Meeting Summary
Present: Cooney, Ford, Park, Reed
This summary was AI-generated to save you time. It may miss or misstate details, so verify against the official recording and the transcript.
At a glance
Cancellation of May 13 Hearing
- The Chair proposed canceling the scheduled hearing due to a scheduling conflict.
- A motion to cancel the hearing was made, seconded, and passed.
Commissioner Informational Reports
- A Commissioner reported on continuing legal education regarding Section 15183 and Vehicle Miles Traveled (VMT).
- The report highlighted a Western Riverside Council of Governments program using VMT mitigation funding for affordable housing.
- The Commissioner expressed interest in collaborating with the Planning Director on similar mechanisms for moderate-income housing.
Approval of Minutes (March 11)
- Staff presented the minutes from the March 11 meeting, including submitted corrections to Item 1.
- A motion to approve the minutes as corrected was made, seconded, and passed.
Director’s Report
- The Planning Director provided updates on budget proposals, the Acela permitting system, and local preference guidelines for affordable housing.
- Updates included a briefing on ministerial permits and a scoping hearing for the Solomon Hills project EIR.
- Staff recommended that Commissioners observe the Solomon Hills scoping hearing only, as the item is projected to return to the Commission.
- No formal action was taken; the report was noted.
Chick-fil-A Land Use Permit and Conditional Use Permit (Case Nos. 22 CUP 7, 26 LUP 53)
- Staff recommended approval of the project, including a CEQA exemption, based on traffic and air quality analyses.
- Commissioners raised concerns regarding the air quality development standard for drive-throughs and requested additional evidence.
- Public comment included both support for economic benefits and concerns about traffic and environmental impacts.
- A motion to continue the matter to May 27 to receive additional evidence regarding air quality impacts was made, seconded, and passed.
Rose Comprehensive Plan Amendment and Zoning Map Amendment (Case No. 23GPA6, 23RZN6, 25NGD6)
- Staff recommended approval to rezone a 2.33-acre parcel from Agriculture 1 to Single-Family Residential, citing the non-viability of the current orchid operation.
- The applicant stated the business is no longer financially sustainable and that the change creates a logical residential boundary.
- Commissioners discussed the history of the orchid industry and the natural evolution of small-scale agricultural properties in residential areas.
- A motion was made to recommend approval of the amendments to the Board of Supervisors, with the vote outcome not recorded in the transcript.
Adjournment
- A motion to adjourn the meeting until April 8th was approved.
Full summary
Agenda Item: Cancellation of May 13 Hearing
- The Chair proposed canceling the hearing scheduled for May 13 due to a scheduling conflict. A motion to cancel the hearing was made and seconded. The motion passed.
Agenda Item: General Public Comment
- The Commission opened the floor for public comment on items not on the agenda. No members of the public appeared to testify in person or via Zoom. The segment concluded with no comments received.
Agenda Item: Commissioner Informational Reports
- A Commissioner reported on continuing legal education courses regarding Section 15183 and Vehicle Miles Traveled (VMT). The report highlighted a program by the Western Riverside Council of Governments that uses VMT mitigation funding to support affordable housing, noting a potential opportunity for Santa Barbara County to utilize similar mechanisms for moderate-income housing. The Commissioner expressed interest in collaborating with the Planning Director on this concept. No formal action was taken; the report was noted.
Agenda Item: Approval of Minutes (March 11)
- Staff presented the minutes from the March 11 meeting, including submitted corrections to Item 1. A motion was made to approve the minutes as corrected and was seconded. The motion passed.
Agenda Item: Director’s Report
- The Planning Director provided updates on several upcoming Board of Supervisors items and departmental matters:
- Budget: The Long Range Planning Division proposed retaining two vacant positions to reduce general fund reliance, potentially reducing staff from 15 to 13 full-time employees. This is scheduled for discussion at the April 7 board meeting and April 13 budget workshops.
- Acela System: Progress on the online permitting system (Acela) is being integrated across multiple departments, including Planning, Fire, and Environmental Health. A presentation is scheduled for April 15.
- Local Preference Program: A concept for local preference guidelines for affordable housing is scheduled for the April 21 board meeting. The goal is to prioritize residents and workers in the immediate area for housing opportunities to reduce VMT. For market-rate housing, the proposal includes requirements for marketing plans targeting locals.
- Ministerial Permits: A briefing on identifying areas for new ministerial permits to simplify the permitting process is scheduled for May 7.
- Solomon Hills Project: An announcement was made regarding a scoping hearing for the Solomon Hills project EIR, scheduled for that evening at 5:30 PM in Santa Maria. Staff recommended that Commissioners observe only, as the item is projected to come before the Commission in the future.
- No formal action was taken; the report was noted.
Agenda Item: Chick-fil-A Land Use Permit and Conditional Use Permit (Case Nos. 22 CUP 7, 26 LUP 53)
- Ex Parte Contacts: Commissioners reported various ex parte contacts, including meetings with applicant representatives, site visits, and conversations with neighbors and community members.
- Staff Presentation: Staff described the project as the demolition of an existing restaurant and construction of a new 2,647-square-foot quick-service restaurant with a dual-lane drive-through at 4765 Calle Real in the Eastern Goleta Valley. The site is zoned Retail Commercial; restaurants are a permitted use, while the drive-through requires a Conditional Use Permit (CUP). Staff recommended the project be exempt from CEQA under Guidelines Section 15183. Traffic analysis indicated the project would maintain Level of Service C and that the maximum drive-through queue (31 vehicles) would be accommodated within the site. Off-site improvements include re-striping to create a dedicated right-turn lane and improving bike lane visibility. An Air Quality Technical Memorandum indicated mobile emissions would not exceed county thresholds. Staff recommended approval of the LUP and CUP, determination of CEQA exemption, and approval subject to conditions.
- Commissioner Questions and Staff/Applicant Responses: Questions were raised regarding traffic enforcement, trip generation estimates, odor abatement plans, and the absence of a specific finding in the staff report regarding the LUDC standard that a drive-through must not have a greater adverse impact on air quality than the same use without a drive-through. Staff agreed to add specific language to the findings to address this development standard. Commissioners discussed the definition of the 50,000-square-foot VMT threshold, confirming it refers to building square footage. Questions were also asked about peak traffic times, air quality estimates regarding electric vehicles, and the calculation of the $863,000 traffic mitigation fee.
- Applicant Presentation: The applicant described the site's history and detailed off-site striping improvements that would separate the bike lane from the right-turn lane. The applicant argued that the project would reduce VMT by capturing customers who currently drive to the State Street location and presented renderings showing significant landscaping and a lower sign height. The applicant stated that if the queue exceeds the drive-through capacity, staff would direct customers to the parking lot.
- Commissioner Questions to Applicant: Commissioners asked about anticipated demand from nearby housing developments and county employees, evidence regarding queue lengths at similar establishments, and whether customers would still visit if a drive-through were not available. The applicant confirmed expected customer bases, stated they studied nine similar locations with no queue exceedances, and suggested that drive-through convenience is a key factor in customer choice.
- Public Comment: Three in-person speakers and two online speakers provided comment. One speaker expressed concern about traffic impacts and argued that the environmental review was inadequate. Another speaker, representing the Santa Barbara South Coast Chamber of Commerce, supported the project, citing economic benefits and job creation. A third speaker supported the project, emphasizing community demand and local hiring. Two online speakers raised concerns regarding VMT analysis, cumulative impacts, and safety.
- Applicant Rebuttal: The applicant’s representative addressed the VMT screening threshold, stating the project falls below the 50,000-square-foot threshold for local-serving uses. The representative noted that cumulative impacts were considered in the traffic report and that the project would improve safety, circulation, and visual character of the corridor.
- Deliberations and Motion: Commissioners deliberated on the project. One Commissioner raised concerns about the air quality development standard, stating there was insufficient evidence in the record to find that the drive-through would have no greater adverse impact on air quality than the same use without a drive-through. This Commissioner moved to continue the matter to allow the applicant time to provide additional evidence regarding this specific standard. Other Commissioners expressed support for additional environmental review or agreed with the proposal to continue for further study. The Chair expressed support for approving the application but did not offer a motion.
- Vote: A motion was made to continue the matter to May 27 to receive additional evidence regarding whether the drive-through facility will have no greater adverse impact upon air quality than the same use without the drive-through facility. The motion was seconded. The motion passed.
Agenda Item: Rose Comprehensive Plan Amendment and Zoning Map Amendment (Case No. 23GPA6, 23RZN6, 25NGD6)
- Staff Presentation: Staff presented a request to amend the comprehensive plan and zoning map for a 2.33-acre parcel at 1251 Orchid Drive, currently zoned Agriculture 1 (AG-1) with a 10-acre minimum parcel size. The property is developed with an orchid nursery and surrounded by single-family residential zones on three sides. The request seeks to change the designation and zoning to Single-Family Residential. No development is proposed at this time. Staff noted that the site was originally zoned for single-family residential in 1962 and rezoned to AG-1 in 1993. Staff stated that the current orchid operation is no longer profitable, the parcel is non-conforming to the AG-1 minimum size, and the site is not viable for long-term agriculture. Staff recommended approval, noting the change would create a logical residential boundary and is consistent with the Comprehensive Plan and Coastal Act. A Mitigated Negative Declaration (MND) was prepared, finding significant but mitigable impacts in greenhouse gas emissions, cultural resources, hazardous materials, and public facilities.
- Applicant Presentation: The applicant stated that the orchid business is no longer financially sustainable due to competition and the small size of the parcel. The applicant noted that the site is mapped as urban/built-up land and that the change would create a stable boundary consistent with Coastal Act guidelines. The owner provided background on the history of the orchid industry in the area.
- Deliberations and Motion: Commissioners discussed the history of the orchid industry and the conversion of similar small-scale agricultural properties to residential use in the region. Commissioners noted that the change does not set a precedent for large-scale agricultural conversion but reflects the natural evolution of small hobbyist farms in residential areas. Commissioners expressed support for the application, citing the non-viability of the current agricultural use and the compatibility of residential zoning with the surrounding neighborhood. A motion was made to recommend approval of the Comprehensive Plan Amendment and Zoning Map Amendment to the Board of Supervisors. The motion was seconded.
- Vote: The transcript ends during the roll call for this motion. The vote outcome is not recorded in this section.
Agenda Item: Adjournment
- A motion to adjourn the meeting until April 8th was approved. The vote outcome was passed.