CITY OF CARPINTERIA ARCHITECTURAL REVIEW BOARD Meeting …

CITY OF CARPINTERIA

ARCHITECTURAL REVIEW BOARD

Meeting of September 16, 2021

Agenda Item #2

COMMUNITY DEVELOPMENT DEPARTMENT

PROJECT REVIEW

Project: 15-1781-DP/CDP Planner: Nick Bobroff

Address: 4675 Carpinteria Avenue

APN: 003-242-007

Zoning: Commercial Planned Development (CPD)

Applicant: Ubaldo Diaz/Gil Garcia for Bernardo Cruz

Project Review: Conceptual

Preliminary

Final

PROJECT DESCRIPTION

This is a preliminary review of a request to construct a two-story, 2,784 square foot mixed use

building on an existing vacant lot. The proposed building would be comprised of a 494 square

foot ground floor commercial space located at the front of the lot facing Carpinteria Avenue, two

covered commercial parking spaces, two single-car residential garage spaces, and two upstairs

one-bedroom apartment units (of 880 square feet each). Total square footage of the proposed

mixed use building would be 2,784 square feet. Maximum height of the proposed building would

be 26 feet three inches (26’ 3”) from finished grade at the City sidewalk to the top of the hip roof

ridge.

The project includes a request for a front setback modification to allow the covered ground floor

porch to fully encroach into the required five-foot front setback. The covered porch eaves and

raised planters around the base of the porch are proposed to encroach slightly into the City’s

Carpinteria Avenue right-of-way.

Additional site improvements would include site grading and importation of fill, new driveway

and paving, new site landscaping, underground utilities, stormwater drainage infrastructure, and

frontage improvements.

Proposed preliminary architectural, civil and landscape plans are attached as Exhibit A. Story

poles have been erected on site for the last approximately two years. Photographs of the story

poles are included as Exhibit B.

PROJECT SETTING

The project site is a 4,846 square foot vacant lot located on the south (ocean) side of the 4600

block of Carpinteria Avenue, west of the Franklin Creek channel. The vacant lot sits below

Cruz Mixed Use Building

Preliminary ARB Review, September 16, 2021

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sidewalk grade by approximately 1.5 to 2.5 feet (existing grades range from approximately 12.0’

to 13.0’, whereas the existing sidewalk grade along the project frontage is at an elevation of

approximately 14.4’). The lot is presently enclosed on all sides by existing fencing (six-foot high

chain link fence along the front and (east) side property lines, block retaining walls along the rear

and (west) side property lines).

The site is located within the 100-year floodplain (Zone AE) according to the most recent FEMA

Flood Insurance Rate Map (FIRM) for the area. A Flood Hazard Determination Letter prepared

by Santa Barbara County Flood Control District established a Base Flood Elevation (BFE) for

the project site of 16.0’. Pursuant to current California Building Code (CBC) requirements, the

minimum Finished Floor Elevation (FFE) for any new construction must be at least 1.0’ above

the BFE (i.e., 17.0’). In the case of the project site, this equates to an FFE approximately four to

five feet above existing project site grades (and approximately 2.6’ above existing sidewalk

elevation).

The project site is located in the Downtown/Old Town Neighborhood (Design Subarea 2), which

is described as being the commercial and civic core of the City, but also as containing a number

of vital neighborhoods with a range of housing types. In keeping with this description, the

surrounding immediate developments reflect the eclectic mix of land uses found in the

Downtown/Old Town Neighborhood: To the north of the project site, across Carpinteria Avenue,

is the two-story ~44-unit Lavender Court Mixed Use Development; to the east (side) is the Arbor

Trailer Park development; to the south are detached single family residences in a small pocket of

4-R-1 zoned properties; and to the west (side) is the two-story multifamily Atrium Apartments

development.

The site is zoned Commercial Planned Development (CPD) with a Flood Hazard (FH) Overlay

due to its location within a 100-year floodplain, and has a General Commercial (GC) land use

designation.

PROJECT HISTORY

The project was previously presented to the Architectural Review Board (ARB) at a conceptual

level at their March 29, 2018 meeting. The conceptual plans had not yet been fully developed to

include civil or landscape drawings, however the architectural plans were developed enough to

show what the proposed project would look like. The presented conceptual design was very

similar to that being considered now at a preliminary level, with the exception that the

conceptual design featured a significantly steeper roof pitch and a less prominent front balcony

feature.

Several neighboring residents shared their input at the meeting during public comment. Issues

raised included concerns about privacy for neighbors, potential for lighting/noise impacts,

drainage concerns, and impacts to limited on-street parking in the area.

The ARB members were generally in favor of the proposed site plan, layout, and building

architecture, including the proposed front setback and right-of-way encroachments. There was



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also agreement among the ARB members that the building height needed to be significantly

brought down through a flattening of roof pitches, the second floor stairs and landing should be

reconfigured to create more of a balcony feature facing the street and to break up the front

elevation, and vertical landscaping along property lines would be critical to help mitigate privacy

considerations. A copy of the Minutes from the March 29, 2018 ARB meeting is attached as

Exhibit C.

PROJECT ANALYSIS

Carpinteria Municipal Code (CMC)

A review of the project’s conformance with the applicable sections of the Carpinteria Municipal

Code is provided below. This includes an analysis of zoning compliance as well as a brief

discussion of Stormwater and Flood Damage Protection requirements.

Commercial Planned Development (CPD) District, CMC §14.20

Permitted uses within the CPD zone district subject to approval of a Development Plan and

Coastal Development Permit, include general commercial uses (such as offices, retail, service

and wholesale businesses, and dwelling units integrated as part of an overall commercial

development (i.e., mixed use). The proposed mixed use arrangement appears to conform to the

general types of development permissible in the CPD zone district. The following table identifies

the project’s conformance with the applicable Municipal Code requirements for the CPD

District:

Standard Requirement/Allowance Proposal

Setbacks*

Front

Side

(East)

Side

(West)

Rear

35 feet from centerline of

street or 5 feet from property

line, whichever is greater.

20 feet min. (any structure

over 20 feet in height shall be

located a minimum of 20 feet

from any boundary line of a

parcel zoned for residential

use)

0 feet

20 feet (any structure over 20

feet in height shall be located

a minimum of 20 feet from

Building: 45 feet to centerline; 5

feet to property line

Porch: 40 feet to centerline; 0 feet

to property line

20 feet

~3 feet

20 feet



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any boundary line of a parcel

zoned for residential use)

Height 30 feet max. 26 feet 3 inches

Landscaping 20% min., where feasible, but

in no case less than 10% of

net area (484.6 to 969.2

square feet)

24% (1,140 square feet)

Density 2 units max. (20 du/ac) 2 units integrated into a mixed use

development

Parking

4 spaces min. (2 covered

residential spaces + 2

commercial spaces)

4 spaces (2 residential garage

spaces + 2 covered commercial

spaces, 1 of which would be ADA

accessible) *See Setback Discussion below.

CPD Zone District Setback Requirements

Within the CPD zone district, development is required to provide a front setback of 35 feet from

street centerline, or five feet from the property line, whichever is more restrictive. Typically, side

and rear setbacks are not required. However, whenever a project site abuts a residentially-zoned

property, a minimum 10-foot setback from that boundary line is required. If the proposed

building is 20 feet in height, or taller, the required minimum setback increases to 20 feet.

In the case of the proposed mixed use project, the project site abuts residentially-zoned

properties to the east (PRD-15) and south (4-R-1), and the proposed maximum height of the new

mixed use building is 26 feet three inches. Thus, the project has been designed to provide a

minimum 20-foot setback from the (east) side and rear property lines. The proposed project

complies with both of the required 20-foot setbacks from adjacent residentially-zoned properties

by placing the driveway and circulation area on the east side of the lot, and by providing a large

rear yard landscaped area for the residents.

However, as proposed, the project would require a modification to the front setback requirements

in order to allow the proposed covered front porch to occupy the required front setback area (and

porch eaves and raised planters to encroach into the City’s Carpinteria Avenue right-of-way).

While specific findings must be made by the Planning Commission in order to grant any

modification request (pursuant to CMC §14.50.120), the Board’s comments on the proposed

setback encroachment as it relates to the overall site design and frontage appeal of the project,

would be appreciated.

Flood Damage Protection, CMC §15.50

As discussed earlier in this report, the project site is located within the 100-year floodplain (Zone

AE), and is required to have an FFE of 17.0 feet. In order to comply with the required FFE and

account for the existing elevation of the site, the applicant is proposing approximately 3.5 to 4



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feet of compacted fill material in order to raise the finished grade closer to the required FFE.

Compliance with flood zone requirements as it relates to building FFE is further complicated by

the need to ensure that the ground floor commercial space and parking areas are designed to be

ADA-compliant. The proposed plans demonstrate how the 17.0 feet FFE will be achieved.

Stormwater Management, CMC §8.10

According to the preliminary project statistics, the project site would contain 1,296

square feet of building coverage and 2,140 square feet of paving (not accounting for off-

site frontage improvements). The cumulative total new impervious area would be

approximately 3,436 square feet, which would trigger “Tier 1” stormwater management

requirements under the City’s Stormwater Management Plan. Tier 1 projects are required

to: limit disturbance of natural drainage features; limit clearing, grading and soil

compaction; minimize impervious surfaces; and minimize runoff by dispersing runoff

into landscape areas and/or using permeable pavements.

The proposed plans indicate that permeable pavers would be utilized for the project

driveway area. A narrow bioswale strip is proposed along the eastern (side) property line

boundary to also capture and “treat” runoff. Finally, approximately 24% of the site would

be set aside as landscape area. In light of these design elements, the proposed project has

been designed in compliance with the applicable stormwater management requirements.

Design Review

The proposed mixed use building has been designed to provide a small commercial tenant space

on the ground floor, street-front elevation with a main entrance facing the street under a covered

front porch. Two one-bedroom residential apartments units would be located side-by-side on the

second floor, and accessed from a shared interior stairway off the front porch to a shared upstairs

balcony. Parking for the commercial tenant space and residential apartments would be provided

behind the ground floor commercial space and accessed from a shared driveway off Carpinteria

Avenue. As designed, the project would comply with most of the applicable development

standards, however the proposed covered front porch would encroach entirely into the required

five-foot front setback.

Building architecture is described by the applicant as being Craftsman-inspired. It features a

main hip roof element with a smaller hip roof covered front porch, and a small secondary hip

roof feature on the rear elevation where the second floor plan steps in slightly. A street-facing

balcony feature for the upstairs residential units is located above the covered front entry porch.

Second floor walls are generally stacked upon ground floor walls, although a change in exterior

materials along with the use of a flared shingle and waterline feature break up the elevation. The

cantilevered second floor element over the garages and covered parking area features decorative

corbels.

Exterior finishes include horizontal siding (ground floor) and shingle siding (second floor), and

an asphalt shingle roof. Decorative windows, doors, and garage doors are proposed. The Board’s



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comments on the proposed architectural style and detailing of the mixed use building would be

appreciated.

In response to the feedback received from the ARB during the conceptual reviewing meeting, the

proposed roof pitch has been flattened considerably, bringing the maximum building height

down from 30 feet 3 inches to 26 feet 3 inches. Additionally, the upstairs residential access and

landings have been reconfigured to provide for a balcony feature across the structure’s street-

facing elevation. A preliminary landscape plan and civil plan have been included, and show how

grading, stormwater management, landscaping and hardscaping are intended to be resolved. A

number of larger tree species are proposed along the rear property line and along the eastern side

property line, where feasible, to create vertical screening elements between adjoining properties.

A pair of trees are also proposed for the narrow landscape area between the front of the building

and the Carpinteria Avenue sidewalk. The Board’s comments on the revisions to the project in

light of their past conceptual review comments would be warranted.

General Plan/Coastal Plan

The project site has a General Plan/Local Coastal Plan designation of General Commercial (GC).

The City’s Community Design Element of the General Plan contains both general over-arching

policies and specific subarea policies. The project site is in Design Subarea 2 (Downtown/Old

Town Neighborhoods).

Land Use Element

Objective LU-3: Preserve the small beach town character of the built environment of

Carpinteria, encouraging compatible revitalization and avoiding sprawl development at the

City’s edge.

Policy LU-3a: New development shall occur contiguous to existing developed areas of the city.

Higher density in certain residential neighborhoods and for residential uses in commercial

districts shall be provided as a means to concentrate development in the urban core consistent

with zoning designations, particularly where redevelopment of existing structures is proposed.

Policy LU-3d: Establish a commercial sector that balances the retail and service needs of

citizens and tourists.

Policy LU-3e: Direct commercial development toward the center of town and in established

commercial nodes. Exceptions include visitor-serving commercial uses in the Bluffs III sub-

area, and commercial uses of a character, size and location that are intended solely to serve a

specific neighborhood and thereby reduce vehicle trips.

Policy LU-3f: Encourage the remodeling and revitalization of neighborhoods and commercial

areas in accordance with principles established in the Community Design Element.



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Policy LU-3g: Provide for a range of business activities that bring vitality, revenue, and

employment to Carpinteria and are compatible with its small town character.

Policy LU-3h: Develop land uses that encourage the thoughtful layout of transportation

networks, minimize the impacts of vehicles in the community, and encourage alternative means

of transportation.

The proposed project represents an urban infill project on a vacant lot in an otherwise developed

area of the City. The subject property and its immediate surroundings fronting on Carpinteria

Avenue are primarily zoned and designated for commercial uses, however many of the properties

are developed with mixed use projects, or in some cases, residential-only uses. As such, the

proposed mixed use concept can be found to be compatible with surrounding land uses. The

project includes a small street-front commercial space that would lend itself to a small, low

intensity office or service-type use (the project applicant has considered using it as an office for

his landscaping business), and the two one-bedroom apartments upstairs could be considered to

be affordable by design, thereby helping to provide additional workforce housing in the City’s

downtown.

Overall size and scale of the building are in keeping with other recently developed properties in

the vicinity. The contemplated front setback encroachment can be found to be reasonable given

the larger-than-typical side and rear setbacks required of this property due to its adjacency to

residentially-zoned properties on two sides. Further, the project includes a generous amount of

open space considering the small lot size, and as stated earlier, the two upstairs apartment units

would help to provide affordable workforce rental housing in the downtown.

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.

Implementation Policy 2: When residential development is proposed on parcels designated for

commercial or industrial use, the residential density shall not exceed the highest residential

density permitted in the city’s land use categories; i.e., 20 units/acre including any bonus density

allowances. The City shall determine the appropriate residential density for a

commercial/industrial-designated parcel proposed for residential use on all or a portion of the

parcel and shall consider, but not be limited to, the following factors:

a. Availability and cost of providing local services and infrastructure; e.g., sewer,

water, and schools, and transportation and parking availability.

b. Unique site characteristics such as size, shape, topography, and easements



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c. The existence on site or adjacent to the site of Environmentally Sensitive Habitat

area.

d. The need for protection or enhancement of other coastal resources; e.g., viewsheds,

coastal access, recreation, visitor-serving commercial and other coastal dependent or

coastal related uses.

When mixed-use development is proposed in a common building, determination of the allowable

density shall include, in addition to the criteria above, consideration of the intensity of the

commercial/industrial use including characteristics such as parking demand, vehicle trip

generation, noise and vibration, that could affect compatibility of the residential use with the

commercial/industrial component.

In all cases, commercial or industrial use shall be the primary use of a site designated for mixed-

use development. A commercial or industrial use of a developed site shall be found by the City

to be the primary use if it is greater in area than the residential component and/or is situated and

designed such that it both appears and functions as the primary use of the parcel from its

primary street frontage.

The project site is located in an area of the downtown that contains a number of legal

nonconforming older residences on commercially-designated lots, and a number of newer mixed

use developments that include both commercial/office spaces along the Carpinteria Avenue

frontage, and residential condominiums/apartments above and/or behind the commercial space(s)

(e.g., Village Gardens, Lavender Court, Chamlee Mixed Use). In all cases, the projects have

been developed at densities approaching, or meeting, the maximum allowed 20 dwelling units

per acre.

This area of Carpinteria Avenue lends itself to mixed use developments; the lots have

commercially-oriented frontages on the primary east-west thoroughfare in the City, but their

location a few blocks outside of the downtown core preclude it from having the busier pedestrian

traffic encountered nearer to the Carpinteria Avenue/Linden Avenue intersection. None of the

limiting factors discussed above in Implementation Policy 2 are present in this location to

warrant reducing the allowed residential density on this property (a maximum of two units are

permitted on this property under a 20 du/ac density, given the lot size).

The commercial element of the proposed building is smaller in terms of overall square footage,

however its location at the front of the lot, located on the ground floor, is consistent with other

mixed use developments nearby. Further, given the unique constraints of this property (small lot

size, and larger than normal side and rear setbacks required), there is not much area on the

building’s ground floor that can be devoted to commercial uses without triggering additional

parking that would be difficult to accommodate onsite. Thus, the general arrangement and mix of

commercial and residential uses can be found to be appropriate and consistent with these

policies.



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Community Design Element

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.

The overall site plan and building arrangement/layout are logical in light of the required

development standards for this lot. The overall building size is not out of place considering the

large surrounding mixed use and multifamily developments in the vicinity. Revisions made to

the project in response to past ARB conceptual review comments have further enhanced the

aesthetics and scale/compatibility of the project relative to surrounding uses. The proposed

maximum height (26 feet 3 inches) and proposed setbacks are compatible with surrounding

developments.

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 Craftsman-inspired architecture and selected materials/detailing are compatible with some of

the other large mixed use and multifamily developments in the area, and is reflective of a

building style found in pockets of the downtown neighborhoods.

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).

The proposed project would not impact public mountain views as experienced from Carpinteria

Avenue. Views of the ocean are not available from this location. Mountain views from Ninth

Street are best qualified as glimpses between existing structures. The proposed building would

further encroach into some of these gaps between existing structures but would not entirely

preclude existing views.

Objective CD-7: Enhance and maintain the Linden Avenue downtown core, the Carpinteria

Avenue commercial core, the Eugenia Professional office area, the Casitas Village, Shepard’s

place Shopping Center, and the Cindy Lane-Mark Avenue industrial park districts.

Policy CD-7a: Retail and commercial uses should generally have large transparent

“storefront” windows for display of merchandise to pedestrians. Blank sections of walls on

street frontages are strongly discouraged.

Policy CD-7b: Buildings should be designed to incorporate signs that conform to the city’s sign

ordinance. Signs should be integrated with building architecture and adequately identify

businesses. Freestanding monument signs are discouraged.

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.



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Policy CD-7d: Courtyard housing types, with multiple small units fronting onto a common

courtyard or garden, are encouraged as an alternative to apartment “blocks” or more massive

buildings within mixed-use districts.

The proposed project would create a new two-story mixed use building on the outer edge of the

City’s downtown neighborhood. The building design places the ground floor commercial space

at the front of the lot, facing the street, and accessed through a covered front porch. A pair of

French doors and a window in the commercial space would face the street/porch. Two residential

workforce one-bedroom apartments are located above and accessed from the shared covered

front porch and balcony. All required parking for the development is located behind the ground

floor commercial space, partially obscured from view.

Trash facilities and similar features would be located at the rear of the building, integrated into

the building architecture and rear yard landscaping. Accommodations for commercial tenant

signage have not been developed at this time. Given the residential architecture of the building,

the use of window signs and/or a hanging blade sign from the covered front porch may be

preferable to wall-mounted or monument signs of a more traditional commercial nature.

Objective CD-8: To encourage and facilitate pedestrian and bicycle pathways.

Objective CD-9: To ensure that streets enhance the established city framework and design.

Policy CD-9a: The City shall promote the planting of appropriate street trees in existing and

new neighborhoods to define and enhance the city’s streetscape.

Policy CD-9d: Street trees on mixed-use and commercial frontages should be planted in

decorative tree wells in the sidewalk.

The City’s 80-foot wide Carpinteria Avenue right-of-way provides sufficient space for a wide

public sidewalk, bicycle lane, and parkway strip for street tree and/or groundcover plantings. As

part of any development project here, the applicant would be required to complete necessary

frontage improvements to enhance the project’s frontage, and meet current accessibility

requirements. At minimum, it is likely this would include a new driveway apron, sidewalk and

landscaped parkway.

One element that may be up for consideration is the location of the parkway relative to the street.

The current plans show the parkway located between the public sidewalk and building, creating

the appearance of a small front “yard” for the building. This arrangement appears to have the

benefit of maintaining the existing sidewalk alignment with adjacent properties to the east/west,

and was supported by the ARB during the conceptual review meeting.

Objective CD-10: Areas with attractive frontage designs should be maintained. New

development should be carefully planned with frontage areas which maintain and enhance the

quality of Carpinteria’s streetscape.



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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.

Policy CD-10b: Frontages where residential uses abut a major thoroughfare should include

buffering elements such as yards, forecourts, courtyards, and tree rows. Sound walls are the

most primitive form of buffer and should be used only where other methods are impractical. If

sound walls are used they should be attractive and well landscaped.

Policy CD-10c: Commercial and mixed-use frontages should generally have wide sidewalks

adequate to encourage customers and residents to walk, shop and linger in the public right-of-

way. Commercial buildings should have large windows and entries on the street at the ground

level. Residential ground floor uses should be set up or back from the street enough to afford

privacy within the dwelling.

Most of the new buildings in the vicinity appear to provide their minimum required front

setback, whereas the proposed mixed use building would encroach into the required front setback

with a covered porch. The Board should carefully consider this arrangement and whether it is

appropriate for its setting. There is sufficient right-of-way width in front of the project site for a

standard width City sidewalk and parkway landscaping area while also accommodating the

requested front setback encroachment.

The two residential apartments are located on the building’s second floor and are set back

approximately five feet from the front property line. Their elevated position and slight setback

may help to provide some buffering from roadway activity.

Objective CD-13: Ensure that lighting of new development is sensitive to the character and

natural resources of the City and minimizes photopollution to the maximum extent feasible.

Policy CD-13b: Lighting shall be low intensity and located and designed so as to minimize

direct view of light sources and diffusers and to minimize halo and spillover effects.

CD-13-Implementation Policy 6: Exterior lighting on commercial development shall be

designed to compliment the building and shall be at the minimum height and intensity required

to ensure public safety.

Building lighting has not been developed at this time. If the project moves forward, lighting will

be considered and reviewed as part of the design review process for consistency with these

measures.



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Subarea 2- Community Design Element Policies

Objective CDS2-1: Preserve and strengthen the visual and physical connections between the

downtown, beach, the salt marsh, mountains, and the other neighborhoods and districts in the

city.

The proposed project represents a small urban infill project on what is presently a vacant lot in

an otherwise developed area of the City. The overall project layout, site plan, architecture, and

general character of the proposed project are visually compatible with surrounding development.

Overall building mass and height have been modestly reduced since the project’s original

conceptual review, helping the project to better conform to the small lot size and surrounding

smaller units to the east and south.

Objective CDS2-2: Preserve and enhance the downtown’s historic status as the center of

commercial activity by encouraging a range of uses that serve both residents and visitors.

Policy CDS2-a: Ensure that new intensified land uses within the Downtown remain consistent

with the city’s “small beach town” image.

Policy CDS2-b: To enhance the pedestrian character of the downtown’s streets, plazas, paseos,

parks and lanes.

CDS2 Implementation Policy 13: Curbs, sidewalks and street trees should be planted along

existing streets define the pedestrian in the Downtown. This policy applies particularly to the

neighborhoods west of Linden Avenue. (Certain streets to the east of Linden Avenue, near the

creek, are exceptions to this policy.) Ninth Street at Elm Street is prototypical of the preferred

streetscape for neighborhoods adjacent to the Downtown Core. The corner of Carpinteria

Avenue and Elm Street is an example of where the streetscape should be improved with these

elements.

CDS2 Implementation Policy 18: Hedges, walls and picket fences between 30 inches and 42

inches in height are encouraged on the frontage line. Sideyard walls should step down to no

more than 42 inches in height within the front yard setback area.

CDS2 Implementation Policy 20: Driveways should be as narrow as practical to make

pedestrian use of the sidewalks safer and more pleasant. Parking of vehicles across the sidewalk

should be prohibited and enforced.

As discussed elsewhere in this report, the proposed project represents a small mixed use infill

project that includes a ~500 square foot ground floor commercial space and two second floor

one-bedroom rental apartments. The mixed use arrangement, which would provide both new

commercial office space and workforce housing, is appropriate for this setting in light of the

handful of other recent mixed use projects in the immediate vicinity.



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There is sufficient right-of-way width to continue to provide bicycle lanes, public sidewalk and a

landscaped parkway strip along the project frontage. No fences are proposed at this time for the

frontage. Instead, a landscaped area would be provided between the public sidewalk and front

porch of the building. A walkway would lead through the landscaped parkway to the porch

stairs. The shared driveway would serve both the commercial and residential units of the project,

and would be located off to the east side of the new mixed use building. At this time, the

driveway is specified to be 10 feet wide before widening in the lot’s interior to provide access

into the covered parking spaces. Given the relatively low intensity expected of a small ~500

square foot office space and two one-bedroom apartments, the 10-foot wide driveway appears to

be a reasonable driveway dimension that supports Implementation Policy 20 above. If, a wider

driveway is warranted to accommodate two-way vehicle traffic, it appears there is room to

accomplish this by reducing the size of the entry landscape area.

Open Space, Conservation & Recreation Element

Objective OSC-13: Preserve Carpinteria’s visual resources.

Policy OSC-13b: Require new development or redevelopment in the downtown section of

Carpinteria to conform with the scale and character of the existing community and consistent

with the city’s theme of a small beach-oriented community.

The overall site plan, layout and character of the proposed development conform to the

development pattern established by other recent mixed use developments in the area. Overall

building height, location relative to the front property line, and building massing should be

carefully considered by the ARB given the small lot size, and specific CPD zone district

development standards for new development adjacent to residentially-zoned properties.

SUMMARY OF ISSUES

Site layout and mixed use concept;

Floodplain requirements;

Building height, mass and articulation;

Proposed building setbacks, including front setback encroachment;

Building architecture and design, including frontage appeal;

Building materials and finishes;

Trash enclosure and utility locations;

Frontage design, including parkway location and landscaping; and

Driveway width.

RECOMMENDATION

The Board should receive public comment and provide direction on the issue areas raised. If the

Board finds the project to be consistent with the applicable design criteria, the Board should

recommend preliminary approval to the Planning Commission with their comments attached.



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ATTACHMENTS

Exhibit A- Preliminary plans

Exhibit B- Story pole photographs

Exhibit C- March 29, 2018 ARB Meeting Minutes

Exhibit A

Preliminary Plans

Cruz Mixed Use Building, 4675 Carpinteria Avenue

Project 15-1781-DP/CDP

September 16, 2021 Preliminary ARB Review

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89.

73'

C.F

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52"E

89.

73'

C.F

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The landscape architect does not warrant or guarantee the accuracy and completeness of the work represented herein beyond a reasonable diligence. If any mistakes, omissions, or discrepancies are found within these drawings, the landscape architect shall be promptly notified so that he may have the opportunity to take whatever steps necessary to resolve them. Failure to promptly notify the landscape architect of such conditions shall absolve the landscape architect from any responsibility for the consequences of such discrepancies. Actions taken without the knowledge and consent of the landscape architect or in contradiction to the landscape architects' work or recommendations shall become the responsibility not of the landscape architect but of the parties responsible for taken such actions. This plan and design are the exclusive property of CM/LA, Charles McClure / Landscape Architect and cannot be used or reproduced without the landscape architects' written consent. These plans have been produced only for the complete implementation by licensed, insured and bonded professional contractors.

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84675 Carpinteria AvenueCarpinteria, California

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Story Pole Photographs




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Exhibit C

March 29, 2018 ARB Meeting Minutes




CITY OF CARPINTERIA ARCHITECTURAL REVIEW BOARD

5775 Carpinteria Avenue Meeting Date: March 29, 2018

Carpinteria California 93013

ACTION MINUTES The meeting was called to order at 5:40 p.m. by Richard Johnson, Chair.

ROLL CALL

Boardmembers present: Richard Johnson

Dylan Chappell

Grant Cox

Scott Ellinwood

Jim Reginato

Boardmembers absent: None

OTHERS PRESENT: Approx. 10 members of the public were in attendance.

PUBLIC COMMENT:

Carol Wallin shared a comment concerning the Ninth Street Pedestrian Bridge. She said that none of

the installed lighting on the bridge works yet, and it poses a safety hazard. She noted that the areas

around the bridge tend to be a “hang out” spot for kids and partiers.

PROJECT REVIEW

1) Applicant: Ubaldo Diaz/Gil Garcia for Bernardo Cruz

Planner: Nick Bobroff

Project: 15-1781-DP/CDP

Project Location: 4675 Carpinteria Avenue

Zoning: Commercial Planned Development (CPD)

Request of Ubaldo Diaz/Gil Garcia, agent/architect for Bernardo Cruz to consider Project 15-1784-DP/CDP for conceptual review of a proposal to construct a two-story 2,910 square foot mixed use building. The building would be comprised of a 494 square foot ground floor commercial space and two upstairs one-bedroom apartment units (895 and 979 square feet, respectively). Two single-car residential garage spaces and two additional covered commercial parking spaces would be provided onsite. The property is a 4,846 square foot lot zoned Commercial Planned Development (CPD) with a Flood Hazard (FH) Overlay and shown as APN 003-242-007 addressed as 4675 Carpinteria Avenue.

Staff presented the project and described some of the constraints facing the property, including the

existing topography, flood zone requirements, commercial zoning designation, and increased setbacks

from adjacent residential properties. He asked that the Board specifically comment on the proposed

front setback encroachment, frontage design, building height/size, privacy considerations.

The project architect, Gil Garcia, explained that his team had gone through several different design

studies and options (including different roof types, which he shared with the Board), but settled on

the current proposal. They felt that the covered porch, materials, and general architectural style lend

themselves to a more residential appearance, which fits well with surrounding development. He

explained that if building height is an issue, the roof pitch could be flattened to bring it down a bit. He

felt the (east) side and rear setbacks were generous and would go a long way toward addressing

potential privacy impacts to neighbors but that he would be happy to study if further. In response to a

question from the Board, he answered that building colors would most likely trend toward gray

shades.

ACTIONS, ARCHITECTURAL REVIEW BOARD

March 29, 2018

Continued—Page 2

Public Comment:

Joseph Viens liked the building overall and thought it looked nice. His primary concerns focused on

potential privacy impacts to adjacent neighbors, drainage concerns, and impacts to limited on-street

parking in the area. He asked that the project include trees along property lines and/or other types of

screening to buffer residents. He also asked that lighting designs be sensitive to neighbors. He

worried that raising the project site could exacerbate flooding/drainage problems for the Arbor Trailer

Park property. He wondered what types of commercial uses could end up in the ground floor

commercial space, and noted that if the commercial use is busy, or if the upstairs apartment tenants

own more than one car, on-street parking in the area, which is already very limited, would be further

impacted. He pointed out the area in front of the project site is designated as a “no parking” area

currently.

Alice Wissing asked that the project design incorporate window treatments for the ground floor rear-

facing windows to address privacy concerns. She asked that second floor windows on the rear

elevation also be similarly treated and/or have raised sill heights. She inquired about the materials and

height of the rear property line fence/wall. She was concerned that some commercial uses, such as a

gym or a market/restaurant could cause nuisance issues for neighbors due to noise, odors, vehicle

traffic or similar impacts. She asked that consideration be given to where the development’s trash

enclosure is located so that it doesn’t unfairly impact neighbors. She hoped that the project would not

worsen drainage issues for her family’s property to the rear. She also submitted a letter to the Board

outlining her concerns.

Carol Wallin asked whether the new property line walls would go be erected prior to construction,

noting otherwise, the Arbor Trailer Park neighbors whose units are only three feet from the shared

property line would be unfairly impacted by construction activities and noise. She reiterated others’

concerns about limited on-street parking in the area, consideration of neighbors with respect to trash

enclosure placement, and exacerbating Arbor’s drainage issues. She noted she was not in favor of the

front setback encroachment and eave overhang into the right-of-way, feeling that it was out of

character with the area and would result in a feeling of the building crowding the sidewalk. She

expressed frustration with ongoing nuisance issues related to the periodic use of the property by the

owner for dumping, storage of equipment/materials, and general neglect.

Boardmember Discussion:

Boardmember Ellinwood expressed support for the front porch encroachment and the proposed

arrangement with the sidewalk situated along the curb with the planting area between the sidewalk

and porch acting as a buffer. He generally liked the proposed architectural style and materials, but felt

the design could be further refined. He suggested restudying the stairs to the second floor and the

upstairs landing to create more of a front balcony feature for the apartments, noting this would also

help to break up the verticality of the street-front elevation. He suggested flattening the roof pitch to a

4 and 12 or 5 and 12, which could reduce the building height by as much as four or five feet. He

acknowledged that the side and rear setback distances help to mitigate potential for privacy impacts

but nevertheless recommended creating a significant landscape buffer with trees or dense hedges

along the (east) side and rear property lines to further address neighbors’ privacy concerns. He also

asked whether it would be possible to slide the driveway slightly closer to the building to allow for a

larger landscape area along the (east) side property line. He clarified with staff that a masonry wall is

required along the (east) side and rear property lines to separate the commercial property from

adjacent residential properties (staff confirmed this). He also asked if it were possible to not raise the

ACTIONS, ARCHITECTURAL REVIEW BOARD

March 29, 2018

Continued—Page 3

property’s grade up as high and use the rear yard area for stormwater retention (staff indicated this

could be explored with Public Works). Overall, he felt the project was of an appropriate size, bulk

and scale for the setting, and the mixed use arrangement was logical, noting projects that provide

affordable rental housing opportunities are a benefit to the City.

Boardmember Chappell agreed that the roof pitch needed to be flattened considerably. He noted that

usually he prefers to see a little more building articulation but given the constrained site and small

building envelope, he did not feel as strongly about it in this circumstance. He agreed that masonry

walls would help to address neighbor drainage and privacy concerns. He asked that the next time the

project returns to the ARB, the plans be more fully developed and dimensioned.

Boardmember Reginato was in agreement with the others. He recommended the applicant complete

privacy studies to see if further treatments are warranted. He did not care for the decorative cupola

element as shown. He suggested the upstairs units be designed with vaulted ceilings to provide an

improved interior living space.

Boardmember Cox noted that landscaping in the rear yard and in the planting area adjacent to the

commercial space would be important to help provide screening for neighbors. He suggested the

applicant consider screening trees such as “Tristania conferta” that are appropriately scaled for tight

spaces but that would help to provide some buffering. He also asked if it would be possible to

incorporate small tree pockets along the driveway landscape strip. He asked how the applicant intends

to prevent runoff from weeping through the perimeter retaining walls onto neighboring properties.

The applicant explained they have had good luck using bioswales in combination with periodic dry

wells to capture and retain runoff onsite.

Boardmember Johnson was largely in agreement with the other Boardmembers’ comments. He

reiterated a need to lower the roof pitch to a ~4 and 12, and to further animate the front elevation. He

encouraged the applicant to re-study the stairs and entry landing to create a more substantial street-

facing balcony feature for both apartments. He supported the idea of using trees along the side and

rear property lines to screen neighbors. He also suggested the front parkway area be nicely planted

including the incorporation of street trees.

ACTION: Public testimony received and conceptual comments provided to the applicant.

VOTE: N/A

OTHER BUSINESS: None

CONSENT CALENDAR: None

MATTERS REFERRED BY THE PLANNING COMMISSION/CITY COUNCIL: None

MATTERS PRESENTED BY BOARDMEMBERS/STAFF: Staff had a brief discussion with the

Board about the design review process and how, and under what circumstances, a project should be

recommended for approval with comments, or continued to a future meeting for additional study.

ADJOURNMENT

Documents

CITY OF CARPINTERIA ARCHITECTURAL REVIEW BOARD Meeting …