Montecito Planning Commission Special Meeting

Agenda Status Report

• The Clerk reported that the current agenda contains one item: the Biltmore Hotel Development Plan Amendment Project.
• The next scheduled hearing is on May 20, 2026, for a lot line adjustment project.
• No items are currently scheduled for June.

Director’s Report and Board of Supervisors Hearing Summary

• The Board denied an appeal regarding a wall along San Ysidro Creek, upholding the Planning Commission’s previous approval.
• The Board adopted the Environmental Justice Element with minor modifications related to North County areas.
• The Board denied extension requests from eight Carpinteria Valley cannabis growers to install odor abatement equipment.
• Upcoming Board items include a housing local preference package and a briefing on new ministerial permits for pools and fences.

Public Hearing – 1260 BB Property LLC Development Plan Amendment (Biltmore Hotel)

• Staff presented a project involving six new gated driveways, relocation of 32 on-street parking spaces, and new sidewalk installation along Hill Road.
• Staff recommended approval subject to conditions, noting the project is consistent with comprehensive plan policies and categorically exempt from CEQA.
• The applicant clarified that the project includes converting guest rooms to garages and using pervious concrete for the sidewalk.
• The Commission approved the staff recommendations unanimously.

• Meeting Date: April 1, 2026 Body: Montecito Planning Commission

Agenda Item: Pledge of Allegiance and TV Coverage Announcement

• The Chair called the meeting to order. The Pledge of Allegiance was recited. The Clerk of the Board provided the standard announcement regarding live television coverage on CSB TV channel 20, rebroadcast times, and online streaming availability.

Agenda Item: Roll Call

• The Clerk of the Board conducted roll call. Commissioners Kupiec, Kearns, Rockenbach, and Chair Connor were present. Commissioner Miller was noted as absent.

Agenda Item: Agenda Status Report

• The Clerk reported that the current agenda contains one item: the Biltmore Hotel Development Plan Amendment Project. The next scheduled hearing is on May 20, 2026, for a lot line adjustment project. No items are scheduled for June.

Agenda Item: Public Comment

• The Chair opened the floor for public comment on items not on the agenda. No requests to speak were received online or in person. The public comment period was closed.

Agenda Item: Planning Commissioner’s Informational Reports

• The Chair asked if any commissioners had reports on planning issues. No reports were presented.

Agenda Item: Approval of Minutes (February 18, 2026)

• The minutes from the February 18, 2026 meeting were presented. No corrections were offered. A motion was made to approve the minutes and seconded. The motion passed unanimously.

Agenda Item: Director’s Report and Board of Supervisors Hearing Summary

• The Director of Planning and Development presented a report on recent Board of Supervisors actions and upcoming items:
• Arraya HIDAC Appeal: The Board denied an appeal regarding a wall along San Ysidro Creek (Promised Land property), upholding the Planning Commission’s previous decision to approve the wall.
• Environmental Justice Element: The Board adopted the element with minor modifications related to North County areas.
• Cannabis Odor Abatement: The Board denied extension requests from eight growers in the Carpinteria Valley to install odor abatement equipment. Notices of violation are being issued, with potential license loss for non-compliance.
• Upcoming Board Items:
• April 7: Three-year work program for the Long Range Planning Division.
• April 13: Budget workshops for Planning and Development.
• April 21: Local preference package for housing. This includes a tiered system for deed-restricted affordable housing and a proposed marketing plan requirement for market-rate units to target local employees, citing legal constraints on direct local preference for market-rate units.
• May 5: Briefing on creating new ministerial permits for pools, fences, and some single-family homes to reduce appealable land use permits.

Agenda Item: Waive Public Hearing

• The Clerk noted this item was for supplemental noticing only, with no action required from the Commission.

Agenda Item: Public Hearing – 1260 BB Property LLC Development Plan Amendment (Biltmore Hotel)

• Ex Parte Disclosures: No ex parte disclosures were made by commissioners.
• Staff Presentation: Henry Wacomia presented the project, which involves minor physical improvements to the Biltmore Hotel and the Hill Road right-of-way. Key components include:
• Construction of six new gated driveways providing access to 20 new parking spaces (16 uncovered, 4 created by converting guest rooms in Cottages G and H to garages).
• Relocation of 32 on-street parking spaces from the south side of Hill Road to the north side.
• Installation of new sidewalk, curb, and gutter along the south side of Hill Road.
• Realignment of travel lanes.
• Staff stated the project is consistent with comprehensive plan policies, compliant with coastal zoning standards, and categorically exempt from CEQA. Staff recommended approval subject to conditions.
• Commission Questions:
• Commissioners inquired about homeowner feedback regarding the parking relocation; staff reported no negative feedback.
• Commissioners asked about sight lines; staff confirmed County Public Works approved a design exception after reviewing sight lines and hazards.
• Commissioners asked if the relocated parking spaces are adjacent to private homes; staff confirmed they are adjacent only to Biltmore-owned properties.
• Commissioners asked about the setback variance; staff clarified it is a modification for parking within the front setback, consistent with existing property standards.
• Applicant Presentation: Mark Lloyd (L&P Consultants) and Jessie Richardson (Appleton Associates) presented additional details:
• Clarified that the driveway depth modification is for residential-style guest access, distinct from the commercial back-of-house driveway.
• Described the conversion of guest rooms in Bungalows G and H back to garages.
• Noted that the relocated north-side parking spaces will be standard size (23 feet long) and unstriped.
• Stated that the project increases public coastal access by adding a sidewalk on the south side.
• Presented renderings of landscape improvements, including view triangle compliance (fencing limited to 42 inches, planting to 36 inches) and infill trees on the north side.
• Noted that the sidewalk will be pervious concrete due to Public Works requirements for commercial sites.
• Confirmed the hotel has over 400 total parking spaces for 132 guest units.
• Commission Questions to Applicant:
• Commissioners asked about signage discouraging hotel guests from using public parking; the applicant stated there is no formal signage but guests are directed to on-site parking.
• Commissioners asked about gate operation; the applicant confirmed they slide to the sides to avoid obstructing parking or stacking room.
• Commissioners asked about sidewalk material; the applicant confirmed pervious concrete was required by Public Works.
• Public Comment: No public comments were received.
• Commission Discussion: Commissioners expressed appreciation for the thoroughness of the staff and applicant presentations.
• Motion and Vote: A motion was made to accept the staff recommendations listed in items 1 through 3 (as shown on the screen, incorporating the revised Public Works condition) and seconded. The motion passed unanimously.

Adjournment

• The Clerk thanked the Commission for meeting on a special hearing day. The Chair thanked the staff and applicant. The meeting was adjourned.