate public services exist to serve the proposed development. The property would continue to be provided fire protection and emergency response services by the Santa Barbara County Fire Department. Seville Road would provide adequate access and emergency response to the site per County Fire Department requirements. The Goleta Water District (Water Service Classification Letter dated July 11, 2011) and the Goleta West Sanitary District (Sewer Availability Letter dated January 17, 2012) would also continue to serve the project site. Existing police protection services in the Isla Vista area provided by the IV Foot Patrol would be adequate to serve the proposed project. Consistent: The project includes the demolition of two existing commercial storage buildings and the construction of a new, approximately 44,835 square foot four-story, mixed-use condominium building in the downtown area of Isla Vista. Additionally, all residential units included in the overall project provide a minimum of 80 square feet of bedroom area per intended occupant. Located in the immediate vicinity of the project site are a two-story commercial building and several two-story residential buildings. While the building would exceed the heights of the existing buildings adjacent to it, similar mixed-use buildings, the Icon at UCSB and The Loop, were recently approved by the Planning Commission approximately 500 feet to the south of the project site. The proposed new structure would be less than the maximum height of those approved buildings at approximately 44 feet for the roof parapet and 55 feet for the elevator shaft and

11 Page 11 REQUIREMENT designated rural neighborhoods, new structures shall be in conformance with the scale and character of the existing community. Clustered development, varied circulation patterns, and diverse housing types shall be encouraged. Coastal Act Policy 30251: The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. Policy LUR-GV-1: Consistent with the Housing Element, the County shall actively encourage the provision of a mix of affordable units on parcels designated for affordable housing, and on other parcels where affordable housing is proposed by private applicants. DISCUSSION would fit into the context of the nearby redeveloped sites. The surrounding community also includes two, two-story theater halls used by UCSB for educational purposes, several grocery markets, several two-story commercial structures and two and three-story residential dormitories. With input from the Board of Architectural Review, the project has been designed to convey a sense of modern urbanism consistent with the Isla Vista Master Plan. Further, the project conveys the appropriate scale and mass to be located one building down from a prominent corner in the downtown area. While the structure s height exceeds that allowed by the Article II provisions, the SBAR supports the proposed design in its context. After two conceptual reviews, (August 26, 2011 and September 16, 2011), the SBAR has given strong positive comments (see attached SBAR minutes included as Attachment D) on the structure s design and directed the project to return for preliminary approval after consideration by the Planning Commission. The project design would be required to obtain final South Board of Architectural Review (SBAR) approval (Condition No. 24 of Attachment B) prior to issuance of the followon Land Use Permit. Consistent: The proposed project includes the demolition of two existing commercial storage unit structures and the construction of a new mixed-use building containing studio, two- and three-bedroom residential units as well as 22,420 square feet of commercial space. Four of the studio units would be made available for rent to low income households earning less than 80% of the Area Median Income under the State Density Bonus Program. Those units would be income-restricted for 30 years pursuant to State Bonus Density Law. Thus, the project would provide units affordable to the Isla Vista

12 Page 12 REQUIREMENT Coastal Land Use Plan Policy 5-1: Affordable low and moderate income housing shall be defined as housing which is capable of being purchased or rented or is occupied by low and moderate income households (see Appendix A for definition of low and moderate income). A dwelling unit is capable of being purchased by a low income household if the total purchase price of the unit does not exceed two and one-half (2.5) times the annual income of the low income purchaser for whom the unit is intended to provide a housing opportunity. A dwelling unit is capable of being purchased by a moderate income household if the total purchase price of the unit does not exceed three and one-half (3.5) times the annual income of the moderate income purchaser for whom the unit is intended to provide a housing opportunity. A dwelling unit is capable of being rented by a low income household if the monthly rental cost does not exceed 25 percent of the gross monthly income of the renter. However, these ratios may be adjusted from time to time to reflect lending practices, interest rates, association fees, and other changes which may affect the ability of low and moderate income persons to purchase or rent the units. Coastal Land Use Plan Policy 5-10: Because of Isla Vista's location adjacent to the University of California and the critical need to provide affordable housing opportunities for the student population, which forms the majority of the community's residents, the following requirements shall be met in new residential developments of five units or more: a. Twenty-five percent of the total units in the project shall be affordable to persons of low or moderate income, depending on the size of the unit as follows: Maximum Affordable DISCUSSION community, consistent with LUR-GV-1. Condition No. 33 of Attachment B would ensure the provision of affordable units. Consistent: Conditions of approval require the project to participate in the County s Affordable Housing program for the four designated very low income units so as to be consistent with this policy. Consistent: The overall project would include the construction of 24 residential units ranging in size from approximately 300 square feet to 1,300 square feet. Four of the 16 base units (25%) would be available for rent to low income residents, or families earning less than 80% of the Area Median Income pursuant to the State Density Bonus Program. Such units would help the project provide housing for a broader base of socioeconomic sectors of the community. Because the project site is limited in size, it is not feasible to provide for a full mix of housing types as suggested in this policy. However, the

13 Page 13 REQUIREMENT Size of Unit Sales Price or Rent Studio One-bedroom Two-bedroom Three-bedroom Low Low Moderate Moderate b. Affordable units required pursuant to this policy shall be provided on site and maintained as affordable units for a period of twenty-five years, consistent with Policy 5-5(c). Coastal Land Use Plan Policy 5-5: In large residential developments of 20 units or more, housing opportunities representative of all socioeconomic sectors of the community shall be preferred. Such developments would include a range of apartment sizes (studios, one, two, three, and four bedroom units) and a mix of housing types (apartments, condominiums, and single family detached) to provide for balanced housing opportunities, where feasible. Coastal Land Use Plan Policy 5-6: Review and evaluation of proposed residential developments necessary to carry out the policies set forth in this housing component shall be performed by the planning analyst who is responsible for implementation of the County's Housing Element. The duties of this staff position shall include: (1) staff analysis of proposed residential projects in the coastal zone to determine appropriate incentives for the applicant to construct new low and moderate income housing; (2) requirements or conditions of approval to obtain the necessary number of low and moderate income units; and (3) mechanisms for ensuring that low and moderate income units are retained as affordable units over the long term. DISCUSSION project does provide for five studio units, two 2-bedroom units and 17 3-bedroom units in an attempt to diversify the local housing stock. The four affordable units included with the project would be maintained at affordable rates for a minimum of 30 years, consistent with State Density Bonus Law requirements. Consistent: Because the project proposes the development of more than 20% of its base units as affordable units (4 of 16 base units or 25%), it is eligible for participation in the State Density Bonus Program. The intent of the Density Bonus Program is to make the development of such units more financially feasible by providing incentives, not otherwise available, to developers to produce lower income housing units. Under State Density Bonus law, the applicant is entitled to request certain development incentives/waivers that would allow the project to vary from several Article II standards at the limited discretion of the decision-maker, including those related to height, setbacks, number of parking spaces and distance of offsite parking from the project site (see detailed discussion below). The incentives requested by the applicant include an additional bonus density up to 50%, increased height above zoning limit, parking reduction,

14 Page 14 REQUIREMENT Policy LUC-GV-2: Mixed-use development on land designated for commercial use shall be encouraged where appropriate. Policy CIRC-GV-7: Commercial uses shall be encouraged within major employment centers to provide basic food and shopping amenities to employees in close proximity to their workplace. Coastal Land Use Plan Policy 5-9: In the areas designated for commercial uses on the land use plan maps, residential development shall be a permitted secondary use subject to required permits, and existing residential uses shall be considered permitted uses rather than legal non-conforming uses. DISCUSSION and setback reduction. These incentives/waivers would allow for the economically feasible construction of the four low income units and 20 additional market-rate units, including the eight bonus density units. Condition No. 33 of Attachment B ensures that the designated affordable units would remain affordable for a minimum of 30 years through an agreement recorded against the affordable units. Consistent: The project site is located just off of a prominent corner within the urban commercial core of the Isla Vista community and presents few constraints to development with the exception of its size (0.45 acres total for the two parcels). The site is currently underutilized as it hosts two two-story commercial storage buildings which cover approximately one-third of the property; the remainder of the property is composed of asphalt parking areas. The project proposes to demolish the existing commercial structures and develop a new 44,835 square-foot, four-story mixed-use condominium building. The new mixed-use building would contain commercial spaces on the first, second and fourth floors and rooftop, including six extended stay hotel units on the second floor. In addition, a total of 24 residential units on the second, third and fourth floors are proposed. The project would be mixed-use in nature in order to encourage efficient use of land and existing infrastructure within the urban limits where adequate services (water and sanitary districts) are available. UCSB is the largest employer on the south coast of Santa Barbara County. The project site is located in the heart of downtown Isla Vista and less than 500 feet from the UCSB campus. As a result, the project site is an ideal location

15 Page 15 REQUIREMENT Policy CIRC-GV-4: New development shall be sited and designed to provide maximum access to non-motor vehicle forms of transportation, including well designed walkways, paths and trails between new residential development and adjacent and nearby commercial uses and employment centers. Policy CIRC-GV-5: The County shall facilitate the use of the bicycle as an alternate mode of transportation and shall provide adequate, safe bike-routes in the Goleta Area to meet the transportation and recreation needs of Goleta cyclists. Policy CIRC-GV-8: Developers shall be encouraged to pursue innovative measures to fully mitigate the transportation impacts associated with their projects. Policy AQ-GV-3: The County shall implement those land use patterns and transportation programs which will serve to reduce vehicle trips and total vehicle miles traveled. Policy AQ-GV-4: The County shall make mixed use development, which would encourage less commuting, a priority of land use planning. DISCUSSION for the proposed provision of a mix of residential and commercial uses. Additionally, the project would provide critical affordable housing in an area in close proximity to other downtown Isla Vista workplaces, as well as UCSB. Consistent: The proposed project includes the construction of a mixed-use building with 44,835 square feet of commercial space on the first, second and fourth floors and rooftop, and 24 residential condominium units located on the second, third and fourth floors. According to a January 17, 2012 trip generation study performed by Scott Schell of Associated Transportation Engineers, the proposed project would result in an increase of 3 P.M. Peak Hour Trips and a reduction of 5 A.M. Peak Hour Trips over existing levels (storage units). Because the proposed development is estimated to generate less than 50 PHT s, (the County Threshold of Significance criteria), no further traffic analysis will be required by the Public Works, Traffic Division unless there is a change in the project description. The mixed-use nature of the project, the limited provision of on-site parking and its centralized location in downtown Isla Vista would encourage commercial visitors and residents to use transportation modes other than automobiles. Isla Vista residents frequently rely on bicycles as their primary mode of transportation and the proposed project would provide bicycle parking areas to facilitate and encourage the use of bicycles by residents within the project site. A total of at least 75 bicycle spaces would be provided as part of this project to provide sufficient bicycle parking for residential and commercial use. In addition to bicycle use, the proposed project is located in walking distance to downtown Isla Vista and UCSB, thus making walking a viable form of transportation in Isla Vista for future residents of the project. Moreover, given the population of the Isla Vista community, most

16 Page 16 REQUIREMENT Coastal Plan Policy 3-19: Degradation of the water quality of groundwater basins, nearby streams, or wetlands shall not result from development of the site. Pollutants, such as chemicals, fuels, lubricants, raw sewage, and other harmful waste, shall not be discharged into or alongside coastal streams or wetlands either during or after construction. DevStd BIO-GV-19.2: Washing of concrete, paint, or other equipment shall be allowed only in areas where polluted water can be contained during construction and in industrial settings. Policy VIS-GV-6: Outdoor lighting in Goleta shall be designed and placed so as to minimize impacts on neighboring properties and the community in general. DISCUSSION of the commercial businesses are patronized by local residents relying on foot and bicycle traffic and as such do not generate significant vehicle traffic. The inclusion of a car-sharing program and the inclusion of parking and vehicle ownershiprelated covenant-restrictions to reduce the need for autonomous vehicles is consistent with Goleta Community Plan policies CIRC-GV-8, AQ-GV-3 and AQ-GV-4 which serve to encourage innovation in transportation mitigation measures, land use patterns and transportation programs, and which prioritize mixed-use development as a strategy for reducing commuting. In the downtown area, car-sharing programs use land more efficiently and support bicycling and walking as the dominant modes of transportation within the Isla Vista community. Condition of Approval No. 35 of Attachment B would require the applicant to develop a parking monitoring program with annual reporting to the Planning Commission to ensure that the approved parking program adequately serves the proposed uses. Consistent: Condition No. 29 of Attachment B requires a designated washout area where polluted water and materials can be contained during construction for subsequent removal from the site. Additionally, Condition No. 28 of Attachment B requires the designation of an equipment storage area where materials would be staged and stored during construction activities in order to prevent pollutants from being discharged into nearby storm drains. Consistent: Exterior lighting proposed as part of the project would be required to be hooded, shielded and directed downward to prevent spillover to adjacent parcels while recognizing the downtown urban setting of the project site.

17 Page 17 REQUIREMENT Noise Element Policy 1: In the planning of land use, 65 db Day-Night Average Sound Level should be regarded as the maximum exterior noise exposure compatible with noisesensitive uses unless noise mitigation features are included in project designs. Policy N-GV-1: Interior noise-sensitive uses (e.g., residential and lodging facilities, educational facilities, public meeting places and others specified in the Noise Element) shall be protected to minimize significant noise impacts. Coastal Land Use Plan Policy 10-1: All available measures shall be explored to avoid development on significant historic, prehistoric, archaeological, or other classes of cultural sites. Policy HA-GV-1: Significant cultural, archaeological and historical resources in the Goleta area shall be protected and preserved to the maximum extent feasible. DISCUSSION The project lighting plan would be required to receive final SBAR approval by Condition No. 25 of Attachment B, thus ensuring that impacts on neighboring properties would be minimized. Consistent: The proposed project would have the potential to create short-term constructionrelated noise impacts on sensitive receptors nearby. Therefore, the project has been conditioned to limit the hours of construction to between 8:00 a.m. and 5:00 p.m. (Condition No. 17 of Attachment B). A noise study (AMEC Earth & Environmental, Inc., April 2009) was conducted to determine the existing CNEL noise levels around the Embarcadero Loop to determine if residents of future redevelopment projects would be exposed to ambient noise levels above County thresholds. Through extensive testing, it was determined that the existing exterior noise levels at the corner of Seville and Embarcadero del Norte are approximately 65.7 CNEL, exceeding the County s thresholds of significance. As such, the project has been conditioned (Nos. 20 and 21) such that interior noise levels attributable to exterior sources do not exceed 45 dba CNEL when doors and windows are closed. Consistent: Because the urban project site has been extensively disturbed during historic farming operations and construction of the existing development and surrounding street network, it is highly unlikely that any cultural resources would be discovered during construction. However unlikely this event may be, Condition No. 7 of Attachment B would require the stoppage of work in the event that cultural remains were discovered during construction. The existing commercial storage buildings were constructed within the last 50 years and

18 Page 18 REQUIREMENT DISCUSSION are not considered historic resources. 6.3 Ordinance Compliance - Article II For the proposed project, the applicant is requesting four exceptions from zoning requirements. As with the other recently approved mixed-use buildings in Isla Vista, the proposed project includes a request for two incentives/concessions to zoning requirements, as allowed under the provisions of the State Density Bonus Program. Because the project proposes the development of more than 20% of the units as affordable units (4 of 16 base units or 25%), it is eligible to receive two development incentives/concessions as chosen by the developer under the State Density Bonus Program. The intent of the Density Bonus Program is to make the development of affordable units more financially feasible by providing incentives, not otherwise available, to developers to produce lower income housing units. Pursuant to California Government Code Section 65915, the incentives must be granted by the decision-maker, unless a finding can be made that the concession or incentive would have a specific adverse impact on public health and safety or the physical environment. Granting such incentives would allow the project to vary from the applicable Article II ordinance standards. In addition to the two incentives/concessions entitled to the applicant, under the State Density Bonus Program provisions (Government Code Section 65915(e)), the developer may request modifications/waivers or reductions of any development standard that would have the effect of physically precluding the construction of the development. The two incentives/concessions requested under the State Density Bonus Program include: Density bonus of up to 50% (35% increase provided under State Density Bonus Program) for residential units; Increased height for the mixed-use building (structure proposed to be 44 feet in height to the roof parapet (up to 55 feet for the elevator shaft); Article II limit is 35 feet; The two waivers of development standards requested under Section 65915(e) of the State Density Bonus Program include: Reduced setbacks for the mixed-use building (0-foot front yard setback, and 10-foot rear yard setback); Article II requires front yard setback of 30 feet from centerline and 10 feet from R.O.W. and rear yard setback of 25 feet if backing up against a residential lot; Reduced parking provisions (63 spaces or 77 equivalent spaces composed of 43 spaces in garage, 4 spaces along street frontage, 16 spaces at UCSB, and one car share vehicle which is equivalent to 15 spaces), below the 87 required by Article II and the State Density Bonus Program. The following table summarizes the incentives/concessions and modifications/waivers the developer is seeking for the mixed-use building:

19 Page 19 Criteria Front Setback Rear Setback Building Height Parking for Overall Project Residential Density Article II C-2 Zone District Standard 30 feet from centerline and 10 feet from R.O.W. 10 feet (25 feet for lots backing up to residential lots) 35 feet 97 Total Spaces (87 under SDBP): Commercial- (44 total) One space per 500 sf of commercial space (37); One space per hotel guestroom (6) and one per 5 hotel employees (1) Residential- (53 total) Two spaces per unit in C-2 (24 x 2 = 48) plus one guest space per five units (5) Note State Density Bonus Program only requires 43 residential parking spaces, which trumps Article II No ordinance standard for dwelling units in C-2 zone Maximum of two residential bedrooms per 1,000 square feet of commercial floor area (22,420/1,000 X 2 = 44) 35% bonus density granted under SDBP = 60 bedrooms Project Proposal 0-foot primary front yard setback from ROW, 27 feet from centerline 10 feet 44 feet for roof parapet 55 feet for elevator 63 Spaces (77 Equivalent Spaces): 43 physical spaces including one space for car-share vehicle 4 temporary spaces available along street frontage 16 off-site spaces at UCSB 1 car-sharing vehicle equivalent to (8-15) spaces Covenant restrictions minimizing vehicle ownership for the residential units and restricting residential parking to 27 onsite spaces and 16 off-site spaces 60 bedrooms consistent with SDBP allowance 24 units = 50% increase over base density of 16 units In order to maximize the use of available space, the project is proposed with reduced setbacks. The proposed design is consistent with typical downtown urban development practices and has received positive feedback from the Board of Architectural Review. Although the proposed structure would be developed with reduced setbacks, such development would be consistent with other recently approved nearby mixed use projects, including The Loop and ICON at UCSB project on the southern end of the El Embarcadero loop. It would also be consistent with the typical urban fabric of a downtown where buildings front sidewalks and frame the streetscape consistent with the

20 Page 20 provisions of the IV Master Plan Form-Based Code. Zero-lot line development is a consistent theme in densely developed urban areas such as downtown Isla Vista where developable land is in short supply. Additionally, as among the first group of redevelopment projects in Isla Vista, the project is intended to spur further redevelopment of the surrounding area and act as a model for such development. In the future, it is anticipated that other downtown lots would redevelop to their full potential within the context set by this project as envisioned in the Master Plan. Such buildout would provide additional housing for the downtown area to help alleviate the present overcrowded conditions in the community. The reduced setbacks allow the project to make more efficient use of the limited space and provide much needed housing and revitalized commercial spaces for Isla Vista residents. Project Parking The Isla Vista Master Plan is intended to encourage downtown commercial and residential redevelopment. Downtown Isla Vista is located less than ¼ mile away from the University of California at Santa Barbara, the largest employer in the County, and is home to more than 20,000 students. Residents of Isla Vista utilize alternative transportation more frequently than any other demographic group in the County, including extensive use of bicycles and walking. The applicant proposes to decrease the project s total parking demand by implementing a variety of traditional and innovative transportation strategies that will allow the project to meet its true parking needs in compliance with the intent of the Article II Coastal Zoning Ordinance. As mentioned above, development incentives including exceptions to the parking requirements may be granted by the decision-maker because the project is participating in the State Density Bonus Program. Residential Parking Twenty seven (27) residential parking spaces would be provided on-site for the residents of the building and hotel guests in a garage providing an automated parking lift system. The 24 residential units included with the project would be covenant-restricted to allow a maximum ownership of 43 vehicles corresponding to the 27 onsite parking spaces and the 16 off-site spaces. Together, the 43 spaces provided would be consistent with the parking requirements authorized under the State Density Bonus Program. Therefore, no parking modification is being requested by the applicant to fulfill the project s residential parking requirements. To satisfy the occasional personal vehicle needs of residents who do not own vehicles, a carshare vehicle would be provided exclusively for use by building residents and hotel guests. As shown in numerous studies, car-sharing programs have proved to be an effective strategy to reduce the need for individually-owned vehicles. Studies of North American car-share programs have shown that on average, each car-share vehicle replaces anywhere from 8 to 15 parked vehicles through participants either giving up their personal vehicle or foregoing a vehicle purchase. It is possible that if a regional car sharing program is implemented and car sharing increases in popularity, that the upper limit of documented parking benefits could be realized. The University of California at Santa Barbara has recently instituted a car-sharing program for campus residents. Because this car-sharing program, as well as the use of car-sharing for the